Client: Domestic
Our client was a homeowner in London and requested a damp and dry rot survey from Timberwise after noticing some areas of damp in their kitchen and front reception room. The property was an end terraced house and was constructed of solid brick. The property was occupied and furnished, and the weather was sunny at the time of the survey.
Challenges
This survey was limited to the ground floor front reception room and kitchen. When a survey is requested with limited scope, it can be difficult to fully discover and remedy a dry rot issue, as it is unclear whether the rot could have spread further than the immediately visible areas in a property. This property was also furnished at the time of the survey, and this can present issues in getting to all the different locations needed to assess the condition of the property.
Upon inspection dry rot fungus (Serpula Lacrymans) was found to be present within the property, but the full extent of its spread could not be determined without further investigation (due to the inability to remove some of the floorboards believed to be affected). The customer was advised that further supplementary reports may be required to fully diagnose the extent of the rot, to provide peace of mind that the entirety of the infestation would be eradicated by our technicians upon completion of the proposed work.
Observations
During an external investigation, our surveyor observed that the wall render was in contact with the floor at the front of the property. This can allow moisture to rise into the wall and past a damp-proof course (DPC) if one is present. In this case, the building was found to have a slate DPC installed, a water-resistant material used in many older buildings. It was also found that the external airbricks at the front of the property were blocked, limiting the air flow to the internal timber floors and contributing to the dry rot issues the customer had experienced.
During an internal inspection, our surveyor found defective plaster in the kitchen. The exact cause was inconclusive, but our surveyor believed it was down to the use of an inadequate plaster system following a previous DPC injection. Our surveyor advised that this work may be under guarantee with the installing company, but even if it wasn’t, work done by Timberwise would be.
In the front reception room, elevated moisture readings were taken near the bay window with an electronic conductivity meter. Conductivity meters are non-destructive and only give an indication of moisture content on masonry but did suggest the presence of rising damp. Additional readings were taken on walls in the kitchen, which also suggested the presence of damp. However, the likely cause for this was determined to be the use of an incorrect specification of plaster, allowing residual salt deposits from previous damp issues to attract moisture back into the wall.
Finally, an investigation of the floorboards in the front reception room revealed the presence of Dry Rot fungus (Serpula Lacrymans). A further investigation revealed a significant spread of the fungus and its decay underneath the floorboards, as well as on a timber batten leading to the ceiling. For more information on dry rot and the process of removing it from your property, check out our Dry Rot Treatment page.
Work to be Done by Timberwise
Timberwise’s surveyor recommended a thorough and comprehensive plan to remedy not only the rising damp situation in the interior walls, but also the dry rot fungus infestation beneath the floorboards.
Timberwise’s technicians first recommended the removal of the existing plaster and skirting materials in the damp-affected areas, as well as any remaining flooring materials that could not be salvaged from the dry rot infestation. This would provide a clean slate for the technicians to introduce preventative measures to reduce the risk of either problem reoccurring in future.
Once clear, our technicians would apply LignaTek fungicidal gel to the remaining joist ends, before installing new joists, bearing timbers and flooring, all coated with either damp proof membranes or crafted using moisture-resistant materials. The technicians also recommended creating a Toxic Box by drilling small holes into the affected walls at regular intervals in a 30cm wide band. Once injected with LignaTek fungicidal gel, this would create an additional protective barrier against future fungal outbreaks. These measures combined would provide a thorough and effective barrier to protect our client against future damp issues.
Finally, our technicians recommended the installation of new air bricks, a new DPC, and a fresh coat of DryTek salt retardant plaster on all the affected walls. With the client’s home being built around the 1900s, it is essential that any proposed remediation work is ideal for use on the property. By focusing on a plaster product that reduces the impact of salt build-up within the walls, this will provide a further preventative measure against the ingress of moisture in the future.
Results
The proposed works provided a long-term solution to the dry rot issue, ensuring the property was protected from not only rising damp, but also future dry rot fungus outbreaks. With over 50 years of industry experience, our PCA-qualified surveyors delivered a reliable and effective treatment plan.
Do You Need Help with a Damp or Dry Rot Problem?
Our dedicated and experienced team in London are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0208 226 4168, or you can request a survey online.
