The gutter system is usually known as Finlock, we understand that this was manufactured by a company called Royston to a range of designs – all broadly similar but with some changes to the detailing.  The system comprises an integrated concrete gutter, lintol and eaves product that is fitted in sections of typically 200mm to 250mm width which incorporates a cavity closure at their head.  (See Diagram below)

These are fitted to the top of the cavity and oversail the outer face of the wall forming the gutter.   Where they pass over window openings there is a lintel tray into which the lintel sits or one is cast.  Within the gutter trough a waterproof coating is applied.

There are regular problems with gutters of this type including:

• An inadequate number of outlets which causes flooding and leakage.  Gutters have often been lined or sealed with an asphalt or similar liquid applied product – older repairs have very often not only failed but worsened the problem as the finish is crude and uneven.
• Gutters are generally laid level and are consequently extremely liable to blockage and flooding, over time the sections settle and become misaligned making this situation worse.  As these sections settle the joints opening up and can start to leak, this leakage can be come apparent on the inside of the building.  One also sees vertical fractures at around 240mm centres where the inner edges of opened up either by settling or usual thermal movements in the building.
• There is a problem with Finlock gutters when windows are replaced, particularly when the windows are replaced by operatives inexperienced with this guttering system as they often do not realise that the gutter also forms the lintol.  Typically they failed to provide adequate support and consequently misalignment can develop.
• Condensation and dampness becomes evident internally typically to the upper 200 mm or so of the wall.  This develops as a result of a “cold bridge”.  Essentially the concrete is solid from outside to inside and so when it is cold outside the concrete sections cold inside, often used above cavity walls which were insulated or had better thermal performance the line where the concrete is at the top of the walls inside is colder than the main wall and so attracts condensation

Repair can be carried out, essentially it is a choice between lining the gutter or cutting away the protruding section of gutter and fixing a more traditional fascia board and gutter.  Both methods have their benefits and will work, on balance we prefer to see them cut away rather than lined because that helps to relieve the condensation problem.

In the gallery below there are some diagrams of the system and some pictures of bungalows in Hythe, Kent.  One can see typical gutter details as well as a bungalow where the gutters have been cut away and replaced.

Need a survey, homebyer report or just need to talk gutters nd problems?  Give us a call 020 8295 1200

…“ The worrying scale of the flood risk faced by communities in political constituencies across England and Wales is revealed today, 31 January 2012 by the ABI. Boston and Skegness in Lincolnshire is the constituency with the most homes at significant risk of flooding followed by the Vale of Clwyd, Folkestone and Hythe, then Windsor. In 92 constituencies there are 1,000 or more homes at high flood risk.

 The ABI has analysed the latest Environment Agency flood data against the 573 parliamentary constituencies in England and Wales. This shows that, despite Government pledges to tackle the rising flood threat, thousands of homes and businesses remain at significant flood risk. Significant flood risk is defined as a greater than 1 in 75 chance of flood in any given year.”…

 Full Statement Here     

We’re used to be being in the top five of all sorts of lists – number four in Crap Towns and now we’re number three in the flood risk league, but actually we think that as a town we should be much further down the list – actually delving a little deeper shows that Hythe is not quite in as much trouble as the scaremonger headlines would have you believe.

So, how about a dose of reality rather than broad brush condemnation – those of us that live and work in Hythe know that quite a lot of it – in fact more than half is built on or up a great big hill.  In fact a quick look at the environment agency map [as below] shows that great big areas of Hythe are in fact not identified as being at risk at all.

The report says that 7196 homes are at risk in Folkestone and Hythe parliamentary constituency – well a check of the constituency map shows that this extends right down to Lydd and Dungeness and pretty equivalent to Shepway Councils area.

The best figure I could get is that there are 47,500 homes in Shepway so that means that about 14% are at risk, and another look at that environment agency map shows that a disproportionate number – perhaps at least half of the affected homes must be out on Romney Marsh.

Hythe is pretty much in the clear with, at a guess about 5% of the houses in Hythe [and all of those are on the flat] being affected.  So that’ll be a 95% chance of not being at risk – pretty good odds, especially when you can check the form online.  What is important though is to make sure that you talk to insurers at a total postcode level to avoid the blanket “Hythe is a flood risk so we won’t cover you” type of response.

The report also suggests that limited sea defence work has been done, well, that too is not quite right as the KCC Flood Risk Management in Kent 2007 report confirms that £12m has been spent in Folkestone and Hythe since 2000.

