Introduction
Regular maintenance is the most cost-effective way to keep a traditional building in good condition. Poorly maintained buildings are vulnerable to extremes of weather. Good maintenance is therefore the first essential step in preparing a traditional building for a changing climate. Buildings which are well maintained, and therefore wind and water-tight, are more energy efficient.
REFERENCES AND SOURCES
(NOTE: Those marked with an asterisk (*) are available as a hard copy for reference in Newington Library.)
Maintenance of Traditional Buildings | Historic Environment Scotland
Thermal performance (energy efficiency) of traditional buildings is reduced by:
- loose or defective pointing
- poorly maintained windows
- damp masonry
Reduced thermal performance leads to heat loss and higher energy bills.
Building defects can cause masonry to become wet or stop water vapour escaping from the walls. It is important that a building is in good repair before installing insulation as defects and water ingress can both stop insulation from performing at its best, and further problems may occur.
REFERENCES AND SOURCES
Inform Guide: Improving Energy Efficiency in Traditional Buildings (historicenvironment.scot) *
Short Guide: Maintaining Your Home | Historic Environment Scotland *
INFORM Guide: Tenement Maintenance | Historic Environment Scotland *
RHONES, GUTTERS, AND DOWNPIPES
Fully functioning rhones, gutters, and downpipes are critical as they carry rainwater from the roof, ensuring the building structure remains dry. A blockage or defect can quickly result in high volumes of water saturating the building fabric. If not addressed promptly, this will result in damage to the masonry, internal finishes, plasterwork and, ultimately, structural timber.
Climate change has brought much sharper and heavier rainwater downpours. Where there are already signs that the present rainwater goods are not coping, consider increasing the size of rhones and downpipes.
REFERENCE:
Inform Guide: The Maintenance of Cast Iron Rainwater Goods | HES (historicenvironment.scot) *
ROOFS
The roof covering, typically slate or tiles, is the first line of defence against weather. Finding broken, cracked or missing slates on the roof or on the ground, especially after extreme weather, requires repairs to be carried out as soon as possible.
If your property has parapet gutters, then schedule regular inspections to ensure there is no failure of this gutter. Any failure could lead to serious decay if not spotted quickly and repaired. Lead or zinc to ridges and valley gutters also have a finite life and should be regularly inspected.
REFERENCES AND SOURCES:
Inform Guide: Repairing Scottish Slate Roofs | Hist Env Scotland (historicenvironment.scot) *
Inform Guide: Roofing Leadwork | Historic Environment Scotland *
CHIMNEYS AND FLUES
Chimneys and areas of high-level masonry are often overlooked as they are difficult to access and inspect, but their exposure to the elements and consequent potential for damage is considerable. Flue gases cause additional wear to the masonry on chimneys and gables which often decays more rapidly than masonry elsewhere.
Chimney flues require regular maintenance and even when not in use they provide ventilation, vital to the function of the building’s fabric and occupation. Blocking or closure of a chimney should only be a temporary measure.
REFERENCES AND SOURCES
Inform Guide: Domestic Chimneys and Flues | Hist Env Scotland (historicenvironment.scot) *
Inform Guide: Fireplaces | Historic Environment Scotland | HES
Inform Guide: Ventilation in Traditional Houses | Hist Env Scotland (historicenvironment.scot) *
STONE WALLS
Correctly used and maintained, stone is a sound, stable building material. However, as a natural, porous material, it is at risk of decay.
As water repeatedly penetrates and evaporates from stone, it can trigger a variety of processes leading to erosion. Most 18th and 19th century stone buildings were designed to control the flow of water over their surface. Projecting stones and stone courses are designed to allow water to drip off the building, rather than let it run down the face. Such functional features are seen on chimneys, gables, wall heads, windowsills, doorways, horizontal banding at different floor levels, and on the copes of boundary walls.
When they work properly, all these details contribute to a healthy, dry structure. When they fail, other problems start to appear and, if left unresolved, these will inevitably result in costly repairs.
Unless it has become loose or fractured, stone can erode and decay to a considerable depth before causing structural problems that need attention. It does, though, look unsightly and this can influence the decision over when to act.
As a rule, the selective replacement of eroded stones should be all that is required. Each wall-face should be structurally sound and effective in stopping water from getting into the building. The primary consideration should be to replace eroded stones that were originally designed to throw water off the face of buildings, but no longer do so. That will achieve the maximum benefit for the costs involved.
Stone cleaning should generally be avoided. (Note that consent is normally required to carry out stone cleaning on listed buildings and those in conservation areas). The use of ‘plastic repairs’ should also be avoided as this repair technique can lock moisture into the stone, accelerating the natural decay process of the surrounding stone.
REFERENCE:
Inform Guide: Repointing Ashlar Masonry | Hist Env Scotland | History (historicenvironment.scot) *
WINDOWS AND DOORS
Timber sash and case windows are very durable and are often made of a quality of timber no longer available today. However, windows and doors can suffer decay in certain circumstances and repairs will periodically be required. Generally, those facing the prevailing wind and weather are more vulnerable. Areas of weakness on windows are generally lower down, at the meeting rail and the sill area. Routinely check the conditionof timber in these areas for timber decay.
REFERENCES AND SOURCES:
Inform Guide: Maintaining Sash and Case Windows | Hist Env Scotland (historicenvironment.scot)
Inform Guide: External Timber Doors | Historic Environment Scotland *
HIGH LEVEL JOINERY AND OTHER FEATURES
Exposure to the weather of timber features at high-level, such as barge boards, timber verges, and finials means that they take a lot of wear. Rot and decay can be hidden by virtue of their height above ground. Attention to these areas is essential if costly repairs later are to be avoided.
NB: SAFETY FIRST!
It is important to consider the risks involved before undertaking any inspections. These risks include difficulty of access, slippery surfaces, loose or broken glass. Falls from ladders can have life-changing consequences. Always take adequate precautions or consider hiring a competent operative with the necessary expertise and equipment to allow hard-to access areas to be inspected safely.