Client: Domestic
Our client, a homeowner in Newton Abbot, Devon, tasked Timberwise with surveying the property for problems associated with atmospheric moisture, condensation, dampness, and woodworm.
This property was a semi-detached house of solid stone and solid brick construction and was both unoccupied and unfurnished at the time of our inspection. The weather conditions were overcast but dry. The property was a recent build, having been constructed in 2004.
Challenges
Our specialist inspection was restricted by fitted units, tiled walls, fitted floor coverings, dry linings, and solid floors. Our survey was not restricted to any part of the property, however. As the property was unfurnished and unoccupied, we had no challenges concerning furniture, stored items, or the safety of occupants.
Observations
Our external assessment of the property found a number of problems that would need remedial attention. We found isolated patches of defective mortar pointing on the front and left elevation of the property, which was likely to cause damp penetration. Poor sealant was also noted around the windows and doors of both the front and right elevations.
The external ground levels of the property were high in relation to the internal floor levels to the front elevation, which had a potential to cause lateral penetration of ground moisture. Critically, we noted that it was not possible to establish if there was an existing damp proof course (DPC) present at the property; the lack of one would result in rising damp within the property.
Moving inside the property, we found problems concerning condensation. Moisture profiles taken indicated the presence of condensation on the ground floor in the front reception room, kitchen, and front entrance. This was also corroborated by the relative humidity readings which were taken in the reception room, which ranged between 72% and 75%, confirming that the area was suffering from condensation.
The survey also found that there were inadequate extraction units in the kitchen, and the cooker extraction unit was found to vent internally into the kitchen rather than externally, which was also likely to cause condensation. Also noted was insufficient passive ventilation within the property, with no hit and miss internal vents or passive wall vents found to comply with Part F of the Building Regulations.
Skirting board moisture readings taken in the front reception room and hallway indicated an inadequate seal between the solid floor-to-wall junctions, allowing moisture vapour to build up. This was potentially causing localised dampness or fungal decay in the skirting boards.
Moisture profiles taken from the property’s windows and doors revealed dampness caused directly by the defective mortar pointing, high external ground levels, condensation, and the defective seal around the windows and doors. Due to these active secondary moisture sources, our surveyor could not be 100% certain if rising dampness was also contributing to the internal dampness.
We were also called in to advise on a woodworm infestation. We found a historic common furniture beetle infestation in the first floor of the front left bedroom, the front right bedroom, first floor bathroom, and master ensuite. It was apparent that prior woodworm treatment had been carried out on the property and no active infestation was found.
Solutions
We advised the client to find a reputable contractor to inspect and rectify all external defects, including the patches of defective mortar pointing on the front and left elevations. A contractor would also be necessary to repair and replace the defective sealant around the windows and doors on the front and right elevations of the property. The uneven external ground levels at the front elevation would also need remediation to prevent lateral penetration of ground moisture.
The client was also advised to install humidity tracking extract units in any area that produced moisture, such as the kitchen, bathroom, ensuites, shower rooms, and utility room. It was also strongly advised to duct and vent the kitchen cooker extraction unit so the steam would be channelled externally rather than internally.
We also advised in our report that sufficient passive ventilation would be needed to help aid air movement and make the building compliant with building regulations. This could include trickle vents or passive wall vents.
As the woodworm infestation appeared historic, it didn’t need active remediation. However, the client was advised to try to verify if there was an active guarantee for the prior woodworm treatment by contacting the issuing company.
We advised the owners to arrange a reinspection by Timberwise after the 12-month drying period has elapsed to reassess whether rising damp is present once the secondary moisture sources were under control.
Results
After a thorough survey, our team agreed that no specialist works were recommended or specified to be undertaken by Timberwise at this time. Actionable recommendations were delivered to the client to instruct a reputable contractor for external repairs and to install tracking extractor fans. A 12-month drying period was established to allow the property to dry out under controlled conditions prior to any reinspection. This also meant that unnecessary specialist treatment costs were avoided by recommending the client investigate existing woodworm guarantees.
Do You Want Help with a Damp Solution?
Our dedicated and experienced team in Devon are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01392 300226, or you can request a survey online.
