Client: Domestic
Timberwise was called out to survey a residential property in Gainsborough for a suspected case of wet rot decay within the bedroom ceiling and the roof void above it. This was an end terrace property of a solid brick construction and was unoccupied and unfurnished at the time of our visit. The weather was overcast but dry.
Challenges
During our visit, our inspection was limited to the front bedroom and the roof void above it. When a survey is requested with limited scope, it can be difficult to fully discover and remedy a wet rot issue, as it is unclear whether the rot was isolated to the damaged area, or if moisture ingress could have caused it to spread further than the immediately visible areas in a property. In this case, Insulation in the roof void also presented an issue in confirming the extent of the rot. Our surveyor called upon their years of experience to ensure any visible areas were assessed for potential wet rot, as well as plotting potential routes where wet rot decay might have spread to ensure any potential spread was caught prior to beginning work.
Observations
Our surveyor began their inspection with a brief examination of the outside areas. During this, they found defective flashings on the roof, as well as water staining on the rainwater goods beneath the roof. This would certainly contribute to damp within the roof void.
A further inspection of the surrounding walls of the property also suggested areas of water ingress: Significant areas of defective pointing were observed on each wall, and spalling to the facing bricks suggests that not only had water been finding its way into the roof void but had also been running down the face of each wall. This moisture would then be able to penetrate through the failed mortar and freeze during cold weather and then release when the weather warms again. Over time, this cycle weakens masonry, causing it to crack and crumble away from the wall.
Our surveyor also discovered that air bricks at the base of the wall were blocked. This restricts air flow to the subfloor timbers within the ground floor of the property. If the damp were to run further down the wall, this could cause the ideal environment for wet rot to spread to the ground floor in addition to the case within the loft.
In the front bedroom, our surveyor was met with a large area of failed plaster, as well as several smaller areas with damp stains high on the ceiling. They first plotted the position of moisture profiles on the walls and ceilings using an electric conductivity meter, which are non-destructive and only give an indication of moisture content on masonry but a true reading on timber. These readings confirmed that the leaking roof flashings and rainwater goods had allowed water into the roof void, which has then caused considerable damage to the bedroom ceiling.
However, water ingress was not the only cause of damage within this property. Upon closer study, our surveyor found a case of Cellar Fungus (Coniophora puteana) which had spread into the roof void and into the bedroom below. This is a type of wet rot fungus that thrives in damp and humid conditions, feeding on wooden joists and timbers. This weakens the wood’s structure over time, causing it to become brittle and crack. You can find out more on our Wet Rot Treatment page.
Solutions
In a situation such as this, there was only one solution out surveyor could provide: repair the faults in the roof. This would ensure that the existing external issues were remedied, after which our surveyor would revisit to assess the new state of the damp. Without fixing the roof, it wouldn’t be possible to confirm whether any additional causes of damp were overlapping with the wet rot decay found within the roof.
When treating Wet Rot, the environment is the key: Wet Rot Fungus won’t spread provided it doesn’t have a moisture source to encourage its growth. By treating the root cause, this would isolate the fungus and allow for our technicians to remove and replace any rotten timbers at risk of failing. This would also allow our surveyor to re-assess the damp profiles and ensure that there were no other contributing factors, such as penetrating damp through the spalled brickwork and failing mortar.
Results
Our client was satisfied by the thorough and professional advice provided by our surveyor. Though there was nothing at present that our technicians could help our client with, we left them with peace of mind that once the roof issues had been sorted, we could return to advise further on any other potential damp issues they may be experiencing.
Do You Want Help with a Wet Rot Solution?
Our dedicated and experienced team in Lincoln are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01522 899 291, or you can request a survey online.
