Client: Domestic
Our client, a homeowner in Kirkcaldy, tasked Timberwise with surveying the property for problems associated with atmospheric moisture/condensation and dampness. This property was an end terraced house of cavity brick construction and was both occupied and furnished at the time of our inspection. The property was built circa 1960 and had an external render finish. The weather conditions were overcast & wet.
Challenges
Our internal survey access was restricted by the property’s fitted units, furniture, stored items, fitted floor coverings, and dry linings. We noted that the heating system was off during our inspection, with an ambient room temperature standing at 17 degrees, which meant the area was susceptible to surface condensation.
We also noted an absence of a decent passive ventilation infrastructure, such as a lack of window trickle vents, door undercuts, and wall vents. There was also a noted problem with the property’s extraction units; the bathroom extractor fan did not work and there was not one present in the kitchen.
The external inspection was limited to ground-level observation only.
Observations
Our external assessment of the property noted a couple of immediate problems. There was defective rainwater guttering on the rear elevation causing damp penetration into the external masonry. Alongside that, there was also inadequate sub-floor vent provision to front and rear elevations, which was reducing sub-floor airflow and elevating risk of fungal decay to timbers.
The internal assessment highlighted a number of problems. We found damp unrelated to the rising damp in the hall, rear right living room, and bathroom, which we had recorded using an electronic conductivity metre. It was highly likely that the damp was caused by the external gutter leakage we had noted and an internal plumbing leak.
Condensation was also a problem, with elevated relative humidity levels recorded, with 72% in the hall and 73% in the bedroom. Active black spot mould was also noted in the ground-floor hallway.
Combined with the problem caused by the penetrating damp, this moisture ingress and the restricted sub-floor airflow was making the property highly susceptible to wet rot fungal decay in the floor joists and boarding if not remediated soon.
Solutions
For us to carry out our work, we advised the client that prior to arrival they must disconnect and remove radiators, associated pipework, gas, water, and electrical services from work zones by another contractor. This will also include the removal of the bathroom suite, shower unit, sockets, and switches prior to site commencement.
Preparatory work on our behalf will include taping down dust sheets and hardboard to the floors in working areas to reduce damage and dust settling. Anything else will be covered in polythene sheeting. We will remove and set aside the original skirting boards for future reinstatement, where feasible. All debris from the site will be removed from the property and safely disposed of.
For the damp proofing, we proposed the full-height removal of all damp and salt-contaminated plaster and wall fabrics on the specified walls in our report, which included the hall, sitting room, and bathroom. We would fit a 3mm cavity drainage mesh membrane directly onto the exposed internal masonry. This would then be finished with a re-plastering using a salt-retardant specification, using dot-and-dab plasterboard finished with a skim coat of plaster.
For timber treatment, we proposed removing up to 3m² of affected tongue-and-groove (T&G) floorboarding in specified damp areas. We will inspect the exposed sub-floor joists and spray an application of fungicidal fluid to the accessible timbers. We will then supply and install a replacement of treated 19mm T&G floorboards.
To bring the condensation problem under control, we recommended the installation of self-boosting humidistat extract fans in the kitchen and bathroom to control relative humidity. We then advised the client to seek another contractor to install passive ventilation measures (such as trickle vents and door undercuts) to achieve Building Regulations Part F compliance.
For the bathroom, the existing wall tiles on the front and right-hand elevation walls will be stripped, before the supply and fitting of a new wet wall panelling, including trims, around the bathroom wall areas following the reinstatement of the bath.
Results
We provided the client with a comprehensive diagnosis of their property’s issues, identifying defective external guttering and a plumbing leak as the source of internal dampness, with the sub-floor vents posing a problem for condensation and wet rot.
Alongside this, we also delivered a clear plan to tackle the aforementioned issues. We proposed a full, multi-stage remediation specification incorporating DryTek damp proofing, mesh membrane isolation, and LignaTek timber preservation. We will also eliminate any potential fungal decay risks through the implementation of targeted fungicidal treatment and replacement of affected floor timbers.
We also further recommended to the client to source another contractor to upgrade the existing ventilation systems.
Do You Want Help with a Damp Solution?
Our dedicated and experienced team in Fife are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01592 669837, or you can request a survey online.
