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<\/p>\nOld buildings are more than bricks, stone, mud and mortar. In them we have material evidence\u00a0of the past and a visual asset for the present and future. Inappropriate alteration or repair can\u00a0cause great damage to the character and interest of these structures. Current legislation should\u00a0prevent demolition and more extreme forms of alteration to the exteriors and interiors of listed\u00a0buildings; but often minor works to listed buildings and major changes to unlisted historic\u00a0structures are left to the owner\u2019s discretion. In such cases an appreciation of the building and\u00a0its construction and the use of appropriate repair techniques will be of particular importance.\u00a0Professionals with the traditional skills needed to retain the character of old buildings should\u00a0then be consulted.<\/p>\n
Most people now accept that it is important to protect those great houses and national\u00a0monuments which provide reference points \u2013 either good or bad \u2013 in history. About the need\u00a0to conserve more \u2018ordinary\u2019 old buildings there is greater doubt. Often it is felt that these\u00a0structures have nothing exceptional to contribute in architectural or historic terms and that their\u00a0retention is unnecessary and prevents progress. But more humble historic buildings do have\u00a0something to contribute, both on an individual basis and in a wider context. Frequently it is the\u00a0simpler vernacular structures that form the architectural character of an area. Their materials,\u00a0for instance, are likely to relate directly to the locality in which they were built in a way that\u00a0modern structures made from mass produced materials often do not. Their form may well\u00a0indicate their previous use and through this the past commercial or social role of the area in\u00a0which they stand. Individually, although perhaps unremarkable, they are likely to contain\u00a0evidence of design and craftsmanship generally not found in modern, mechanised construction.\u00a0For instance the proportions of a classical facade, the undulations in old plaster and glass or the\u00a0variations in colour and texture of hand-thrown bricks and tiles are all worthy of appreciation.<\/p>\n
To look after an old building in a careful and sensitive manner requires some knowledge of its\u00a0history and constructional form. It also involves regular maintenance and the ability to\u00a0distinguish ageing, which is gradual and pleasing, from growing problems. This may sound\u00a0complicated but, with some good basic information combined with common sense, an\u00a0appropriate approach should be possible.<\/p>\n
There are some significant differences between traditional and modern forms of construction\u00a0which should be appreciated as the basis for understanding an old building. A full explanation\u00a0of this subject is not possible here \u2013 information such as that provided in the Society for the\u00a0Protection of Ancient Buildings\u2019 pamphlet, ‘The need for old buildings to \u2018breathe<\/em>\u2019<\/a>‘ can help with\u00a0this \u2013 but some of the fundamental differences include solid rather than cavity wall\u00a0construction, the absence of modern forms of damp proof courses and membranes, and the use\u00a0of \u2018breathing\u2019 rather than impervious materials. In essence old buildings normally have a\u00a0\u2018softer\u2019 form of construction which allows a greater amount of structural movement and\u00a0migration of moisture. This may sound alarming but problems are only likely to arise if\u00a0maintenance is inadequate, if incompatible modern materials are introduced (such as hard\u00a0cement mortars, plasters and renders which hinder the evaporation of moisture unlike\u00a0traditional lime-based mortars which allow it to take place) or if structural alterations are made\u00a0which interfere with the way in which a building was intended to perform.<\/p>\n Masonry<\/strong><\/p>\n Regular checks should be made on the condition of the masonry and mortar joints. The mortar, traditionally lime-based in most cases, should be softer than the surrounding masonry. As such it is intended to be a \u2018sacrificial\u2019 element of the building where erosion will occur. It is usually felt that re-pointing is required when the depth of recession exceeds the width of the joint. The growth of vegetation near to and within the masonry also needs to be controlled as damage may result.<\/p>\n Any significant structural problems with masonry are likely to require professional involvement but the owner should watch for evidence of on-going movement such as the widening of joints. However, cracks and distortions are not necessarily a problem; in some cases they will have occurred early in the building\u2019s history and will not be a continuing cause for concern.\u00a0 More detailed information can be found in ‘Section 1: Masonry: Stone & Brick’. <\/a><\/p>\n Roofs, Chimneys and Rainwater Disposal<\/strong><\/p>\n Ensuring effective rainwater disposal is a crucial part of good maintenance. Water should be rapidly channelled away from roofs or other surfaces so that there is no risk of unwanted moisture penetrating the structure. It is also essential that there is a satisfactory means of taking water away from the base of the building so that it does not affect foundations or cause decay through excessive \u2018splash back\u2019 onto the walls.<\/p>\n Roof coverings are often attractive as well as functional elements of a building. Wherever possible traditional materials should be used for re-covering roofs. This should apply not only to slates and tiles, where natural\/handmade types are greatly preferable, but also to thatch which should be appropriate to the locality in terms of material and detail. Slipped slates and tiles, copings to gable ends and the gradual decay of thatch should all be watched and remedial action taken when necessary.<\/p>\n The condition of gutters and downpipes should be regularly monitored; occasional inspections during heavy rain showers can be a revealing way of seeing how the rainwater goods cope with water from the roof. At other times stained masonry is likely to indicate that there is a defect of some kind such as a blockage or crack. At regular intervals \u2013 ideally in the Spring and Autumn \u2013 leaves and other obstructions should be cleared. Heavy snow can also cause blockages and flooding as it melts \u2013 if this is of particular concern snow boards or other modern alternatives can be used to guard against potential blockages. Also to be considered is the condition of lead flashings to chimneys and junctions and other leadwork, such as to valley or parapet gutters and to door canopies or bay windows. Leadwork will not last indefinitely and ultimately will need to be repaired or replaced. The involvement of a specialist is then advisable.<\/p>\n
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The masonry of a building is not merely the structural material linking the building\u2019s architectural features; the type of material used and its treatment are essential parts of the building\u2019s character. Traditionally there was, in general, an intention to create a unity in the surface of the wall rather than to emphasise the presence of bricks or stones in the construction.\u00a0 Thus modern \u2018ribbon\u2019 pointing, which creates mortar joints raised from the surface of the masonry, is almost always inappropriate for an old building. Rubble stonework was very often unified by a coating of render and\/or limewash. Where used, traditional specialist techniques, such as tuck pointing \u2013 where the irregularities of the bricks are first disguised by a mortar that matches their colour, and then this mortar is scored with a narrow line which is itself pointed to produce the appearance of a neat and slim joint \u2013 should be respected as an essential part of the character of the brick wall.<\/p>\n
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The detail of traditional joinery is most important to the character of an old building. \u2018Off the peg\u2019 modern replacement doors and windows can bear a superficial resemblance to earlier examples but generally they lack the interest of the original in terms of form and detail.\u00a0 Particularly unsuitable are modern units in PVC-U, aluminium or tropical hardwood. Even if they make an attempt at a traditional design they are almost invariably a very poor substitute; typical unsatisfactory details include glazing bars stuck onto plate glass, fanlights incorporated into doors, over-reflective double glazing and imitation sash windows where sashes pivot rather than slide. Contrary to some manufacturers\u2019 claims, there is also evidence that PVC-U does not have a great life expectancy. Timber windows and doors, if properly maintained, can last almost indefinitely.<\/p>\n