My heart goes out to the people who bought homes in Oxley Woods. These modern style houses on the outskirt of Milton Keynes started life with such promise. For a start they were designed by a partnership that included Richard Rogers. They were bold, bright and beautiful, built from prefabricated panels with sleek lines and maintenance free exteriors. No more boring old brick. The people who managed to snap up these iconic homes could rightly have felt pleased with themselves, but all that changed when the rain came in. At first the builders tried to fix the problems with mastic. It is a standard approach for many leaks. ‘Squirt a bit more gunk in there’ but it soon became clear that there was a deeper flaw.

they got a bit too cocky and ignored time honoured practices that have served us well…

The case has now gone legal with the usual finger pointing and buck passing that leaves the home owners feeling abandoned and trapped in homes that, for the foreseeable future, they have no way of recovering their investment on.

I won’t be so bold as to prejudge the outcome but I would say that, as much as I love modern architecture and particularly the work of Rogers, and those other great British architects in his group who have built some of the most iconic buildings of our times, I would have been very wary of buying one of these homes.

To my mind they got a bit too cocky and ignored time honoured practices that have served us well. The best thing you can do with rainwater is to get rid of it as quickly as possible. That means pitched rather than flat roofs, big overhangs as seen in Alpine chalets and gutters with downpipes on the outside of the buildings.

The designers of the Oxley Woods homes presumably considered these highly functional features to be ugly or boring because their designs have none of these things. That only becomes a problem when it rains.

Well, we can’t say they didn’t warn us about climate change; more rain, rising seas, extreme weather. The television is full of images of flooding homes and the miserable aftermath. People being interviewed say that they have never known it this bad. Houses that were once considered above the flood plain, are now being deluged and everyone is looking for someone to blame for the flooding. Try Jeremy Clarkson.

Flooding needs to be tackled long before the water reaches town…

A week before the flooding I was down in Kent, with a company that was installing Smart Air Bricks, backflow prevention devices, and Flood Gates in a vulnerable cottage near the river Medway. It was just in time for the latest deluge, but did those preventative measures work? To some extent yes, in that they kept the water out to the specified height, but the water was higher than it had ever been; there comes a point (around 750mm) where it is better to let the water into the house, in order to equalize the water pressure on both sides. If this is not done then there is a risk of the walls being pushed in.

An interesting thing about water pressure is that it’s directly proportional to the height of water (static head) and is not affected by the amount of water that lies behind it. So a two foot wall at the end of Lake Windermere will have the same pressure on it as a two foot wall around a swimming pool. This allows us to calculate the forces precisely. However this doesn’t allow for surges. If the water is travelling towards you in a wave, that energy has nothing to do with static head.

Water will also find its own level so what you have on the inside you have on the outside, which is useful because it stops the walls being pushed in. In the case of a cellar flooding, it’s unwise to pump it out if the water table on the outside is too high. It may also be futile.

That said, it’s heartbreaking to stand and watch your home being flooded and any small thing you can do to reduce the impact of flooding must be better than simply sitting there watching nature take its course.

There is a great deal that can be done to reduce risk of minor flooding starting with the use of basic sandbags, and then moving up the scale in terms of expense, but not necessarily effectiveness. In particular you should not neglect the loo. You can sandbag all around the house but if the water level rises it has a route in through the drains and can pour out through the loo.

Leaving aside DIY flooding solutions, lots of people are now asking what more the Department of the Environment can do. One thing is certain, the problem needs to be tackled long before the water reaches town. In some cases this might mean diverting rivers and water courses or building sea defences. It might also mean building homes higher out of the ground. There is no reason why this can’t be done; it’s done all over the world. Houses on stilts! The technology has been there for centuries we have just been too complacent.

Flooding aside, there are also people who are finding water coming into their house through the roof and walls where it has never appeared before. If you get enough rain, it will drive through brickwork and mortar courses, which is why some of those DIY flood prevention devices are dubious.

