Listed Buildings
Maintenance of Historic buildings
There are probably few other areas where the expression, "a stitch in time saves nine", is more appropriate than in connection with the maintenance of historic buildings. Routine ongoing maintenance on a regular basis will in the long run prove to be far less costly than allowing buildings to gradually deteriorate until major repairs become necessary at great expense.
It is important to remember that an insurance policy is not a maintenance contract and only covers repairs following specified events, such as fire, storm or flood. It is a general condition of insurance that all reasonable steps must be taken to prevent loss or damage to the property insured and to maintain the property in a good condition and in a good state of repair. If a building is poorly maintained and subsequently becomes damaged following an insured loss, the property owner could be required to contribute towards the cost of carrying out repairs.
Maintenance work to historic buildings.
There is a very strong probability that an historic building will be listed, in which case listed building consent from the local authority will be required for any demolition works or the removal of fixtures. Consent will also be required for any alterations or extensions which would affect the character of the building. Planning permission and building regulations approval may also be required. If a building is in a conservation area but not specifically listed then conservation area consent may be also be required. It is always advisable to contact the local authority planning department before undertaking any works. Routine maintenance which does not materially alter the building in any way would not normally need consent. Maintenance work might, however, require consent if the structure was a scheduled ancient monument. If in doubt, however, contact the local authority first.
Careful consideration should always be given to any work on a listed building. The use of specialist materials and specialist skills are usually required and only reputable professionals with experience of working on historic buildings should be employed. This includes surveyors, architects, builders and other tradesmen.
Wherever possible, repairs should be carried out to the historic fabric rather than replacing original features with new materials. Historic buildings can be permanently damaged if repairs are not carried out by skilled persons using traditional techniques.
Routine maintenance
Relatively simple jobs undertaken on a regular basis can have a significant impact in keeping a building in good order over the long term. The most important aspect of maintenance is the protection of a building from water and damp penetration. The necessary safety precautions must be taken when working at high levels particularly on roofs. Ladders are a means of access, not a safe working platform. If you do not have the appropriate scaffolding then work must be left to contractors . The following should be undertaken at least every six months, preferably during the spring and autumn:-
i) Roof Check
All roofs should be checked to ensure that they are in good order and any missing or slipped slates and tiles are replaced. Ridge tiles should also be checked to ensure that they have not become loose and are allowing water ingress.
ii) Rainwater Fittings and Disposal
Roof valleys, gutters, hoppers and downpipes need to be cleared of leaves, pigeon droppings and other debris to ensure a free-flow of storm water and to prevent overflowing, which will cause damage to the fabric of the building. In cold weather, water which is unable to drain away will freeze, causing damage to the fabric of the building by expansion.
Storm drains and soakaways also need to be checked to ensure that water is satisfactorily carried away from the structure.
iii) Repainting
The routine painting of external woodwork is essential to prevent dampness and the onset of rot although painting is not necessarily advisable or appropriate for the structural woodwork of a timber framed building. Putty in windows should also be regularly inspected and replaced where necessary, as should the bedding of the window within the wall.
In the case of listed buildings, there may be restrictions on the choice of colour. The existing colour should not be changed significantly without reference to the local authority planning department.
iv) Removal of Plant Growth
Climbing plants and creepers, particularly ivy, can cause damage to buildings, will cause persistently damp walls and can also block roof valleys and gutters. Ivy will intrude into mortar joints and may eventually cause the cracking of masonry. The excessive growth of climbing plants can also cause damage to foundations. Climbing plants must be strictly controlled or, ideally, removed.
Ivy must never be pulled away from a wall as this could cause damage to both the masonry and mortar joints. Ivy must be first killed either by cutting through the stem. Once the ivy has died back, it must then be very carefully removed from the wall.
v) Chimneys and Flues
Open fires are a particular feature of historic buildings and routine maintenance is necessary to reduce the risk of chimney fires. This is particularly the case with thatched properties. (See Ecclesiastical Guidance Note on thatched properties for more information.)
Chimneys in use should be cleaned at least twice a year. Generally, the chimney should be swept at the end of the "burning" season and just before the start of the next. Depending on the type of fuel used, the chimney may require sweeping more often. Chimneys should be regularly examined to ensure they are not damaged. This can be checked from the ground using binoculars. If there is any evidence of damage, repairs should be undertaken before the chimney is used again.
Routine repairs
In addition to the routine maintenance outlined above, the undertaking of minor repairs on a regular basis will reduce the need for much costlier work at a later date. It is important to remember that only experienced builders using the correct
materials should be employed.
