Building Survey: Soft Mortar Found

[n30_mkii]

We've had our building survey back which has identified soft mortar on both gable ends of the detached property. It's a late 60s early 70s property, and to our untrained eye looked in pretty good state, but the inspector has shown that it's easily penetrated to around 25mm.

The work is down as "longer term maintenance" and is estimated at 7k. Now I'm just wondering if this is a common finding on surveys, and how worried we should be. I know sometimes these things can be next 10-20 years etc. But I guess if left could eventually cause more issues with movement, cracks and damp penetrating potentially? Hopefully going to speak with the surveyor early this week, but any advice is appreciated.

Here is the line from the report "The gables walls predominantly though to a lesser degree on the frontage have some
pointing erosion and softness up to about 25mm depth in some areas. I could easily push
in a metal point. These walls require repointing soon."

 

[mattyfez]

I'm guessing it's a potential future damp issue but I'm not an expert.
Any decent surveyor should be happy to have a follow up conversation with you so that should be the next thing to do.

 

[n30_mkii]

I'm guessing it's a potential future damp issue but I'm not an expert.
Any decent surveyor should be happy to have a follow up conversation with you so that should be the next thing to do.

Yep as in the op, I've already reached out to discuss this week

 

[mattyfez]

Yep as in the op, I've already reached out to discuss this week

They will often be more frank with a follow up discussion as it's not in writing per Se. It might be something of nothing but to me it sounds like you'd have to do something to rectify it maybe not immediately, but in the medium term.

 

[thezappa]

I wouldn’t be concerned about the soft mortar. It doesn’t sound urgent, normal recommendation is to repoint when half the joint has degraded.
It may have been repointed in the past and they used a very lean mix.
Is the mortar degrading and the joints are coming out?
How big are the gables approximately? Even accounting for a scaffold 7k seems high.
It is certainly possible to do it yourself off a tower with a bucket and a trowel.

 

[n30_mkii]

I wouldn’t be concerned about the soft mortar. It doesn’t sound urgent, normal recommendation is to repoint when half the joint has degraded.
It may have been repointed in the past and they used a very lean mix.
Is the mortar degrading and the joints are coming out?
How big are the gables approximately? Even accounting for a scaffold 7k seems high.
It is certainly possible to do it yourself off a tower with a bucket and a trowel.

Here is a photo of one of the gable ends

20220701-171416 hosted at ImgBB

Image 20220701-171416 hosted in ImgBB

ibb.co

The joints are not cracked or crumbling out other than a couple of little bits here and there, and don't look like they've recessed much if anything. But I also have no idea to be fair! Will look to get some quotes and second opinions after we've talked to the surveyor

 

[R.O.S.S.I]

It wouldn't be a huge red flag for me if theres no visible degradation/joints with missing mortar.

 

[jpaul]

if there are similar adjacent properties , maybe knock on the door.

 

[n30_mkii]

if there are similar adjacent properties , maybe knock on the door.

There are twelve identical properties on the estate, some of which have been extended. Would I simply ask if they've had repointing done?

 

[Deleted User 298457]

Is it the mortar between the tiles and the roof? The wood looks "blown" so could just be saturating the mortar?

Wouldn't bother me, the wood needs sorting anyway. Get them to replace the cement whilst they're at it.

 

[n30_mkii]

Is it the mortar between the tiles and the roof? The wood looks "blown" so could just be saturating the mortar?

Wouldn't bother me, the wood needs sorting anyway. Get them to replace the cement whilst they're at it.

There is some verge cement on the tiles to be sorted, and will need to facias and sofits. However the repointing is the entire face of each gable end.

 

[thezappa]

You can get the barge boards replaced independently of any repointing. The verge pointing for the undercloaking can be done at another time as well but if you do the barge boards you could do the verges at the same time.

If the mortar isn’t coming away when you rub it with your finger and the joints haven’t degraded I wouldn’t worry about it.

 

[~Divine~Wind~]

@n30_mkii

7K sounds ridiculously high

We had front and back pointed by Gunpoint (North East) and that was just over 2k, we skipped the gable as were planning to extend but the quote including Gable was just over 3k.
They were one of the more expensive quotes I got but their work comes with a 10 year Guarantee

Must say they made a very tidy job of it with very little mess.