Client: Domestic
Our client, a homeowner in Chester, tasked Timberwise with surveying the property for problems associated with atmospheric moisture, condensation, and dampness. This property was a semi-detached house of cavity brick construction, and was both unoccupied and unfurnished at the time of our inspection. The weather conditions were overcast but dry.
Challenges
Our inspection was restricted by the property’s fitted units, tiled walls, fitted floor coverings, solid floors, and wood panelling. We identified multiple moisture sources, which included condensation, penetrating damp, and a suspected plumbing leak.
There was also potential asbestos-containing material present in the property, which we identified on the utility wall which will require specialist testing before any work is undertaken to ensure the occupants and our team were safe.
Observations
During our external inspection of the property, we noted that there was water staining near the guttering which indicated leaking at the front elevation. Blocked drainage gullies at both the front and rear elevations were likely causing water backup which was causing water ingress inside the property.
Significant patches of defective mortar pointing were also noted on all elevations of the property. Wet rot decay was also present in the property’s timber frame windows on the left elevation. A slate damp proof course (DPC) was in place.
The property had a single brick utility room with a flat roof that had a lot of external water staining and moisture. Black spot mould growth was identified in this room, along with the first floor rear bedroom.
Moisture readings taken confirmed the presence of condensation in the hallway. We also conducted thermal imaging which recorded surface temperatures below the dew point which confirmed active condensation. We noted inadequate extract units and a lack of passive ventilation (normally achieved through trickle vents) throughout the property.
The utility and reception rooms had high moisture readings taken from the skirting boards, which we attributed to an inadequate seal at the wall-floor junction. Dampness in both the kitchen and front reception room were both linked to a plumbing leak that was also found.
Solutions
We outlined an action plan for the client. Preparatory works to be done by Timberwise included protecting designated work areas using dust sheets and hardboards. We will apply polythene sheeting over any remaining large items, with all moveable stored items to be moved out of the way prior by the client. Specialist testing and potential removal of any asbestos-containing materials will also be completed before any serious work is undertaken.
The client was advised that damp proofing of the property would be necessary. Our surveyors advised that the installation of a Vapour Barrier Up-stand at the wall-floor joint would be necessary to prevent water ingress. We will also apply HydraDRY vapour proof slurry coating to the wall-floor intersection. Voids where the original plaster extended below the floor slab will also be raked out and cleaned.
Timberwise will also remove and refix all of the original skirting boards where possible. The client was instructed to source a competent tradesperson for repairs to timber windows affected by wet rot.
To control the condensation problem, we proposed installing a humidistat extractor unit in the utility room, as well as providing heating in the utility room, potentially via a thermal plasterboard. We will also apply DryZone anti-condensation paint to improve thermal properties in affected areas such as the hallway.
We also advised the client to source a professional to repair the leaking guttering and unblock all of the drainage gullies that were causing water ingress, to repoint the defective mortar on all elevations, and for the plumbing leaks to be repaired in the kitchen and front reception room.
For the finishing works, Timberwise will also remove and dispose of all resulting waste from the property, ensuring that the wet rot does not have an opportunity to continue to infect other places. We will also advise the client to observe wall drying for a period of 9 to 12 months, with the recommendation that salt-retardant re-plastering may be needed in the future.
Results
We successfully completed an in-depth PCA-accredited survey and identified all defects in the property that were causing the damp and condensation. We provided the client with a comprehensive remediation plan to restore the property to a watertight condition. The client was also advised on necessary environmental improvements to ventilation and heating to prevent future mould growth.
Do You Want Help with a Damp Solution?
Our dedicated and experienced team in Chester are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0800 288 8660, or you can request a survey online.