- Re-pointing Brick and Stonework
Re-pointing should always be carried out using a mortar type to match the original. For historic buildings, this will usually mean a lime-based mortar. A hard cement-based mortar will lead to cracking and the possible collapse of the walling material. Where joints are eroded re-pointing is important as it will prevent water from penetrating into joints causing damage in freezing weather. Where the mortar is soft but the joint is not badly eroded action is unlikely to be needed. - Repairs to Doors
Where a door has become damaged or decayed, it is usually only in a small part of the door, as often as not being the bottom rail which has become waterlogged. The replacement of the entire door is not normally necessary and the splicing-in of a new bottom rail is usually all that is required. - Repairs to Windows
As a general rule, repair should always be considered before replacement. Decay will usually only affect a small part of the window and new sections of wood can be pieced-in, thus prolonging the window's life span. The use of uPVC is usually unacceptable for historic buildings. - Plasters and Renders
Plaster or render should not normally be applied to a surface that is not already rendered. However, where there is evidence of an earlier, lost render, there may be good technical reasons for reinstating one of an appropriate traditional composition. In the case of listed buildings, listed building consent would have to be obtained before doing so, particularly externally. Where repairs are being carried out, it is necessary to identify the type of plaster or render which was used in order that a similar type may be used for the repair. The colour, texture and porosity of the new render should be the same as the existing. Traditional lime-based materials should always be used. Waterproof renders such as modern, hard cement renders should not be used as these produce an impermeable skin, which traps moisture, causing damage to the underlying fabric of the building. Render should not be painted with modern, waterproof paints, which will not allow a building to breathe. Limewash is the traditional protective coating for lime plaster and is suitable for limestone, lime render, wattle and daub, and cob buildings. Limewash allows a building to "breathe" so that any damp may evaporate and not become trapped in the walls. - Cleaning Stone, Brickwork and Timber
The cleaning of listed buildings may require listed building consent. If you are in any doubt, however, then contact should be made with your local authority conservation officer. Cleaning should only be undertaken if essential as part of a wider scheme of repair and should always be carried out by experienced contractors. The nature of the material to be cleaned should be correctly identified, including the type of brickwork and the type of stone. The degree of resistance to cleaning of both brick and stone will vary depending on the hardness of the material.
Areas which are not being cleaned, such as doors and windows, need to be properly protected during the cleaning process.
The three principal methods for cleaning both brick and stone are washing, mechanical and chemical. Expert advice must be obtained before embarking on any cleaning process as damage is likely to be irreversible.
Heating and electrics
Damage to historic buildings can often be caused by poorly maintained heating systems and electrical installations. Old pipework can leak and cause water damage. The large number of electrical appliances now in use in most homes can cause old electrical wiring to become overloaded, heat up and cause fires.
Gas fired central heating systems should be subject to an annual maintenance contract with a CORGI registered installer.
The annual maintenance check should include all radiators and pipes as well as the boiler itself to ensure there are no leaks.
Oil fired boilers should also be subject to an annual maintenance contract and whilst not a legal requirement for private houses provided the amount stored is less than 3,500 litres, oil storage tanks should be protected with a bund or catchpit to collect any oil which may leak from a damaged or ruptured tank.
All water installations including pipes and tanks should be adequately lagged to protect them from freezing.
Every 10 years electrical installations should be checked for safety by a qualified electrical contractor (e.g. those on the Roll of Approved Electrical Installation Contractors issued by the National Inspection Council for Electrical Installations Contracting (NICEIC) or a member of The Electrical Contractors Association (ECA) ). Any defective wiring or equipment should be brought up to the relevant standard under the present I.E.E. Regulations. Alterations or extensions to the fixed electrical system should always be carried out by an approved contractor.
Fire protection
Whilst not strictly speaking a maintenance matter, the installation of basic fire protection equipment is a sensible precaution in an historic building.
All kitchens should be equipped with a multi-purpose, dry powder fire extinguisher with a capacity of at least 1kg, together with a fire blanket.
At least 1 x 9 litre water fire extinguisher should be kept close to all fireplaces where open fires are lit.
Sources of additional information
A Guide to the Principles of the Conservation of Historic Buildings - BS7913:1998 - British Standards Institute, BSI Customer Services, 389 Chiswick High Road, London W4 4AL, Tel. 020 8996 9001 www.bsi-global.com/bsonline
The Repair of Historic Buildings - English Heritage, 23 Saville Row, London W15 2ET, Tel. 020 7973 3000, www.english-heritage.org.uk
The Society for the Protection of Ancient Buildings, 37 Spital Square, London E1 6DY, Tel. 020 7377 1644,
produce a range of pamphlets and other publications regarding the repair and maintenance of historic buildings.
The Building Conservation Directory is a detailed guide to specialist suppliers, consultants and craftsmen in traditional building conservation and refurbishment and design, published by Cathedral Communications Ltd., High Street, Tisbury, Wilts SP3 6HA, Tel. 01747 871717.
Scottish Lime Centre Trust, The School House, 4 Rocks Road, Charlestown Fife KY11 3EN
The Centre provides specialist advice, materials analysis services and practical training for the repair of traditional masonry buildings.
Tel: 01383 872722 Fax: 01383 872744
Email: training@charlestownworkshops.org
Website: www.scotlime.org
E Coleman & Co Ltd would like to thank the Ecclesiastical Insurance Office for providing us with this article.
Supported by the Society for the Protection of Ancient Buildings
This advice and information is given in good faith and is based on our understanding of current law and practice. Neither Ecclesiastical Insurance Office plc nor its subsidiaries accept any liability whatsoever for any errors or omissions which may result in injury, loss or damage, including consequential or financial loss. It is the responsibility of the Insured or any other person to ensure that they comply with their statutory obligations and any interpretation or implementation of the above is at the sole discretion of the Insured or other party who may read these notes.
