Repointing or Time to Worry?

[Mags]

Hi my house is an end terrace which is 90 years old. Built on blue clay. I have been here two years. We are thinking of maybe moving so I was having a good look over the house. 

 

Something troubles me with a wall at the back of the house. No sure if it is a repointing job or me over thinking things. I have shown a picture of the brickwork from the side of bedroom window down to roof flashing on the extension. No damage to brick work it just looks like mortar falling out.

 

Any constructive experts or builders that can offer me a second opinion on that please? 

 

 

[markc]

Was the extension added on or incorporated into the house by removing the wall? if the wall was removed then i would say this is the support lintel/Beam either settling due to poor installation or deflecting allowing the wall above to settle.

[Mr Punter]

The grey mastic bodge just above the flat roof upstand looks odd.  It looks like the wall has been chased out at a weird angle.  Very few buyers or surveyors will pick up on these things.

[Mags]

2 hours ago, markc said:

Was the extension added on or incorporated into the house by removing the wall? if the wall was removed then i would say this is the support lintel/Beam either settling due to poor installation or deflecting allowing the wall above to settle.

No wall removed mate. The extension was added on. The grey mastic seal was from an earlier roof I believe. The flat roof on the extension is fairly new if that helps? 

[Mr Punter]

Looks like they have some injected damp proof stuff into the bricks as well.

[markc]

32 minutes ago, Mags said:

No wall removed mate. The extension was added on. The grey mastic seal was from an earlier roof I believe. The flat roof on the extension is fairly new if that helps? 

deleted as @Timedout said it better

Edited February 2, 2021 by markc

[Timedout]

I would not panic. Rake out an point up a large area in a consistent mortar and finish and it will pass without comment. Do do just the crack, it will attract the wrong kind of attention. It looks as if it has been superficially pointed over before. Rake back 25mm min. Don’t use an angle grinder, you’ll chip the bricks. The bricks look hard, like northern town or colliery village terraces. Hard bricks shed water and concentrate it on the mortar so fill well, no recess and tool finish, not brushed. There’ll be a brickie along soon to disagree with me, I’m just a techie and usually give way to a skilled man.
That terrace will have no movement joints anywhere and long term shunt through thermal and moisture induced expansion would exhibit at stress pints where the cross section is small such as window and door openings. Get someone to look at the existing mortar to see if it is lime or cement based. Use the same when you repoint. 90 years ago is about 1920 and even that late it could be lime. 

[ToughButterCup]

Very interesting post @Timedout . Now if a  proper brick layer would come along and add to this thread, that would be great. @Brickie ? Over to you?

[Mags]

So you think my best move is to have whole wall repointed?  No movement was picked up during survey. 

[Brickie]

Just looks like a settlement crack at first glance. 
1920’s is probably lime mortar construction with sand & cement pointing to roughly 1” depth. 
Getting someone in to repoint the whole back wouldn’t break the bank-probably around £60-70/m2 inc materials. 
Or you could just do the zone directly under the window. 
Sand & cement is widely used but probably shouldn’t be-there’s a lot of evidence to show that a lime mortar is more beneficial to the property overall. 

[Mags]

Much appreciated to you guys. My worries have subsided. Just glad my house hasn't! ?

[Mags]

6 hours ago, Mr Punter said:

Looks like they have some injected damp proof stuff into the bricks as well.

 

How can you tell?

[Mr Punter]

Some little drill holes.  I can't think what else they could be for?  House looks fine though.

[Mags]

2 hours ago, Mr Punter said:

Some little drill holes.  I can't think what else they could be for?  House looks fine though.

I wondered what they were too.

 

It has had some additional damp proofing above the original DPC. Had walls checked and no damp detected. 

[Brickie]

10 hours ago, Mags said:

 

16 hours ago, Mr Punter said:

Looks like they have some injected damp proof stuff into the bricks as well.

 

I think it’s a solid wall. 
Above the roof,every 5th course is run as Flemish bond,I assume for the headers to tie across both skins. They could be snapped but I don’t see what for-there’s no aesthetic benefit to having them. 
@Mags-can you see if the adjacent properties have the same issue? 
It’s curious that an extension was built with no knock through 

[Mags]

Adjacent properties have similar wooden built add ons like mine. It is not advised to have a bricks and mortar extension or concrete floor due to sewage pipe running down to main.

 

No one else's pointing looks as bad as mine but some may have had theirs redone and also some properties are rendered over bricks. 

 

 

 

 

[Brickie]

It may be impossible to tell but is there an opening (door or window) directly or almost directly beneath the upstairs window with the crack?

[Mags]

There is the kitchen window slightly offset from the upstairs one but cannot see any of the wall due to extension.

[Brickie]

I’d guess that crack works down to the corner of that reveal. Sounds like a settlement crack,annoying but very common. 

[Mags]

I will get it all pointed up.

 

Anyone know a reliable person in South Brum? 

[Mags]

2 hours ago, Brickie said:

I’d guess that crack works down to the corner of that reveal. Sounds like a settlement crack,annoying but very common. 

This is a picture if you imagine it on wall of house which is the back wall of the extension as you look at it.

 

Sorry for dire description and picture.

 

 

[Brickie]

You could get them to install a couple of Helifix bars whilst they’re doing it-would help out & wouldn’t cost the Earth. 

[Mags]

1 hour ago, Brickie said:

You could get them to install a couple of Helifix bars whilst they’re doing it-would help out & wouldn’t cost the Earth. 

Ok I will start looking round and get some quotes. 

 

So you guys don't think this is anything major? 

[Brickie]

I wouldn’t think so but seeing things in the flesh is much better. A structural surveyor would give you peace of mind & if you’re thinking of moving why not pre-empt what the buyers survey may pick up anyway? 
 

[Mags]

58 minutes ago, Brickie said:

I wouldn’t think so but seeing things in the flesh is much better. A structural surveyor would give you peace of mind & if you’re thinking of moving why not pre-empt what the buyers survey may pick up anyway? 
 

 

Yes I guess that way I will know for definite if it is just a pointing issue.

Would it put a mark against my property and address if he found anything though?