Re-Pointing

[horseshoes]

Please could somebody give me a very rough estimate of cost to repoint a chimney and a large gable end. The gable end is rendered but we can pull that off ourselves if need be. Thank you

[Buenchico]

This might give you a guideline figure:
http://great-home.co.uk/repointing-a-chimney/

[The Builder]

Sorry, Horsey, but this doesn't make sense. Why would you re-point a rendered gable?
Surely it can only need re-rendering? Pointing is for unrendered surfaces.

[horseshoes]

Oops builder, shows what I know! I live in an old stone cottage. Cadw, the Welsh heritage people, and very strict on what we can do and what we can't. When we bought the cottage it was already rendered. But we had the rendering removed as it was in bad shape, and had it re-rendered (because we had to). It is cracked and we have damp coming in. I KNOW that the chimney needs repointing and that may prove to be the only problem, but I'm not too sure about the rendering as it is cracked. So I thought it might need dong again. I'll get a photo of it to show you. I'll be back later. Please have a look at it. Thank you to you and Chris.

[horseshoes]

I'm not sure if I'll be able to get all the photos on one page. But here goes. Pic 1 is behind the wood stove in the inglenook, you can see where is running down.
http://i60.tinypic.com/2h5iaty.jpg

http://i58.tinypic.com/2yoz5t4.jpg

http://i60.tinypic.com/nv33u9.jpg

http://i62.tinypic.com/2n18g3m.jpg

[The Builder]

That's very helpful, Horseshoes.

Chimney: If the other sides are as good as that, then certainly no mass re-pointing necessary. It looks fine to me.
It's a halfbrick thick. Approx 4".... so, It's much more likely to be rain penetration. When modern chimneys are built, a sheet of lead is laid through the thickness of the stack (with a hole for the flue(s).) This carries any penetration back outside. In an old stack, this may be absent, or failed. Re-building is the only option here.

Render: I guess they didn't stipulate a lime render? It does look like rather too strong sand & cement - hence the cracking. Lime is more trouble to apply, but far more forgiving, and self-repairing.

Is it facing West? If so, West plus Wales means a lot of attack from the weather. It's important to remember that, with the last few months weather, builders and particularly roofers, are seeing perfectly sound masonry and roofs that have been completely overloaded by storm driven rain. Not with newer houses (better back-up precautions are taken now), but with older properties.

Without going into major renovations/rebuilding etc, this type of product is excellent............

http://www.screwfix.com/p/thompson-s-water-seal/52043

Don't be put off by the purists. A silicone waterproofer will not be detrimental to the masonry or the chimney. The building will "breathe" quite adequately from the inside

It would be nice to rebuild and re-render, but, sometimes, needs must.
Fill the cracks and apply a couple of coats, especially the chimney. Easy, quick job with a brush or roller. Only needs to be re-done at next decorating time.

[The Builder]

I shouls add that all four sides of the chimney should be coated... right to the top. :o)

[The Builder]

...doh ... ^^^ "should"

[horseshoes]

Thanks Builder. That's really helpful. That discolouration underneath the wooden mantle, has been there for years and years. Each time we paint it shows through as a dark cream colour. I'm positive you are spot on with the water penetration. It is very recent. It's a very old cottage; no damp course, HUGELY thick stone walls, higgledy piggledy roof etc, but we love it. Thanks again.

[theshedman]

Hi, after you have got rid of the damp and want to redecorate the discolouration underneath the wooden mantle to get rid of it a good thing to use is oil based undercoat and gloss mixed together and paint this on to the affected areas adding a few inches on all sides. Allow this to dry then give a couple of coats of the wall colour and it should be gone. It has to be oil based gloss and undercoat to do this and it saves buying a special sealer. Some people will say that you only need the gloss part but by adding the undercoat it will give the emulsion something to adhere to.

[horseshoes]

Wow thanks shedman. This really is a wonderful site with really helpful people. A real little community. We can ignore the silly trolls!