In the normal course of events with heavy rain you wouldn’t necessarily know it’s happening, because the water runs down the inside of the outer skin, and is drained through weep holes in the mortar courses. However, problems often occur where the house has been extended on the ground floor, and a wall which was previously on the outside now finishes on top of a steel beam. Where then, is that water which runs down between the inner and outer wall going to go when it hits the beam?

The answer for many is into their nice new extension. If the builder has been diligent, this won’t happen because he/she will have put in cavity trays above the newly formed opening. The trays need to be above the roof line so the water can be drained out onto the extension roof, but I know many builders who simply don’t bother doing this, because it involves chopping out mortar courses and inserting the trays one by one to form a cascade. In most cases they get away with it because the rain never normally manages to drive that far through the brickwork, but we live in extraordinary times.

People are talking about ‘freak’ weather conditions. I love the use of the word ‘freak’ it’s applied to all sorts of things that really don’t warrant it. Admittedly the weather is unusual but storms are not freaks of nature. The British Building Regulations recognise this, and makes provision for unusual weather. That is why the regulations specify cavity trays. So the builder who glibly says to the client, “yeah we are dealing with freak weather conditions here”, is looking to blame something other than his/her negligence.

The opposite to negligence is zealousness or over-zealousness. I often see instances where home owners have spotted those weep holes above the window lintels, or on the cavity trays and filled them up, believing them to be holes that were overlooked during the construction process. This for me is the easiest kind of problem to put right. It takes ten minutes with a masonry drill to clear them out. Sometimes you are treated to a nice little jet of water coming out of the hole. It is as satisfying as lancing a boil.

Why are we building new homes on flood plains?

How To Protect Your Property From Flooding

The Apollo Theatre ceiling collapse

The recent incident of The Apollo Theatre ceiling collapse – on to the audience – thankfully resulted in no deaths, though it appears there are some very serious injuries. No doubt even many of those lucky enough to have escaped unscathed will have nightmares and may hesitate to enter old buildings for a while. At the very least they will become habitual ceiling watchers from now on.

As is so often the case there was a knee jerk reaction as inspectors scurried around in ceiling voids checking the ceilings of other London theatres but why stop at theatres? There are plenty of other old buildings with high ceilings and it’s quite possible that they too are within a whisker of dropping, but it isn’t always easy to tell.

Such a tale is likely to induce paranoia in those living in old houses but how do you know if your ceiling is safe?…

I have some experience of this from carrying out loft conversions in old houses. There is a stage of the job when you are obliged to walk across the ceiling joists in the loft to install steel beams before you can build the new floor. This flexes the ceiling and loosens the bond between the lath and the plaster. Nowadays I make sure that the ceilings are propped from below during this stage to eliminate deflection in the joists but I wasn’t always so diligent. It took a ceiling collapse to wake me up to the dangers.

The piece of ceiling collapsed into the hallway of a Victorian house, crashing down through the stairwell and landing in the front hall. It filled, and almost demolished, a pram where minutes earlier a baby had been asleep. It was only sheer luck that the baby woke up hungry after its outing and her mother took her through to the kitchen to feed her. The weight of the chunks that were fished out of the pram would surely have killed it or given it life changing injuries. I still see that child from time to time.

Such a tale is likely to induce paranoia in those living in old houses but how do you know if you’re at risk of ceiling collapse, and what do you do about it if you suspect it?

If you have a lath and plaster ceiling with lots of cracks in it that looks even slightly lively, you can have it replaced but often the quicker and cleaner option is to board it over. This of course is not an option on a ceiling with ornate plaster. Another good cure is to pour a few buckets of diluted PVA across the laths from above. This has the miraculous effect of soaking into the plaster and sticking it to the laths, binding the whole thing together.

Undoubtedly the cause of the Apollo theatre ceiling collapse will be discovered soon, and there’s no point speculating but I have seen plenty of ornate plaster ceilings that have been damaged by leaking roofs. Often the leak is not discovered for many years because the timber and plaster soaks up the water, and the heat from the building dries it out before a stain appears. This is the perfect recipe for rot.

