Client: Housing Association
Our client, a housing association in Edinburgh, tasked Timberwise with surveying the property for problems associated with atmospheric moisture and condensation. This property was a ground-floor flat of cavity brick and external render construction and was both occupied and furnished at the time of our inspection. It was constructed in 1950. The weather conditions were overcast but dry.
Challenges
Specialist inspection was restricted to specific rooms or areas requested for examination, this being the ground floor rear room where the condensation was localised. Our survey was also restricted by the presence of furniture and stored items. The property’s fitted floor coverings also prevented a full inspection of all surfaces.
Observations
We completed a brief visual inspection from the ground level to the external building fabrics with ongoing maintenance to continue as per the recommendations set out by the Local Housing Team. We found that there was a problem with the external joinery of the property that was likely to require remedial attention. There was sealant in poor condition found around the windows and doors on the rear elevation.
Inside the property we noted visible condensation noted on windows in the rear left ground floor room. Black spot mould growth was identified on UPVC doors and adjacent furniture in the living room; movement in the UPVC door allowed cold air to bridge into the property, dropping surface temperatures below the dew point.
Moisture profiles that were taken at the time of the assessment confirmed the presence of condensation in the rear left ground floor room. Relative humidity readings taken in the living room were between 55% and 60%, which is exceptionally high. Surface temperatures were recorded at 9.1°C, which was below the calculated dew point of 10.9°C, confirming active condensation at the time of survey.
Solutions
We recommended that the client contact a contractor to rectify identified external joinery defects. We also advised them to replace or repair the poor sealant around the property’s rear windows and doors to help the property to remain watertight. The landlord was advised to address movement in the UPVC doors to eliminate cold air bridging and to implement regular monitoring and maintenance of the external building fabric to prevent moisture penetration.
We also provided the client with environmental and maintenance advice. We advised they maintain adequate central heating to ensure a consistent ambient temperature within the property. Timberwise recommended that the client ensure sufficient ventilation to provide necessary air changes and reduce airborne moisture levels and to utilise insulation where necessary to reduce heat loss and minimise the presence of cold surfaces.
Results
In cases of black mould and condensation, our PCA accredited surveyors endeavour to complete a thorough survey on the requested property and present our findings in a written report within 48 working hours, allowing the recipient to be able to take swift action on any recommendations we may have.
We completed the survey as quickly as possible. We were able to provide a thorough survey on the property and figure out how to best advise the client, which was a landlord, on how to quickly and effectively remediate the condensation issue. We identified specific environmental conditions in the property that were conducive to condensation and mould growth.
Our surveyor determined that the internal mould growth was restricted to specific surfaces affected by cold air bridging as opposed to general wall dampness. We provided a thorough technical report which outlined the root causes of atmospheric moisture issues and the necessary remedial steps the client needed to take.
Do You Want Help with a Condensation Solution?
Our dedicated and experienced team in Edinburgh are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0800 288 8660, or you can request a survey online.
