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Dear all, hope you're good. Also hoping you might be able to give me some advice here!
About 5 years ago I bought two adjoining 1930s semis. I knew the previous owner, who had passed away. The kitchens are at the rear external corners of the building. One of them was converted by the previous owner to a wet room bathroom due to her illness for access. This entailed filling the back door (between the kitchen and adjoining garage) with breeze block at the outer brick course of the cavity wall.
The upshot is that I have two bathrooms on top of each other, the lower one a wet room shower with a bath in the upper. Subsequent to some signs of damp in the walls of the lower bathroom and adjoining areas (bubbling paintwork), I decided to have a poke about to see if I could isolate the cause of the issue. In due course, I found that the ball valve on the upstairs bathroom toilet wasn't set right and was causing continuous runoff from the overflow pipe. Having remedied this, I set about cleaning the external brickwork and garage flat roof, over which the water had been running. The pointing looked suspect in places, with some small areas of soft mortar and visible cracking (not massive, see external pic). I thought I had isolated the source of the damp, since all of this was directly above the areas showing problems.
I proceeded to strip what appears to be original lime/clay plaster from the bathroom to check the pointing, since it appeared to have some issues as mentioned externally. Of course this is now the inner course I'm working on. And to my horror, this is what I found when I exposed the portal (see pics). It appears that the inner course portal is supported by a wood lintel that looks original. It appears structurally decent. The portal face was covered with plasterboard and the whole skimmed to create the wall surface, which is what I've removed. However, there is a really nasty looking crack emanating from the corner of the lintel in a roughly vertical direction. This is what has me scared. The mortar around it is very soft to non existent in places - I could take it out with my finger. The crack is deep - see pic 2 with embedded plaster trowel to full depth. I didn't clear that out, it was like that. Worse, one of the bricks has cracked through the middle, suggesting significant loading to me.
I think that two things may have happened:
1) Penetrating damp causing over time softening and erosion of the mortar. Hopefully with fixing the external leak issue and repointing the bricks appropriately on the external course, the ingress will be greatly diminished and the wall can dry out, permitting me to address the problem with crack stapling and injection of fresh mortar into the joints.
2) Movement of the 80+ year old wooden lintel, leading to the structural loading of the brick and its transverse failure.
I am worried that there might be movement in the foundations - clay soil - but there are no other signs so I am hoping that it's one or both of the above issues. Does anyone have any advice or similar experience? I'm a professional engineer but not in structural (microelectromechanical systems) so I understand the physics and calculations but I am just an amateur when it comes to this stuff.
Thank you so much for reading, any help would be greatly appreciated at this point. Can anyone suggest what the right course of action is? Am I right to be rather worried by this development? Can I just fill the mortar? Would you recommend replacing that lintel with a concrete one? Do I need to redo the brickwork?
All the best.
About 5 years ago I bought two adjoining 1930s semis. I knew the previous owner, who had passed away. The kitchens are at the rear external corners of the building. One of them was converted by the previous owner to a wet room bathroom due to her illness for access. This entailed filling the back door (between the kitchen and adjoining garage) with breeze block at the outer brick course of the cavity wall.
The upshot is that I have two bathrooms on top of each other, the lower one a wet room shower with a bath in the upper. Subsequent to some signs of damp in the walls of the lower bathroom and adjoining areas (bubbling paintwork), I decided to have a poke about to see if I could isolate the cause of the issue. In due course, I found that the ball valve on the upstairs bathroom toilet wasn't set right and was causing continuous runoff from the overflow pipe. Having remedied this, I set about cleaning the external brickwork and garage flat roof, over which the water had been running. The pointing looked suspect in places, with some small areas of soft mortar and visible cracking (not massive, see external pic). I thought I had isolated the source of the damp, since all of this was directly above the areas showing problems.
I proceeded to strip what appears to be original lime/clay plaster from the bathroom to check the pointing, since it appeared to have some issues as mentioned externally. Of course this is now the inner course I'm working on. And to my horror, this is what I found when I exposed the portal (see pics). It appears that the inner course portal is supported by a wood lintel that looks original. It appears structurally decent. The portal face was covered with plasterboard and the whole skimmed to create the wall surface, which is what I've removed. However, there is a really nasty looking crack emanating from the corner of the lintel in a roughly vertical direction. This is what has me scared. The mortar around it is very soft to non existent in places - I could take it out with my finger. The crack is deep - see pic 2 with embedded plaster trowel to full depth. I didn't clear that out, it was like that. Worse, one of the bricks has cracked through the middle, suggesting significant loading to me.
I think that two things may have happened:
1) Penetrating damp causing over time softening and erosion of the mortar. Hopefully with fixing the external leak issue and repointing the bricks appropriately on the external course, the ingress will be greatly diminished and the wall can dry out, permitting me to address the problem with crack stapling and injection of fresh mortar into the joints.
2) Movement of the 80+ year old wooden lintel, leading to the structural loading of the brick and its transverse failure.
I am worried that there might be movement in the foundations - clay soil - but there are no other signs so I am hoping that it's one or both of the above issues. Does anyone have any advice or similar experience? I'm a professional engineer but not in structural (microelectromechanical systems) so I understand the physics and calculations but I am just an amateur when it comes to this stuff.
Thank you so much for reading, any help would be greatly appreciated at this point. Can anyone suggest what the right course of action is? Am I right to be rather worried by this development? Can I just fill the mortar? Would you recommend replacing that lintel with a concrete one? Do I need to redo the brickwork?
All the best.