The answer of course is rigorous maintenance. A thermal imaging camera will show up leaks in roofs, because damp is more conductive, and an inspection from above should establish the cause of the leak but all this costs money. Theatres, particularly those in listed buildings, are always walking the tightrope between getting bums on seats with high cost productions and saving enough money to look after the building.

Everyone hopes that a theatre will be fortunate enough to have a production that, using a critic’s cliché, ‘brings the house down’ but hopefully never literally.

More From Skillbuilder – How To Support A Load Bearing Wall

Prevent Ceiling Collapse – Common Causes Of Damage

It’s raining again and it looks set to carry on for days. My daughter phoned to say that the problem of damp around one of her windows has returned. She lives on top of a hill and the gable end of her house catches everything that nature can chuck at it. We have had all summer to fix the problem, but we left it. Somehow when the weather is topping 28 deg centigrade it is hard to think about damp.

In our defence, she is going to have the house extended next year, so she was hoping it might be OK until then. It isn’t, and if there’s a break in the weather I will be up there with some Dry Zone solution giving it a quick going over.

Those sticking doors lie between you and a lifetime of drudgery, it’s your finger in the dam…

Meanwhile back at my house, there are things that need doing. There are always things that need doing. My wife has a list as long as her arm and it never seems to get any shorter. A bloke I know told me a long time ago that you should never fix sticking doors, or whatever it is that your partner constantly complains about. His idea was that if you did that job, another one would be sitting in the holding bay ready to take its place. You would never be free, so the best strategy is to hold your ground against the onslaught.

“Never break ranks. Those sticking doors lie between you and a lifetime of drudgery, it’s your finger in the dam!” he said.

I liked him, he was completely un-reconstructed but amusing. He gave me lots of advice, most of which I failed to heed. I fixed the squeaky door and – he was right – I haven’t stopped since.

I bumped into him the other day – no not in the builders’ merchants – and he has retired. He has a nice new apartment with a balcony overlooking the golf course.

“Any sticking doors?” I asked.

He looked at me nonplussed, so I reminded him of his advice.

He laughed, “Ah that, no there are no sticking doors, not yet, but if one starts to play up my wife sorts it out – she has learned a lot over the years”.

“Oh has she taken up DIY?”

“Goodness no, she gets someone in”.

Does one have to be brain dead in order to enjoy pointing?

I have been re-pointing some brickwork this week. Despite having a shed full of various pointing guns I was doing it the old fashioned way with a hawk and a Marshalltown tuck pointer. The reason for using hand tools as opposed to the compressed air gun was simply to reduce noise. The customer has a one week old baby and I didn’t want the compressor kicking in and scaring the living daylights out of the poor mite.

So I had a very pleasant couple of days out on the scaffold tower watching the world go by and listening to the birds sing. My builder friend Steve dropped in to see me and made a comment about having to be brain dead in order to enjoy pointing. OK, I am brain dead but it is stress free and the repetitive nature of the work is strangely satisfying. This is probably because I don’t do it day after day for the rest of my working life. It is in effect a holiday.

…the big difference between what they were doing and what I was doing was the magic ingredient of being outdoors.

When I was a kid I used to see television footage of car workers on assembly lines. They were on the news because they were on strike. That happened a lot in the sixties and even at my young age I had a great deal of sympathy. Faced with the nature of their work, the noise and the grim prospect that they would be doing it day in day out until they won the football pools, I would have found any excuse to walk out into the sunshine.

The big difference between what they were doing and what I was doing – pointing brickwork – was the magic ingredient of being outdoors. A lot of building workers like being out in the open, it’s why they joined. Admittedly it isn’t much fun in January but there is still something appealing about it. Whenever some bright spark comes up with yet another system-built house put together in the factory and hails it as the end of site built housing I hang my head low.