So, we say don’t panic.  If you’re thinking of buying in Hythe sure bear it in mind but don’t let it put you off  - check right down to  6 digit postcode level and if insurers try and avoid cover talk to them or to an experienced local broker!

Of course if you need a building survey in Hythe we would be delighted to help – 01303 239000!

Ever wanted a shed in the middle of nowhere with fabulous views?  Try these.

Why properly designed foundations matter

Coming up on the 18 and 19 February the Listed Property Show at Olympia

One of Britain’s finest barns is saved.

image Gerry Dincher via flickr

Having previously carried out a disabled access audit and identified the lack of accessible WC facilities we were asked to convert an existing office into not only a WC but also a shower, unusually but presciently a space notably larger than the minimum dimensions identified in BS8300 was made available enabling our design to incorporate a shower, a WC with transfer from both sides and a proper sized wash basin as well as plenty of circulation space.

The work involved in filling existing windows, altering and extending drainage and altering the swing of the internal door as well as introducing mechanical ventilation and providing electric alterations of the shower and the emergency call alarms.

What would we have done differently?  Probably added a low surface temperature radiator if the very tight budget had allowed.

Also – Disabled Toilet, Disabled Shower

For a loft conversion this will almost certainly be the case if you live in a terraced or semi-detached house.

A typical loft conversion incorporates a dormer on the rear or side of the house and the insertion of some structural steelwork to support both the new floor and the dormer.

Usually the steelwork spans from the flank wall to the party wall in a semi-detached house and from party wall to party wall in a terraced house.  The work will usually require cutting pockets into the party wall, inserting a spreader plate or padstone and setting the steel beam in.

The party wall act grants a right to do this work in section 2 but it is essential that you serve the correct party wall notices on your neighbours, if they dissent from your work then a party wall agreement will need to be drawn up by Surveyors.  Download our free party wall procedure flowchart here

The act also allows party walls to be increased in height, so, if you are planning a dormer that is built on the party wall a party wall or structure notice will also be required.

It may be that your neighbour has already raised the party wall for a dormer in which case the act allows you to build on to it and use the walls as part of your structure, guess what, a party wall notice will also be needed for this circumstance.

The act also allows for a compensation payment to be made to the neighbour for using the wall to reflect cost saving that you may have made.  A party wall agreement or party wall award will be required in this case and the two party wall surveyors will agree the amount of compensation that will be due, typically it is in the order of £130 per square meter enclosed upon in London and the South East.

Providing the correct notices are served and the procedure followed your neighbour cannot use the party wall act to prevent you from doing your work, you will still need planning approval in most cases and neighbours will have the right to object at that time.

You will also need to obtain building regulation approval and it is likely that this will be a requirement of any party wall award that may be agreed.

 
If the neighbouring building is divided into flats then you may need a party wall agreement with every one of the flat owners and the freeholder, each of these owners has the right to appoint their own surveyor.

The bad news is that not only do you have to pay your own surveyors fees but you are also responsible for any fees your neighbour may incur.  So, if its flats there could be a lot of fees to pay – if you can try and arrange for one surveyor to represent all of the flats or, even better, use an agreed surveyor who can act for both sides.  You may be able to save some money by serving your own notices – you can download for free  from our site here.

Collier Stevens have a very competitive fixed fee scheme for acting as building owners surveyor for simple residential works of this nature – details here.  They will correctly serve the party wall and structure notices and deal with the neighbours and their surveyor on your behalf.

We always recommend that you consult your neighbour before starting or planning works so that a official notice from a party wall surveyor does not come as too much of a shock!

Remember it is your responsibility to serve the notices and advise neighbours and not the local authorities.

Got a query?  Call us on 020 8295 1200

• You need to check the sash cords are present, if they are pull them without opening the window – you should feel the weight on the end.  If you don’t or the cord comes loose then the sash cord needs replacing.  It’s not a difficult job but is fiddly and does need the access slip on these of the box to be opened and possibly the sash to be removed which may need the closing beads to be taken off and then refixed. Windows usually need redecorating at least in part after this work.
• Open the sash window and check it stays up.  If it slips down it has probably been reglazed with a thicker glass which is heavier than original. If the original sash weight has been used it may not be heavy enough to counter balance the window.

• Have a look for the tell tale signs of condensation, because these windows are single glazed they very often suffer more than double glazed and modern units.

• Check that all the ironmongery is present  and that the sash hasn’t been painted shut and is free running.  Quite often everything goes out of square when windows are badly maintained and this can affect catches – we’ve seen them adjusted with lolly sticks, cardboard and all manner of Heath Robinson solutions.

