Client: Domestic
Our client, a prospective homeowner in Bristol, contacted Timberwise to conduct a pre-purchase survey to assess the property for issues associated with condensation and woodworm. This property was a first-floor flat of solid brick construction and was occupied and furnished at the time of our survey. The weather conditions were sunny.
Challenges
As the property was furnished at the time of our visit, this can cause access concerns to some areas within. Fixtures such as floor coverings, furniture, and tiled walls can all impact the tools we use to build a picture of damp within a property. This is a regular occurrence for our surveyors, especially in occupied properties, and they are well-backed by over 50 years of industry experience to ensure they can build a full picture of work required despite these obstructions. Our survey was not restricted to any specific rooms within the property, and so our surveyor was able to build a full picture of the property’s current condition.
Observations
Our surveyor began with a brief external investigation from ground level. However, they found the property to be in relatively good condition, and no obvious defects were identified.
Internally, our surveyor used an electronic conductivity meter to assess the moisture content of both the internal walls and an exposed chimney breast within the front room. These meters only give an indication of damp on plaster or masonry but are vital for detecting the presence of damp and determining the source of any potential concerns.
After assessing the property, our surveyor found elevated readings in the shower room and bedrooms. This can be quite a common occurrence, as moisture-generating activities such as bathing or sleeping can allow moisture to build up in the home atmosphere over time. With no associated defects related to either penetrating or rising damp, our surveyor concluded that the most likely cause was condensation.
Condensation is the product of having high levels of dense, moist air within a property that can’t readily escape. When this dense air becomes trapped, it eventually settles on cooler surfaces such as your walls and windows as beads of water. If left untreated, condensation can lead to conditions such as black spot mould, a type of fungus that grows swiftly in moisture-rich conditions. Small instances of black mould were found on the PVC windows and within the bathroom, as well as behind the wardrobes in each bedroom.
The final area of high moisture readings was the renovated chimney breast. This also showed positive moisture readings. However, as the flat was not on the ground floor of the property, our surveyor concluded that the readings were attributed to salt contamination within the masonry. The historic burning of fossil fuels within the property had allowed salts to build up on the surface of and within the chimney breast. These salts draw atmospheric moisture onto the brickwork, which would be prevalent in a property suffering from condensation issues such as those described above.
The final area of attention for our surveyor was to assess the property for a suspected case of woodworm. However, after investigating both the first floor and roof void, no evidence of an active woodworm infestation was found. Evidence of a historic minor infestation was found on one surface. However, this was deemed to be inactive during our inspection.
Solutions
This study shows a rare case of catching a damp problem very early. As there were no defects or damage to the property, our surveyor recommended that no specialist treatments of any kind were required to the property in its current condition.
However, that’s not to suggest that the problems identified earlier can be ignored. Condensation can readily become an issue, especially as black mould had germinated on the PVC windows in the bathroom. In cases such as these where the damage is minor, we recommend applying a fungicidal cleaning solution to the affected areas to remove the mould from the wall and reapply this in future if the mould were to reappear.
Condensation is often the result of behaviours in our homes, and simple life changes can prevent mould growth from taking hold of a property. Ventilation, such as mechanical fans or manual vents in walls and windows, is an ideal recommendation for remedying a condensation issue. Something as simple as opening your windows while cooking or showering can ensure that the warm moist air leaves the home quickly, rather than remaining trapped inside your home. Our blog, How To Stop Condensation in a Flat, covers this and many other remedies you can try at home if you’re suffering from damp as a result of condensation.
Results
Our survey confirmed that no specialist work was required to restore the property’s condition. Our client was thankful for our guidance in investigating and confirming the extent of damp within their prospective property, and they later went ahead with their purchase as planned.
Do You Want Help with a Condensation Solution?
Our dedicated and experienced team in Bristol are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0117 322 6512, or you can request a survey online.
