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Building damp-free cavity walls

It goes without saying that cavity walls should be built so that the inner leaf stays dry. Many building details are designed with this express purpose and are long-established. However,

dampness is still a common problem in modern buildings, due to faulty design or construction of dampproofing measures or to wrong choice of material.

This Good Building Guide shows how to make sure new cavity walls do not suffer from dampness problems.

There is advice in the G o o d q a i rGu& series on dealing with rain penetration and rising damp in existingbuildings. This GoodBuildiag Guide looks at ways of preventing the problems occurring in new cavity wall construction.In drivingrain, water leaks through the outer leaf of most cavity walls, often in quite large
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quantities. Provided the damp-proofing measures are correctly designed and installed and the wall itselfis reasonably fiee fiom defects,the water does not reach the inner leaf -it flows harmlessly down the cavity face of the outer leafuntil it reaches the footings or is directed out of the cavity.

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The damp patch on this kitchen wall ...

...was caused by rain penetrationacross displaced and deformed cavity batts

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Defects in the outer leaf
Most ofthe leakage through the outer leafis at thejoints between the bridcs and the mortar. Good workmanship can help to prevent this -it is particularly important to fill the pe properly. This is especially true in grain can be blown through widejoints and exposed areas, where d across the cavity to wet the inner led The type of pointing also has an effect buckethandle, weathered, or struck pointing have the best resistanceto driving rain. Recessed pointing, which allows water to pond on the exposed ledge, can result in severe rain penetration and should only be considered for sheltered locations. Mortar extrusions on the cavity face ofthe outer leafmust be cleaned OE large obstructionscan bridge the cavity and shed water onto the inner l e d Water drippingfiom smallerextrusions can splash acrossthe cavity as it strikes other obstructionslower down. Ty to ensure that joist ends or r concrete landing slabs do not protrude into the cavity -this can also lead to build-up of mortar droppings.

Types of rainresistantpointing: (a) bucket handle, (b)weathered, (c) struck

Problems caused by wall ties


Wall ties provide an easy route for rain to cross the cavity ifthey are not correctlyinstalled. Points to watch are: 0 ties must slope downwards fiom inner to outer leaf, 0 drips must be positioned in the centre of the cavity, well away fiom the inner leaf, 0 ties must be kept fiee fiom mortar snots - they can bridge the cavity or prevent water running back to the outer leaf

Defects in this cavity include wall ties sloping the wrong way, drips too near the inner leaf, and mortar snots and droppings not cleaned off
af Inner leaf

Defects linkedto cavity fill


Good workmanship to prevent rain penetration is particularly important in partially or hlly filled cavity walls. If there are mortar droppings or extrusions in the horizontaljoints between batts, or in the cavity ofa partially filled wall, rainwater is very likely to cross to the inner leaf. It is also important to fix partial-fill batts firmly to prevent them fiom fallingacross the cavity. The recommended work sequence forpattzaZZyjZZed waZh is as follows. 0 Protect previous work fiom mortar droppings with a batten across insulation and cavity. 0 Build inner leafto the height of the insulation boards plus one course. 0 Clean off mortar snots from the cavity side, then remove batten. 0 Fit insulationboards between wall ties so that boards fit tightly together. 0 Secure boards using retaining clips. 0 Build outer leaflevel to the top ofthe insulation. 0 Repeat until wall is complete.
ng the cavity clear of mortar

Water leaks onto cavity face of outer leaf through cracks between bricks and mortar, mainly at perpends Capillary action through mortar obstruction

Wall tie sloping downwards, drip touching inner leaf

Water runs down inner leaf

Water splashes off extruded bed joints onto inner leaf


,,

Accumulated mortar ings in htings above I

How rain can cross an unfilled cavity

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InfuZ&jZZed walls, the advice is similar, except for the followingpoints. 0 Lead with the outer leafat least for the first 1 8 . 0 Carefilly clean off mortar extrusions at the joints between batts. 0 Never build the cavity first and insert batts afterwards. 0 Course horizontaljoints in batts with wall ties (see photo, lefi).

Where dpcs and cavity trays are needed


0 A dpc should be installed in both leaves of cavity walls to prevent capillary rise of moisture. In the outer leafit should be at least 150 mm above ground level (see drawing (a)). 0 Openings in cavity walls must be protected by vertical and horizontal dpcs to deflect water away from the inner leaf. Vertical dpcs are needed at the jambs of openings where the cavity closes, horizontal dpcs at the head to bridge the cavity in the form of a tray (see drawing (b)). 0 There should be a dpc beneath all sills and copings formed with jointed units to prevent penetration of water to the wall below. 0 In a parapet wall the dpc should provide continuity with the roof covering. It should be not less than 150 mm above the rooffinish to lap over any cover flashing to the roofupstand (see drawing (c)).