• Remember that ground floor windows and other accessible windows almost certainly need key operated locks to comply with most insurers minimum requirements.  Not a difficult or expensive job in itself, say £60 a window.  But if you have ten windows then that cost mounts up.
• Outside have a look at the frame and the sill.  If it’s badly maintained you may well see some decay. A key or screwdriver can be useful to jab into soft timber.  This will probably be wet rot and will need cutting out and replacing. Look also for pieces of timber scarfed in and for metal L brackets on the corners of sashes, all indicators that the units may be past their best and may need expensive attention.
• Look for any glazing below 600mm, these days there should be safety or toughened glass but this wasn’t the case a hundred years ago. We strongly recommend adding fall protection or changing the glass. (see above as the sash weights may need to be  changed)
• Check that the glass isn’t cracked, if it is it may need replacing.  Check that all the putty is OK, repairs here may mean external decoration.

And finally, If the windows need replacing then current building regulations require them to be double glazed, this can be done to new sash units but they will be thicker than the originals and probably stick out into the room by about 30mm, there’s not a lot than can be done to overcome this.  The modern units though will look appropriate, be thermally efficient and have proper draught exclusion. Work on around £800 per window on average for a double glazed double inbox sash with hardwood sill.  It’ll go upon don bait depending on size and location.

Remember if your home is in  a conservation area or listed you should consult the conservation officer and planning department at the local authority as planning consent may be required.

Need more advice, a building or property survey or windows reported on?  Collier Stevens can help across London and the South East, single defect reports are usually in the range £300 to £400 depending on the location and type of defect.

You can get them here, or complete the registration form below.

Once registered [it’s free and you’re not signing up to hundreds of emails, newsletters etc] you can download any or all of the following notices as required by the Party Wall etc. Act 1996:

Section 1 – Line of Junction Notice
Section 3 – Party Structure Notice
Section 6 – Adjacent Excavation Notices

These notices are provided free of charge for your personal use and offered without warranty or support, it is crucial that you complete them properly and correctly otherwise the whole process can be invalid. We have prefilled the form with our details and it would be great if you could appoint us if you find you need a surveyor. We reckon our fees are pretty competitive and our fixed fee service continues to be really popular with homeowners.

During our inspection we noted that the roof the addition was of corrugated asbestos cement and that combined with the age of the extension set our surveying antenna off… There was something about the ceilings that wasn’t quite right, but tapping and inserting a probe on the front ceilings revealed them to be plasterboard with cover trims over the joints, the ceilings to the rear were similar, or were they.  They sounded slightly different so I lifted a floor board in the rear bedroom and… yes, they were actually made of asbestos insulating board or AIB, further investigation suggested that the kitchen and bathroom ceilings were of the same material as were the partition linings to the rear rooms and a box casing in the kitchen.

In the fifties and sixties asbestos sheeting such as this was occasionally used to line ceilings and partitions and we have also seen it used as dry lining on outer walls as it offers good damp resistance.  In its stable and inert and without damage the product offers little risk to health, the problem as in this instance is that where occupiers are ignorant of the material it is cut into, in this case to add light switches and sockets and to fit brackets.

Any work on the material which releases fibres causes a risk to health and the HSE has extensive guidance for home owners confronted by this material.  As the new owners of this building wished to rearrange and refit the kitchen and bathroom there was nothing or it but for the material to be removed and replaced with plasterboard.

So armed with our report or clients were able to renegotiate their offer by £10,000.  It might no sound much, but it wasn’t an expensive property and this represented 6% of their original offer.  Hence their email to me “Just to let you know that the vendors have just agreed to reduce the price by 10k, so thank you…best £500 I’ve spent!”

We think a building survey is worthwhile, you could of course take your chances but then are you confident of identifying an asbestos ceiling let alone telling the difference between plasterboard and asbestos ceilings?  The pictures here show both in the same property one in the front room and one in the back, one is asbestos and one isn’t. Mouse over for a full image.

The RICS Homebuyer report would probably not have picked up the asbestos as invasive investigation was needed to confirm its presence, another reminder why the building survey (or full survey or structural survey) is the preferred product for any older house.

Collier Stevens offer great rates for surveys in Kent, we can’t promise to save everyone ten grand or get the purchase price down by 6% but we can make sure you know what you are buying so that you can make an informed decision – by the way the asbestos ceiling is one the right!).

Image – collierstevens – a monkey? £500 of course!