Amid the cracks

When budgets are squeezed, property maintenance is often pushed down the priority list. However, as Martin Freeman explains, spending a little on maintenance now can avoid a big bill for repairs later on

Problems such as leaking downpipes, roosting birds or hairline cracks to mortar joints may seem like minor niggles when it comes to the big picture of property maintenance. However, these small issues have the potential to cause significant damage that is costly to repair.

When dealing with your own health, the sensible approach is to visit your doctor for a correct diagnosis as soon as an untoward symptom is spotted. If necessary, a course of treatment can be given to prevent the problem from escalating into a more serious condition. This is the same logic that should be applied to property maintenance, as early intervention can mean the difference between paying for a minor repair and finding the funds for major structural work.

Signs to watch out for
A significant cause of damage to masonry and timbers occurs when they are allowed to become and remain wet. A tell-tale visual sign that there is moisture in the building fabric is buddleias and other plants growing in areas such as gutters and parapets, as their root systems require water to survive. The water may be being allowed to collect because the gutters and downpipes are blocked. Various materials can cause such blockages, but they can often be associated with nesting birds.

Dry rot does not immediately spring to mind as a problem that can be caused by birds, but as their nesting aterials can be a contributory factor to blocking downpipes and guttering, this is a good reason for ensuring that birds are not allowed to roost and nest on a building. An outbreak of dry rot can be very expensive, not to mention disruptive, to remedy, and steps should therefore be taken to ensure it is not allowed to take hold of a building.

Pest birds can also spell major problems for building occupants, for a variety of reasons. When roosting in a particular area, the birds’ guano can quickly accumulate and in itself cause structural damage, due to its acidity. Further, if it is deposited on pavements and walkways, it creates a slip hazard, for which the building owner would be liable if anyone were to bring a lawsuit against them for injury.

There are also health concerns associated with pest birds. In addition to diseases such as ornithosis, which can be contracted from contact with the guano, pest birds also carry many biting insects, which in themselves can spread disease.

Under attack
In coastal areas, one safety issue involves people being attacked by seagulls, as the gull population becomes more aggressive. Simple measures can be used to prevent birds from roosting on buildings, including nets, wires, spikes and even the installation of an electric-fence-type device that runs around the building’s roof.

Maintaining good decoration on external timber joinery can prevent water penetrating the wood and rotting it. By regularly painting the external joinery, moisture will be sealed out. Never decorate on timber that is already wet, however, as this will seal the moisture in and is likely to cause it to rot.

Externally, if there are any cracks in the pointing, these should be repointed with a lime mix substance to prevent wind-driven rain from entering the building. A hard cement should not be used for repointing, as hairline cracks are likely to appear in the brittle material. Similarly, external concrete renders should be avoided, as map cracking will occur that will allow moisture to penetrate the building.

Keeping an eye out for any of these defects and acting quickly to resolve them will ensure that your property remains in good structural and visual condition – and will help to avoid large unexpected bills for major refurbishments.

Martin Freeman is managing director of ProTen Services, a national firm of property preservation specialist contractors.

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