Client: Domestic
Our client contacted Timberwise to conduct a survey on an underlying condensation problem within their property. This property was a flat as part of a larger, solid brick construction. The flat was unoccupied and furnished at the time of our survey, and the weather was overcast but dry.
Challenges
Like most furnished and finished properties, there were areas of restricted access created by fitted units, tiled walls, floor coverings and solid floors within the property. This is a regular challenge that our surveyors come across, and their expertise in navigating these situations allowed them to fully complete the survey. Our investigation was not restricted to any specific area of the property. Therefore, we could provide confidence to our client that any problems would be found swiftly, and a restoration plan be put in place to restore any damage the property had sustained.
Observations
An external investigation of the property revealed several points of weakness within the property. Notably, the roof had several slipped or missing tiles, indicating gaps where moisture could potentially enter the roof void below. There were also several areas of vegetation growth, which could have caused the tile damage if left for long enough. Moss thrives in cooler, damp environments, so is perfectly suited to average British weather if left alone for long enough. Isolated patches of defective mortar were also identified in the chimney stack, which could have contributed to moisture levels inside the home.
At ground level, our surveyor identified that the render was in contact with the ground at the front of the property. Combined with high ground levels, this can cause moisture to rise through the render and bridge over the existing slate Damp Proof Course (DPC), which would allow moisture to penetrate the interior walls.
The faults identified externally were also evidenced to have affected the environment within the property. High humidity levels were recorded throughout, with the highest reading of 79% present within the kitchen. This was not only concluded to be from the ingress of moisture, but also from a lack of ventilation: Inadequate extraction units were found in the property, and there were no passive ventilation methods present. Without proper air flow, moisture has nowhere to escape and so becomes ingrained in the property. Our Condensation Control page has a host of information on how you can improve passive ventilation throughout your home, and the risks of allowing condensation to build up over time.
A defective chimney breast in the kitchen was also contributing to the damp atmosphere, likely due to a build-up of ammonium salts. These salts migrate into plaster through the burning of fossil fuels and can attract moisture long after a fireplace was last used.
Elsewhere, plaster and skirting moisture readings in the remaining rooms was found to be high, likely due to inadequate sealing between the wall and floor. Where this is the case, moisture can bridge the existing plaster, causing moisture profiles to appear on the wall. This can also be a contributing factor in rising damp, of which evidence was found within the party wall near the front of the property. Finally, evidence of a historic plumbing leak in the bathroom has contributed to these high internal damp levels.
Work to be done by Timberwise
Our surveyor created an action plan to ensure that the damp environment within our client’s home was brought under control.
First, our technicians would remove all areas of salt-saturated plaster, including not only the hallways and rooms, but also around the disused chimney breast. This would ensure that all historic salts were removed from the property and reduce the likelihood of moisture being retained in the walls in future. In their place, a waterproof slurry would be added to the walls, before re-plastering with a salt-retardant specification plaster. This would provide the ideal protection for the customer’s chosen decorative finishes.
Our surveyor also recommended the installation of our DryTek DPC system. This would involve drilling into mortar joints at pre-determined centres and injecting a damp proof cream into the wall itself. A vertical barrier would also be installed around the area of initial damp. Combined this would prevent the ingress of further moisture from outside the initial damp area and provide peace of mind that our client’s decorative finishes remain unblemished for years to come. For more information, check out our Damp Proof Injection page.
Outside the scope of our work, our surveyor also recommended a few improvements be made by other contractors. Primarily, reducing the ground level of the outer pathways would reduce the likelihood of damp reoccurring within the walls later. Though our DPC would be installed, water can travel a significant distance through render if in contact with the ground and could still allow problems to reoccur if the damp were to bridge over the newly-installed DPC.
Results
The proposed works provided a long-term solution to the dry rot issue, ensuring the property was protected from damp and condensation build-up. With over 50 years of industry experience, our PCA-qualified surveyors delivered a reliable and effective treatment plan.
Do You Want Help with a Condensation Solution?
Our dedicated and experienced team in London are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0208 226 4168, or you can request a survey online.
