Bective House, Co Meath

The house was inspected and surveyed on various dates in June and July 2006, and reports on structural condition were obtained from Mr. Peter Ryan of Hendrick Ryan Consulting Engineers and on timber condition and treatment by Mr. Jake Reilly M.U.B.C, A.C.I.O.B.

The house is generally in good structural condition, and the windows, walls and main structural elements are intact.

However, due to the beaches in the roof slating in various locations, and penetration of water into the interior over many years, quite severe outbreaks of wet and dry rot have taken hold within these specific areas  and significant remedial works will be required at these points.

This will require removal of timbers which have lost their structural integrity due to the dry-rot infestation, and the stripping-out of those plastered wall areas adjacent to the rot outbreaks. These areas correspond to the areas in which the proposed demolitions are scheduled, ie in the ground-floor kitchen and corresponding first-floor rooms, including the original service stairs; and Bedroom 5 and the proposed lift-lobby area and adjacent staff quarters which are to be altered to accommodate service rooms and provide a link to the courtyard and south-west terrace.

In July 2006 we reported to Ms. Jill Chadwick, Conservation Officer of Meath County Council that emergency repair measures were being carried out, notably to carry out interim repairs to the roof to stop water penetration, and to remove severely affected timbers from the worst affected areas, which are identified in Mr. Reilly’s report. This work was carried out in July to September 2006 and the house is currently awaiting the carrying out of more permanent repair works.

The nature of these repairs is itemised in our detailed Schedule of Proposed Works, which incorporates a room by room specification of work to be carried out, and which highlights the importance of the preservation of the original material of the house intact, and to avoid any unnecessary disturbance of the original material.

We also enclose a photographic survey indicating the presence of significant architectural features of the house including panelled doors, up & down sliding sash windows, ornate plaster and cornice work, and other interior details.

It is our intention to preserve all of these in accordance with the Guidelines for Conservation of Buildings outlined by the RIAI.

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