Discovered old wall structure timber / brick?

[c stewart]

Hi . New house I had two long deep plaster cracks under a bay window , first floor above other bay . Damp too. Took off the plaster , no cracks in brickwork but I’ve attached photos of what I’ve found . Wooden pillar (rotted) supports to the window board (which is newer and not rotted snd from when new windows inserted ) . The plaster (maybe cement as heavier ) goes deep into these wooden supports and that’s where we had cracks …. So now I want to replaster and make sure no more damp comes through . Not keen to rebuild and not sure it needs it even though the wooden bits are rotted the window board sits on brickwork . Photos attached any advice greatly appreciated …

 

[Lower]

Are the bricks sitting on ends of the floorboards or other timber?

Looks to me like the bricks are just infill for a timber frame.

Bay windows were typically built without foundations so you often do get movement relative to the rest of the house.

Where is the damp coming from?

 

[cwhaley]

I would say your upper bay window is single skin bricks built into a wooden frame. My first floor bay window is made of single skin bricks sat on their side, as is the dividing wall between the bathroom and back bedroom! Nice little cost-saving measure from back in the day.

I don't have the timber aspect, but I did have damp walls in winter caused by warm air condensating on the single skin brick. I insulated the walls internally and that solved the problem.

I've no idea how to repair/replace the rotten timber, but I'd be checking for signs of water ingress externally (perhaps from a broken sill or drainpipe) as well as getting that bay insulated if it is indeed single skin.

 

[tell80]

your last pic shows a rotting skirting board and strands of maybe wet rot but maybe dry rot on the bricks?can you post pics of the outside of the bay?

 

[c stewart]

Thanks all - I will take more photos , outside looks pretty good I think perhaps re rendered at some stage . No issues on Sill or gutters . In last 15 years this has had new PVC double glazed windows , then new timber frame doubled glazed in last 5. The back of skirting bds is not damp but has rotted parts . Damp under the window sometimes. The bricks are not sitting on the floorboards , the wooden props seem to go deeper below the level of the floorboards. I’m minded to take all the plaster (it’s very thick I’m not sure it might be cement ..?) off , out in celotex or breathable waterproof insulation and plaster over with new skirting bd…?c

 

[c stewart]

Hi I attach more photos … clearly damp coming through .. ends of floor bds rotted against bricks , back of skirting rotted , no leaks outside sill etc going to strip off the cement and plaster and put in insulation … then plaster but do I need re cement it? C

 

[cwhaley]

I reckon your problem will be with the guttering and/or lead flashing allowing water to get to the external render.

 

[c stewart]

Some more photos maybe this was an old problem .. I can see one open join but maybe the flashing not good quality ..sorry it’s upside down

 

[tell80]

the penetrating damp and the rot in the wall panels and floorboards has been going on for some years.
New repair boards can be seen and lots of old damagedboards.The lead flashing is a bit of a waste of time.
just a thought but maybe the upper bay floor used to be the roof of a single story bay? you could open the floor and maybe open up the wall and ceiling below if needed to see how far the damage goes.
All 3 panels to the top bay need completely removing, that is remove all flashing,render, rotted studs and brick infills below the upper windows. How you would support the top bay window frames and bay roof would have to be seen maybe you could redo one panel at a time ? have you had a look at the bay roof condition?
All that green view at your back looks great.

 

[c stewart]

Thank for your help , I’ll probably get the flashing done and rip it out inside , then insulate and plaster over . Cheers