Client: Private residential
Timerwise were requested for a survey on a residential property in Aberfeldy, Scotland, to assess it for dry rot and fungal decay and perform dry rot treatment. Built in the 1900s, the building had been constructed from solid stone. At the time of the inspection, it was unoccupied and unfurnished. Our inspection was restricted to the bathroom and the boiler room of the property, which was positioned towards the rear of the property. The weather conditions on the day were overcast but dry.
Challenges
As the property was unoccupied and unfurnished, there were no immediate challenges in accessing the areas we had been called to inspect. However, other challenges presented themselves with the integrity of the structure.
The dry rot had been discovered during bathroom renovations and the original ceiling had been disturbed. There was significant fungal decay affecting high-level structural components across the gable elevation window wall. Timberwise was also required to coordinate our inspection and further treatment with the ongoing kitchen and bathroom renewal, which also posed challenges. There was also a necessity to inspect the flat directly above the one we were called out to assess whether the outbreak had spread to the upper floors.
Observations
We were requested to perform an inspection on two isolated areas of the property: the rear of the bathroom, and the boiler room. Dry rot fungal decay was identified in these two areas. We found that the outbreak was affecting the timber safe lintel located across the gable elevation window wall. Evidence of decay required us to remove the high-level wall lath and plaster in order to determine the full extent of the outbreak and subsequent damage.
Solutions
For preparatory work, Timberwise installed dust sheets and hardboard to the floors of the property to reduce dust settling. We hacked off wall plaster within the area that was going to be prepared for treatment. We also conducted removal and off-site disposal of any debris and residual wall fabric that was contaminated by dry rot.
Moving onto structural repairs, we focused on removing the decayed high-level timber safe lintel before installing new pre-stressed concrete lintel sets. We wrapped new timber ends in a damp proof membrane where they would connect with the property’s masonry.
We then moved onto fungal treatment to effectively eradicate the dry rot. We applied a LignaTek fungicidal gel to all of the new and existing hoist ends within the treatment area. We formed a “toxic box” (i.e. a cordon sanitaire, a method used by contractors to prevent the spread of dry rot; the method requires technicians to drill staggered holes into the mortar around the outer perimeter where the dry rot outbreak is and inject biocide into them. This means the dry rot fungus remains trapped inside this box and cannot cross the border to reach new wood, which will eventually kill it.) To achieve the toxic box, our team drilled holes ranging from 12mm to 16mm diameter at 450mm staggered centres in a 300mm band around the periphery of the walls. They were then pressure injected with LignaTek Fungicidal Treatment, as well as surface application to the wall perimeters.
After the initial work with eradicating the dry rot and repairing structural damage was finished, we installed a new high-level wall framing and plasterboard. This was then finished with an application of a 3mm skim coat plaster finish to any of the disturbed areas to help with the bathroom being reinstated for renovations to continue. We also re-plastered all of the treated areas in accordance with standard specialist specifications.
Results
Timberwise completed a successful eradication of the active dry rot outbreak within the bathroom and boiler room. We restored the structural integrity of the area through the replacement of timber lintels with concrete alternatives. Any affected areas were fully prepared and plastered for the client to continue with their bathroom and boiler room renovation. This treatment provided the client with a 20-year long term guarantee for the remedial timber treatments.
Do You Need Help with a Rot Solution?
Our dedicated and experienced team in Perth are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01738 893 120, or you can request a survey online.
