The side return ground level is higher than the kitchen ground level. Not only that there was a step increase increasing the ground levels further. i dug out the step today then dug a little deeper looking for a slate dpc but couldn't find one. I think I got to the footings paniced and filled it back in. Its a stone wall so would a dpc only be used on brick walls?
Edwardian house can not find a dpc
- Thread starter rjbell
- Start date
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You dug a test pit - thousands are probably dug every day - no problems. Perhaps open it up again for a pic.
If you post pics of the various elevations at ground/DPC level then maybe we can help you locate the slate(?)
Very few houses were built since about 1875 without a DPC. They are often pointed over in later years.
Your joist tails, and air bricks, should be sitting on a DPC.
If you post pics of the various elevations at ground/DPC level then maybe we can help you locate the slate(?)
Very few houses were built since about 1875 without a DPC. They are often pointed over in later years.
Your joist tails, and air bricks, should be sitting on a DPC.
Not quite correct - practice varied locally; there are plenty of terrace houses here in the N.W, built without physical dpc s right up to the early 1900s.
The better houses are usually 18" or so from ground level up to the ground floor, and that usually helps to air them off before the damp reaches the timbers.
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Sorry for the late reply.
I've attached a few pictures.
http://imageshack.com/a/img539/2351/ARaIRH.jpg
http://imageshack.com/a/img661/1771/ErQWSm.jpg
http://imageshack.com/a/img536/4180/zsO3cQ.jpg
http://imageshack.com/a/img909/8151/ygI87i.jpg
http://imageshack.com/a/img540/8241/CeApT0.jpg
http://imageshack.com/a/img539/3122/pgd7n4.jpg
There is also a picture of a hole I found in the side wall. Do you think this might have been a Airbrick in there? You can put your hand right through to the concrete floor in the kitchen. I'm now wondering if the floor in the kitchen has been lowered and not the ground level.being raised?
I've attached a few pictures.
http://imageshack.com/a/img539/2351/ARaIRH.jpg
http://imageshack.com/a/img661/1771/ErQWSm.jpg
http://imageshack.com/a/img536/4180/zsO3cQ.jpg
http://imageshack.com/a/img909/8151/ygI87i.jpg
http://imageshack.com/a/img540/8241/CeApT0.jpg
http://imageshack.com/a/img539/3122/pgd7n4.jpg
There is also a picture of a hole I found in the side wall. Do you think this might have been a Airbrick in there? You can put your hand right through to the concrete floor in the kitchen. I'm now wondering if the floor in the kitchen has been lowered and not the ground level.being raised?
Thanks for the pics.
That hole is not an air brick, it was possibly connected with some historic drainage. Clean it out and brick it up.
The stepped footpath in pic 5. most likely raised the external ground level.
The house seems to have been built of loosely coursed stone , the foundation appears to be stone - you will have to rake out any joins/beds/perps in the stone for about 25mm depth to search for slate.
FWIW: i notice a number of other issues:
The render needs to be cut back 50mm min. from ground contact.
The render on the left hand wall in pic 4. is failing. What condition are the other rendered elevations in?
The RWP shoe in pic 5. needs to be extended to discharge just below the step and away from the house.
Why is the pit area so wet? Perhaps clean around the soil pipe and search for leaks? Do water lines run under the nearby floor? Are you on a hillside?
The split PVC trim in pic 2. Is it wear and tear or did it suddenly occur?
Do you have any damp or cracking issues on the interior walls or floors?
That hole is not an air brick, it was possibly connected with some historic drainage. Clean it out and brick it up.
The stepped footpath in pic 5. most likely raised the external ground level.
The house seems to have been built of loosely coursed stone , the foundation appears to be stone - you will have to rake out any joins/beds/perps in the stone for about 25mm depth to search for slate.
FWIW: i notice a number of other issues:
The render needs to be cut back 50mm min. from ground contact.
The render on the left hand wall in pic 4. is failing. What condition are the other rendered elevations in?
The RWP shoe in pic 5. needs to be extended to discharge just below the step and away from the house.
Why is the pit area so wet? Perhaps clean around the soil pipe and search for leaks? Do water lines run under the nearby floor? Are you on a hillside?
The split PVC trim in pic 2. Is it wear and tear or did it suddenly occur?
Do you have any damp or cracking issues on the interior walls or floors?
Thank you for your reply
Its wet because I was using a wet brush to try and clean the stones looking for the slate.
The PVC was cracked already when we moved in. The walls are all papered so would well have a crack hidden below it. When you knock the wall one part sounds hollow.
There are lots of blown render the whole lot need redoing as well as.the drainage you've pointed out. The window lintel also needs doing.
Its wet because I was using a wet brush to try and clean the stones looking for the slate.
The PVC was cracked already when we moved in. The walls are all papered so would well have a crack hidden below it. When you knock the wall one part sounds hollow.
There are lots of blown render the whole lot need redoing as well as.the drainage you've pointed out. The window lintel also needs doing.
I'm planning on digging up all the pathway over the weekend and try and lower the level. The foundations a lot shallower than i expected. How low do i dig above the foundations. I was planning to lay some membrane and gravel then sort out the downpipes away from the wall edge. Will this be the best option? what membrane am i looking for?
I've just read some of your historic posts and re-looked at the pics - what i cant understand from the original post in this thread, is what you intend to achieve by lowering the path when the kitchen floor appears to be a solid floor at least 100mm above the existing path level?
Your other floors are, apparently, suspended with possible damp issues to the joists? Have you actually inspected the suspect joists?
Do you have damp issues with the interior plaster, say about 300mm above the FFL's?
Your other floors are, apparently, suspended with possible damp issues to the joists? Have you actually inspected the suspect joists?
Do you have damp issues with the interior plaster, say about 300mm above the FFL's?
Sorry for the late reply.
It may look like it in the picture but the solid floor is below ground level. The whole wall has damp issue's mainly due to the raised step and failed render. I can not see behind the kitchen units to see if there is any more issues at ground level.
I would like to take the whole wall out eventually and build a side return extension but that's a few years away. Graveling it seems like a cheaper option as a temporary measure.
It may look like it in the picture but the solid floor is below ground level. The whole wall has damp issue's mainly due to the raised step and failed render. I can not see behind the kitchen units to see if there is any more issues at ground level.
I would like to take the whole wall out eventually and build a side return extension but that's a few years away. Graveling it seems like a cheaper option as a temporary measure.
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