This is a bit of saga - but any suggestions/advice would be gratefully received.
Due to water coming in to my kitchen ceiling, I recently had a small slate roof above a conservatory (which leads off the kitchen) reroofed. I also had all my brickwork repointed. During the repointing my builder noticed that the wooden lintel, which the roof joins onto, appeared to have deflected. Ultimately, I was given 3 opinions on what to do:
1. The original surveyor (who did a full structural report which made no reference to a deflecting lintel) - thought the deflection was historical, would not continue and to just repoint the brickwork to an adequate depth
2. The builder - pack bricks around the lintel to prevent further deflection (a big job with removal of conservatory roof, internal structural supports, temporary wooden door/panelling for security)
3. The structural engineer - thought that by just repointing, pyramid cracking would continue around the lintel. Suggested replacement of wooden lintel with RSJ
I went with the surveyor (as the least messy/costly option) - but 2 months on the leak has reappeared and there is a hairline crack between the new lead flashing and mortar above the lintel.
The builder is going to try to improve the seal with additional flashing and silicone sealant - but in the same area there are several bricks which stay wet after rain - picture at
http://www.flickr.com/photos/10564101@N06/918532322/
The builder and I cannot fathom out what is causing this - although it is presumably related to the lintel.
I would therefore appreciate help on:
a) suggestions for why these bricks are wet (and how to solve it)
b) if the builder's improved flashing/sealant doesn't work - what's the best remedial solution?
I'm a bit concerned about the structural disturbance that putting a new RSJ in would cause - to me and the adjoining neighbour.
Apologies for such a lengthy query. Many thanks.
Due to water coming in to my kitchen ceiling, I recently had a small slate roof above a conservatory (which leads off the kitchen) reroofed. I also had all my brickwork repointed. During the repointing my builder noticed that the wooden lintel, which the roof joins onto, appeared to have deflected. Ultimately, I was given 3 opinions on what to do:
1. The original surveyor (who did a full structural report which made no reference to a deflecting lintel) - thought the deflection was historical, would not continue and to just repoint the brickwork to an adequate depth
2. The builder - pack bricks around the lintel to prevent further deflection (a big job with removal of conservatory roof, internal structural supports, temporary wooden door/panelling for security)
3. The structural engineer - thought that by just repointing, pyramid cracking would continue around the lintel. Suggested replacement of wooden lintel with RSJ
I went with the surveyor (as the least messy/costly option) - but 2 months on the leak has reappeared and there is a hairline crack between the new lead flashing and mortar above the lintel.
The builder is going to try to improve the seal with additional flashing and silicone sealant - but in the same area there are several bricks which stay wet after rain - picture at
http://www.flickr.com/photos/10564101@N06/918532322/
The builder and I cannot fathom out what is causing this - although it is presumably related to the lintel.
I would therefore appreciate help on:
a) suggestions for why these bricks are wet (and how to solve it)
b) if the builder's improved flashing/sealant doesn't work - what's the best remedial solution?
I'm a bit concerned about the structural disturbance that putting a new RSJ in would cause - to me and the adjoining neighbour.
Apologies for such a lengthy query. Many thanks.
