Client: Domestic
Timberwise has acted on behalf of our client, a prospective home buyer in Helensburgh, to conduct a damp and timber survey ahead of the purchase of a detached 19th Century house in Helensburgh, Scotland. The client requested that our surveyor provide clarity on any remedial works prior to progressing with the sale. The property was vacant and unfurnished, and the weather was clear at the time of our survey.
Challenges
This property presented some common challenges to surveyors, such as existing fixtures and restricted access to some parts of the building. Our surveyor’s expertise in navigating these situations allowed them to fully carry out the survey and provide the customer with an accurate picture of the property’s condition. It is also notable that this property is situated near the coast, and the additional moisture in the area is important to consider as a cause of potential damp within the property.
Observations
During an external inspection, our surveyor noted several areas of defective pointing and spalled masonry. Spalled masonry is often the result of cold winter weather causing existing moisture to expand within brickwork, resulting in the masonry chipping and falling away over time. This can reduce the structural integrity of the property and lead to large-scale cracking to the external elevations.
It would be fair at first glance to blame the spalling on the prevalence of coastal winds around the property. However, our surveyor also noted failed flashings and leaking gutters along the roofline of the property. These would certainly contribute to the existing condition of the property as pockets of penetrating damp. This is most often found around areas where the masonry has been punctured, particularly around piping, or in this case faulty rainwater goods and a lean-to shed at the side of the property. Check out our Penetrating Damp Treatment page for more information on Penetrating Damp and water ingress.
Moving inside the property, our surveyor used a conductivity meter to assess the presence of moisture within the interior walls. These meters provide a true reading on timber but are only used as a guide when taking readings from masonry or plaster. Our surveyor identified high readings in the vestibule, hallway, utility room and boiler room, all of which indicate some level of moisture ingress inside the property. There were also some areas of peeling wallpaper and plaster in these areas, as well as moisture profiles around the front door. Regarding the utility room, evidence of a plumbing leak was found, including related damage to the floating floor and wall areas.
Finally, our surveyor identified a prior infestation of woodworm within one roof void. The evidence suggests that this was a historic case, and no active infestation was present at the time of our survey.
Solutions
Our surveyor provided a thorough and ideal solution for the customer should they complete on their purchase of the property. Several repairs were required to the utility room, where our surveyor suggested the removal of the existing floating floor and coverings and the installation of a new insulated floor with a damp-proof membrane. This would remediate the prior damp timber issue and ensure the new flooring had ideal protection against any future potential damp issues.
In the remaining interior rooms, our surveyor recommended the removal of damaged plaster to expose the existing masonry. Our technicians would then install new framing and insulated plasterboard, providing a barrier against the damp stonework and protecting any future decorative finishes. In the vestibule, our surveyor also recommended the inclusion of a full-height membrane behind the plasterboard to protect against penetrating damp.
Finally, our surveyor recommended that all identified external defects – the flashings, guttering, and pointing – be replaced or repaired and then observe a thorough drying period prior to redecoration to ensure all internal areas were fully dry.
Results
After purchase of the property, our client contracted Timberwise to conduct the repairs suggested in our earlier survey. Our technicians put the surveyor’s plan into motion, ensuring that we remedied all internal areas of the property and protected it against future damp concerns. The utility room now has a moisture-protected and thermally insulated floor, guaranteeing its use as a working space without the threat of damp taking hold again. Our technicians also installed new plasterboard and framing along the interior walls, isolating them from the damp brickwork, and insulating them against cooler coastal weather. Finally, or team rectified all external defects, mitigating against the future risk of penetrating damp or further spalling to the existing masonry.
Our technicians have provided a thorough and complete solution for the client, who now has peace of mind that their property will remain dry even in the face of ever-changing coastal weather conditions. Our client was thrilled with the service they received and was incredibly impressed with the thorough and professional nature of both our surveyor’s and our technicians’ work in rejuvenating the property.
Do You Want Help with a Penetrating Damp Solution?
Our dedicated and experienced team in Glasgow are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0141 308 8559, or you can request a survey online.