Yes it is more efficient and probably cheaper, it may even have better quality control but it isn’t nearly as much fun. The measurement of job satisfaction isn’t something that economists think much about. The fun footprint is not measured in the way that carbon is. That is a shame because it figures large in people’s lives. It would be nice to have a little stamp on products saying that the maker enjoyed making it. I would put one on my brick pointing, a little smiley face hidden in the mortar lines. A little message for the future generations of builders.

More From Skillbuilder – Working Beyond Retirement, Preference Or Pressure?

Its A Wonderful Life – Working Outdoors

Help to Buy scheme…What could possibly go wrong?

It never ceases to amaze me how many politicians never seem to see beyond their next move. They certainly aren’t chess players. Yet again we see another politician blundering into a trap as obvious as any fools mate. His eye is firmly fixed on the immediate prize and he seems to be blind to the dangers. If only he could step back a bit and look at the whole picture.

People are warning David Cameron that his Help to Buy scheme will produce the opposite outcome to the one he intends, but he refuses to see it. “Trust the Bank of England” he cries. He might just as well have prefaced that with “If you can’t trust me”. His declared motive for the policy is that he doesn’t think it is fair that the only people who can afford to get a foot on the property ladder are those with rich parents. Quite right David.

…In many ways it resembles a student loan but instead of investing in a person the tax payer is investing in property.

So in order to even out this inequality he feels so deeply about, he has cast the British tax payer in the role of rich parent. We are about to lend would be purchasers of houses under £600,000 a full 20% of the market value through a Help to Buy scheme. In many ways it resembles a student loan but instead of investing in a person the tax payer is investing in property. What could possibly go wrong?

The government has been warned that this well intentioned move will fuel another housing bubble pushing prices even further out of the reach of first time buyers. We have seen that house prices rise in proportion to people’s ability to take out, but not necessarily to repay, the loan. Think toxic loans, financial meltdown, Northern Rock.

There is also a danger that a lot of this money will be used by people who don’t need it. It will be easy enough for those looking for a quick buck, to take the government money, buy a property, run around the board twice to see it rise by 30%, sell the property and pay the government back. But the even greater danger is that the bubble will burst and once again thousands of people will find themselves in negative equity. With only 5% of their own money tied up in the property there will be very little to stop those Help to Buy victims cutting their losses and throwing in the keys. We have been there before.

This is not a Monopoly game, people need houses to live in not to speculate with. Tinkering or rigging the market will not provide long term stability let alone cure a housing crisis. To take the heat out of the housing market we need to build more homes. Nothing else will work.

Help To Buy – Equity Loan

First Time Buyers Guide

The fault lies not in the cupboard or the washing machine..

I had a call-back on a job today. The kitchen unit doors were knocking together. I assumed it would just be a simple matter of adjusting the self-closing Blum hinges and I would be on my way. It turned out that the hinges causing the problem were not Blums but the hinges attached to the washing machine.

For those of you in any nation but Britain I must just explain that we have this odd idea of putting the front-loading washing machine in the kitchen. Don’t ask me why it’s just the way it happens to be. Obviously we don’t like it because we then attempt to hide it behind a cupboard door so all you can see is a clean row of cupboard doors. There are two ways of doing this. One is to leave the doors on the cupboard carcass and the other is to attach the door to the washing machine itself.

The problem is that washing machines, especially front loaders, have a tendency to move slightly when they are in fast spin. Given that the gap between cupboard fronts is around 5mm on each side you can appreciate that you are on a hiding to nothing in trying to maintain that gap.

I explained to the customer that this is not an installation fault, but a design fault. The fault lies not in the cupboard or the washing machine but in the marriage between the two. The kitchen unit manufacturers cannot be expected to cater for a washing machine that walks and the washing machine manufacturer cannot be expected to stabilise the machine within such fine tolerances.

“So what” asked the customer “is the solution?” I thought for a while and eventually in desperation suggested. “The only solution is to remove the decorative door and expose the naked front of the washing machine”.

