Maintenance
Original beams imbue a home with character but may suffer from decay or inappropriate finishes, so find out how to look after them and when replacement is needed
From cottages to manor houses, timber-framed buildings were constructed of beams, posts and braces that form the skeleton of the frame. The spaces in-between were closed with infill panels of wattle and daub – woven sticks and mud – and later brick or other materials. While the timber lends beauty and character to these buildings, it is important not to overlook its structural importance, as neglect and poorly executed repairs can result in rapid deterioration and failure.
Where available, oak was the timber of choice because of its strength and resistance to decay. Sadly, inappropriate materials, such as mastics, cement-rich renders and modern paints have often been applied over and around ancient timbers. This results in moisture being trapped so beetle infestation or rot takes hold, the wood decays and its structural integrity is lost. Leaking gutters and high ground levels also cause problems.
How to repair
When assessing the condition of a timber-framed building, ‘general pointers would be to look out for dampness in the structure, big cracks within infill panels and leaking gutters or downpipes,’ advises Joel Hopkinson of Dolmen Conservation & Joinery.
Timber decay is the main problem. ‘If you can stick your finger in, or a sharp object sinks into the timber, you know it is rotten,’ says Rob Wight of Oakwrights. ‘It is more difficult where the timbers are covered over and sometimes you may not even know there are timbers there,’ he adds.
One of the issues with surveying timber-framed buildings is that many surveyors will only comment on the visible parts, so it is important to employ a surveyor who understands timber frames and looks at the complete structure. ‘With a good survey, you get to understand the level of intervention that may or may not be required,’ explains Joel. ‘Consider how urgent any work is and what is the least you can do that would be the best for the building. Often a smaller intervention is better than a big intervention.’
Many ancient timbers show signs of insect damage. This is often historic and, with oak, woodworm is usually within areas of sapwood – the outer layer – so it may be of little concern. Deathwatch beetle might also be present. ‘New beetle flight holes are a light straw colour; older holes darken with age,’ explains David Brooks of Decadet. ‘Obviously, an emerging beetle may use an older exit hole. Falling dust – or frass – can be a sign of beetle activity.’
Surface deterioration does not always require b
