Understanding and Addressing Common Issues with Finlock Gutters
We recently identified concrete Finlock gutters during a survey in St Albans. These type of concrete gutters were very common during the 1960s and they were designed to simplify and expedite building processes. However, these systems have largely outlived their usefulness and now pose several challenges for homeowners. This post will explore the common problems associated with concrete Finlock gutters and discuss the best repair strategies.
What Are Finlock Gutters?
Finlock gutters are an integrated concrete gutter, lintel, and eaves system fitted in sections, typically 200mm to 250mm wide. These sections incorporate a cavity closure at their head, intended to act as a combined cavity closer, lintel, and gutter system. The aim was to streamline and simplify construction, but as time has passed, numerous issues have arisen.
Common Problems with Finlock Gutters
1. Inadequate Number of Outlets
One significant issue with Finlock gutters is the insufficient number of outlets, leading to flooding and leakage. The limited drainage capacity can cause water to back up and overflow, creating further problems.
2. Deterioration from Older Repairs
Many Finlock gutters have been lined or sealed with asphalt or similar liquid-applied products. Unfortunately, older repairs often fail and exacerbate the problem. The crude and uneven finish can reduce the channel size and capacity, making flooding more likely.
3. Blockages and Misalignment
Finlock gutters are generally laid level, making them extremely susceptible to blockages and flooding. Over time, the sections can settle and become misaligned, worsening these issues. Misaligned sections can open up at the joints, leading to leaks that become apparent inside the building.
4. Condensation and Dampness
Condensation and dampness often develop internally, typically affecting the upper 200mm of the wall. This occurs due to a ‘cold bridge.’ Finlock gutters, often used above cavity walls with better thermal performance, are solid from outside to inside. In cold conditions, the concrete sections inside the building become colder than the adjacent surfaces, attracting condensation and causing black mold just below the ceiling.
Repair Options for Finlock Gutters
When it comes to repairing Finlock gutters, there are two primary options: lining the gutter or cutting away the protruding section and fixing a traditional fascia board and gutter.
Lining the Gutter
Lining the gutter can be effective, but it often fails to address the underlying condensation issues. While it may temporarily prevent leaks, the fundamental problems with the Finlock system remain.
Cutting Away and Replacing
Cutting away the protruding section of the gutter and installing a traditional fascia board and gutter is generally the preferred method. This approach not only addresses the leakage issues but also helps to relieve the condensation problem by eliminating the ‘cold bridge’ effect.
Conclusion
While Finlock gutters were a revolutionary concept in the 1960s, they now pose significant challenges for homeowners. Understanding these common issues and choosing the right repair strategy is crucial for maintaining the integrity of your home. At HSA Surveyors, we recommend cutting away the old Finlock system and replacing it with a more modern solution to ensure long-term effectiveness and peace of mind.
For more information on Finlock gutters and other building issues please feel free to contact. We cover Hertfordshire, Essex and London any if you require any further advice in this respect please get in touch with Brian Sullivan MRICS FCABE at our London Office on 0203 633 0088 or our St Albans Office on 01727 613 088.
By addressing these issues proactively, homeowners can avoid the complications associated with aging Finlock gutter systems and ensure their homes remain in good condition for years to come.