Client: Property Maintenance Company
Our client, a property maintenance company in Lancaster, tasked Timberwise with surveying the property for problems associated with atmospheric moisture, condensation, dampness, woodworm, and wet rot fungal decay at a student rental property. This property was a mid-terraced house of solid brick with external render construction and was both unoccupied and furnished at the time of our inspection. The weather conditions were overcast but dry.
Challenges
There were some challenges when it came to conducting the survey. There was restricted access to two of the bedrooms (on the first and second floors) during the inspection as they were currently occupied by students. There were also physical obstructions due to the fitted floor coverings, furniture, and stored items which prevented a visual woodworm inspection across the ground floor, the staircase, and the first and second floors.
There were numerous concurrent moisture sources, such as a plumbing leak, condensation, defective render, and defective roof coverings and flashes. This meant it was difficult to determine whether there was rising damp at the property or not until the secondary defects were resolved and a suitable drying period had elapsed.
Observations
During our external inspection of the property, we immediately noted defective guttering on the front elevation that was likely to cause water penetration. There was also cracked and defective render and open-jointed brickwork on the rear elevation, which was also likely to cause damp penetration.
Flaking and debonding paint on the rear elevation was also noted. Our surveyor was not able to establish whether there was an existing damp-proof course at the property, which was also a concern for rising damp.
Inside the building, we quickly noted a concerning problem with condensation and black mould; black spot mould was found in the hallway of the first floor and across all of the rooms on the second floor. Moisture profiles recorded showed severe condensation issues that were present across the entire building, with high relative humidity levels between 71 and 72% recorded in the kitchen.
There was also a lack of adequate ventilation throughout the property. Extraction units in the building were inadequate and not performing at maximum capacity. There was also the absence of window trickle vents which is a requirement for passive ventilation under Part F of Building Regulations 2010.
Our surveyor recorded elevated plaster moisture readings along lower plaster sections in the entrance hall, kitchen, and utility room, indicating bridging plaster which would need to be resolved. Internal dampness not caused by rising damp was identified in the second-floor hallway, second-floor rear bedroom, and first-floor hallway. The dampness was attributed to a combination of a plumbing leak, condensation, defective render, and defective roof coverings and flashings.
Surface temperatures were recorded above the dew point during our inspection, which confirmed that airborne moisture was not actively condensing on the surfaces of the walls at the time of the survey. There was a central heating system in the house, but it was turned off when our team were surveying, with internal room temperatures standing at around 22°C.
Solutions
We recommended that the client undertake repairs on the guttering, cracked render, open-jointed brickwork, and roof covers and flashes by a reputable contractor to prevent any more water ingress. We also advised them to source a contractor to investigate and repair the plumbing leak.
To get the condensation problem under control, we will supply and install a continuous running, intelligent humidity-tracking sensor extraction fan (EnviraTek 12V DC ball-bearing motor with day logger and energy-saving cowl) on the left elevation wall of the kitchen, including core drilling, electrical work, making good, and minor electrical commissioning.
We will also supply and install the same fans in the first and second floor bathrooms to replace the current, inadequate units. We will also provide passive ventilation measures such as trickle vents and door undercuts to help ensure compliance with building regulations.
The works will be finished with the removal and replacement of the defective, bridging plaster with a salt-retardant one after the completion of external repairs.
Results
We provided the client with a clear plan to tackle the pervasive condensation problem. The aim is to control the elevated indoor humidity through the use of a continuous intelligent mechanical extraction unit, which should help to prevent condensation and subsequent black mould growth across all of the affected floors. We provided the client with a 5-year full parts, labour, and call-out warranty covering all installed condensation control extraction units.
Do You Want Help with a Damp Solution?
Our dedicated and experienced team in Lancaster are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01772 472751, or you can request a survey online.
