Client: Domestic
Our client, a homeowner in London, tasked Timberwise with conducting dry rot treatment in the basement of their home. This property was a mid-terraced house of solid brick construction, and was both occupied and furnished at the time of our inspection. The weather conditions were overcast and wet.
Challenges
Prior to our inspection, our client had shared some images of the suspected dry rot within the staircase of their basement. As the rot was consolidated within structural timbers, it would be essential to assess the staircase for stability prior to work commencing. It would be necessary to maintain the structural safety of the staircase during removal of affected elements, especially if the rot had been present for some time or spread extensively.
Access limitations were also limited in the basement due to tiled floors, which our client ask not to be fully removed. This can limit the treatment of dry rot, as if the tiles were installed upon a timber floor, then these timbers may have also been infested by the rot outbreak. Despite the limitations, our surveyor used their expertise to assess the condition of the property prior to treatment to ensure its success.
Observations
Our surveyor began by conducting a brief external examination of the property. However, they found no obvious defects that may be contributing to the internal condition of the property.
Moving internally, our surveyor confirmed that an evident case of dry rot fungus (Serpula Lacrymans) was present within the basement, notably on the timber staircase.
After discussions with our client, they revealed that their neighbour’s cellar currently contained standing water from an undisclosed event. As the staircase was secured to the party wall, our surveyor concluded that residual moisture from the neighbour’s cellar was rising through the fabric of the building, exposing the adjacent timbers to a dry rot outbreak.
Dry rot fungus is especially resistant, and it is often able to grow behind plaster or over masonry in search of further moisture once the fungus has established itself. Our surveyor continued their survey of the basement by investigating the walls for any suspected fungal spread.
After assessing the walls more closely, our surveyor identified the likely signs of fungal growth behind the plaster in each of the basement walls, in both the plasterboard and at the junctions with the floor. It was also evident that the rot had spread underneath the staircase, threatening the structural strength of the stairs. Without prompt treatment, it was likely that the staircase would become a greater hazard to our client and the other occupants of their home.
Solutions
After discussions with our client, our surveyor agreed a treatment plan to eradicate the spread of dry rot within the basement and reduce the likelihood of future recurrence.
Our team of technicians began by preparing the surfaces for treatment. This involved removing any affected plasterboard from the walls, as well as hacking off any remaining plaster. Only by doing this would the true extent of the dry rot fungus’ spread be evident.
Initially, it was believed that the staircase was structurally sound and would remain once treated. However, the removal works revealed significant dry rot fungal decay underneath the staircase, as well as to the wall behind it. Though treatment was thought possible initially, it was now clear that the spread was too severe, and it was now necessary to remove the staircase entirely.
Once the walls were exposed and the fungal waste was removed, our technicians could begin to treat the basement. The walls were sprayed with a fungicidal solution, which would remove any remaining trace of fungal material within the room.
As an additional measure against future fungal decay, our technicians also created a toxic box within each wall. This involved drilling small holes into the surface of each wall and injecting these with fungicidal gel. This would protect our work from future fungal decay by limiting the potential spread of any future outbreaks.
Once treated, the walls could then be repaired. Our technicians first installed a Damp Proof Course (DPC) into the basement wall. This would prevent any groundwater from being able to rise into the wall as it had previously.
As an additional measure of protection, our technicians also installed a cavity drainage membrane to each of the affected walls. This is commonly used as a waterproofing measure in our basement waterproofing work. By installing the membrane, any moisture ingress would be unable to enter the room, meaning that any future timber fixtures were protected from future fungal outbreaks.
Once the membrane installation was completed, our technicians finalised the remedial work by installing new plasterboard over the membrane. This was then coated with a salt retardant plaster finish, ensuring the walls could be redecorated once dry.
This also left the room in the ideal condition for the installation of the new staircase, which our technicians fitted in place of the previous staircase that had succumbed to the dry rot outbreak.
As a final measure, our surveyor also discussed the risks remaining from the party wall. In the case of dry rot, it is integral to treat the fungal spread as fully as possible. Despite treatment being finalised on our client’s side of the wall, it would also be ideal to treat the neighbours’ side of the party wall as well. This would further reduce the likelihood of recurrence on either side of the party wall.
Results
Our client was satisfied that their basement was appropriately treated, and was left in a prepared state ready for reinstatement of the new staircase once it was delivered. Our client was also pleased that the surveyor highlighted the likelihood of recurrence from the other side of the party wall, and used our work to highlight the importance of early-stage treatment for dry rot, as well as the important for complete treatment to ensure the chance for recurrence was limited.
Do You Want Help with a Dry Rot Solution?
Our dedicated and experienced team in North London are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 020 8226 6486, or you can request a survey online.