She was horrified. The idea of spoiling the nice clean line of kitchen cupboards with a washing machine front was so abhorrent that she could hardly believe I had dared suggest it. What kind of Philistine was she dealing with?

What I should have done at that point was tell her that there are some things in life that aren’t fixable but something in me resists that piece of logic.

I played around with the feet and repositioned the machine centrally. Then when her back was turned I took a couple of her tea towels and rammed them deep down into the gap on either side of the machine. I used a long spatula to make sure they were so deep that she wouldn’t detect them. In engineering you might call it a shim, which makes it sound a whole lot better than a bodge.

Skillbuilder Call backs – Why Your Shower Tray leaks

How To buy The Best Integrated Washing Machine

Under-floor Heating Troubles

As the popularity of under-floor heating increases we are inevitably seeing a larger number of faulty installations. This is the way of the building industry, but it needn’t be so. Plumbers are often called in to pipe up under floor heating manifolds to the heating systems after the floor loops have been laid by others.

Because it is trapped, the pipe expansion will take place within the walls of the pipe rather than along it…

Laying pipes into screeded floors might seem like a job for the labourer (beneath plumbers’ dignity) but entrusting this job to someone who doesn’t have the background knowledge is where mistakes are made, and hidden, until a future date when the pipes fail. The whole system might stand up to a pressure test and be assumed to be fine, but when laying heating pipe under screed you need to keep in mind that:

• Plastic pipe expands and contracts as it heats and cools.
• This expansion doesn’t cease when it is buried in sand and cement.

Because it is trapped, the pipe expansion will take place within the walls of the pipe rather than along it, but where the pipe leaves the cement screed and enters free air is a critical point. Suddenly it is able to expand and contract freely along its length and the point of transition is susceptible to abrasion. It must be sleeved at this point either with plastic conduit or pipe insulation to prevent this happening. If this isn’t done there is a risk of leaks occurring.

The other vulnerable point in under screed pipes is the thresholds between rooms. The screeds between rooms always crack at this point and this is a wholly good thing because it allows each room to act independently. It does however mean that the pipe at that point will move minutely and, again, abrasion can wear the pipes. This will also happen where pipes go through walls

Pipe failure could be 10 or 15 years from now, and whilst plumbers and builders will be free of their warranty obligations by then, it is not a long time in the life of a building, or perhaps I am out of step by thinking that pipe which is guaranteed for anything from 25 to 50 years ought to actually last that long in a building as well as a laboratory.

Which Underfloor Heating System Is Best For You?

How will the outcome of the Leveson Inquiry will affect the behaviour of the British media?

Im not sure what the answer to this is, but it needs to get a move on before the High Court building falls into rack and ruin.

There’s also the possibility that the door is now a computer generated image and the reporter is just standing in front of a green screen…

The rendering on the pillar on the left hand side of the door has been patched and scratched in the most appalling way. A five year old could have done a better job. I would guess it was frost damaged last winter and since the enquiry has had a continuous stream of witnesses arriving and leaving through that doorway there has been precious little opportunity to cordon off the area and carry out a proper repair to the rendering.

Continuing this theme I have often wondered how the front door of 10 Downing Street is kept in such immaculate condition. Quick drying water based paint can’t be the answer because it’s such a high gloss finish. My theory is that they have two doors and simply swap them over when nobody is about. There is also the possibility that the door is now a computer generated image and the reporter is just standing in front of a green screen.

So much film and television is done in this way that it is sometimes difficult to establish what is real and what it not. It makes you wonder why they bother with those iconic backdrops for live outside broadcasts. Dragging crews out in the dead of night to give the illusion that they are somehow on the spot is such a waste of resources. Of course, if it did eventually happen that reporters claiming to be live on location around the globe were in fact tucked up in a nice warm studio out of harm’s way we would need to look into the ethics of such a thing. An enquiry into press ethics, where have I heard that before?

Leveson Inquiry Report – At A Glance

More From Skillbuilder – Rendering Tips For Patch & Repair Work