MakL __. .._. - .--ntal joints in batts are coursed with wall ties

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(a) Position of dpc above ground level (b) Dpcs around an opening in a cavity wall (c) Flashing and dpc in a parapet wall (d) Stepped cavity trays at pitched roof abutments

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0 Where a masonry chimney penetrates a roof structure, a dpc may be

needed to prevent water soaking masonry inside the building (see Good Repair Guide 15). 0 Abutments to cavity walls need a tray across the cavity to prevent water reaching the wall within the building at a lower level. In pitched roof abutments, this calls for a carefully detailed series ofstepped trays (see drawing (d)).

Installing dpcs
A dpc in masonry must be laid on a 111,even bed of fresh mortar. Lay a 111 bed of mortar over the dpc and then a firther course of masonry. Poor bedding of dpcs in masonryjoints can lead to rain penetration, particularly at the heads of openings, with water entering below the edge of a cavity tray. The dpc must cover the fill width ofthe masonry and project about 5 mm beyond any external face. Horizontaljoints in dpcs should be lapped by a minimum of 100 mm and must be sealed where they have to resist the downward movement ofwater, for instance in parapets. Make sure that the dpc is not bridged by rendering or plastering. A brickwork dpc should be formed with at least two courses of dpc category bricks, laid in a designation 1 mortar (see Dzgest36.Z).Perpends must be completely filled and staggered in alternate courses. A slate dpc should be formed in the same way, using two courses, with each slate as long as possible to minimise the number ofjoints. In vertical dpcs, make sure the upper dpc laps over the lower. This is particularly important around openings, where the dpc or tray at the head should lap over the vertical dpc at the jambs and extend beyond it by at least 25 mm. The vertical dpc should extend at least 25 mm into the cavity beyond the closure and seal properly with any fiame set in the opening. Ifdpcs are lapped the wrong way, water coming down the structure can penetrate behind it. Where a dpc links with a flooring membrane or tanking, the overlap should be a minimum of 50 mm.

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Horizontal dpcs which bridge a cavity to form a cavity tray should step up not less than 140 mm fiom the outer to the inner leaf. Provide support wherever possible beneath the tray across the cavity, particularly at joints in the tray.

Cavity
tray

- Box lintel

Installing cavity trays


Cavity trays play a vital part in preventing rain penetration, but BRE has found that they are ofien inadequate or even missing. This defect can be prohibitively expensiveto put right. Trays should be provided: 0 at all interruptions likely to direct rainwater across the cavity, such as rectangular ducts, lintels and recessed meter boxes, 0 above cavity insulation which is not taken to the top of the wall, unless that area is protected by impervious cladding, 0 above lintels in walls in exposure zones 3 or 4, and in exposure zones 1and 2 ifthe lintel is not corrosion resistant and is intended to hnction as its own cavity tray (see l7zemalimulation:avoidingtirhfor information on exposure zones).

k2
lintel

1/

lintel

Cavity tray and stop end profiles above lintels

Atl.l/t
lWmm
At least

140 mm

A cavity tray above a lintel should extend at least to the ends ofthe lintel, preferably beyond. In walling with frequent openings, separated by short sections ofmasonry, it may be best to run a cavity tray along the whole elevation or even round the whole perimeter ofthe building. Iftrays are not continuous, stop ends must be provided, hlly sealed to the ends ofthe tray. Without them there is a risk ofwater running offthe end of the tray and tracking back to the inner led. Many of the site problems involved in installing dpcs and trays can be avoided by using preformed sections - for example, at corners or junctions where complex details are involved. They are particularly useful at stepped and staggered layouts at pitched abutments. In terraces where steps or staggers are small and space for cavity trays is limited, an alternative is to clad the exposed wall above. Cavity trays should rise at least 140 mm from the outer to the inner leaf, and should be self-supportingor fully supported.Joints must be lapped and sealed. The rise across the cavity should be at least 100 mm.

Minimum dimensions for cavitytrays

Weepholes
To drain water from cavity trays and from the concrete cavity infill at ground level, weepholes must be installed at not more than 900 mm centres. Ifthe wall is to be cavity filled, this spacing should be reduced. There should be at least two weepholes to drain cavity trays above openings. Weepholes are best formed by using proprietary components but can be formed by omitting mortar from perpends.

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Further information
More advice is available in the foltowing BRE and BRECSU (se8 box, left) publications.

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Thermalinsulation: avoiding risks. 2nd edition. 8 262. Garston, Watford, CRC Ltd. R 1994

362 Buildingmortar

380 Dampproof courses


eaOdf?q*5 Diagnosingthe causes of dampness 6 Treating rising damp in walls 8 Treating rain penetration in houses Goodk8C&38oIliMbt(~~) 102 Externalwalk injected cavlty insulation 103 Externalwalls: MIfill insulationbatts 104 Externalwalls: pwtial frll insulation

m ofexpdseon tunklmgand cwtruction, sndthe prwmtbmand controlof he. Formfofmation on= and its rcnices.a fatachnkd&e. contact ER, wl(rordwD2 7.R TO^ 01923664000 Fax: 01923661098 cmry:~ S 0 b r a . C O . U k Wubstc vmr.bre.co.uk

BRE is the Wsbadng c

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