Client: Property Consultant
Our client, a property renovator in Exeter, tasked Timberwise with assessing and treating a Dry Rot infestation within a property during renovations. This property was a large commercial property of solid stone construction, and was both unoccupied and unfurnished at the time of our visit. The weather was overcast but dry.
Challenges
As this property was in the process of being renovated, it is integral that our surveyors dutifully assess the risks involved in visiting a site where other contractors are present. Our surveyors always act in partnership with other experts on any site, and use their industry knowledge as well as Timberwise’s 50 years of experience to ensure any surveys are conducted safely while ensuring a complete picture of the property’s condition is compiled at the end of a survey.
In this instance, our survey was also restricted due to stored items, dry linings, insulation, and wood panelling. Installations such as these can reduce the ability to assess certain areas of a property, especially if these materials are incompatible with the tools our surveyors use to diagnose a property.
Thankfully, this is a common restriction that our surveyors meet daily, and are adept at working around to complete as thorough a report as possible for our client.
Observations
Our surveyor began by assessing the external condition of the property, during which several defects were identified. This included missing and slipped roof tiles, defective chimney flashings, defective guttering, and cracked render. Each one of these defects were liable to cause damp penetration within the property, especially within the roof void.
This finding was confirmed in the roof facia boards, where a case of Wet Rot was identified. Wet rot fungal decay occurs when the moisture content in wood reaches 20%, and where moisture ingress is consistent.
This can be the result of a leak, or as in this case, where external defects have allowed water to ingress and cause damage over time. Vegetation growth on the chimney stack, roof, and downpipe also suggested that moisture was ever-present on the surface of the property, and fixing these defects would certainly reduce the likelihood of moisture penetrating the property.
At ground level, several further defects were noted. An abutting wall on one side of the property as well as high external ground levels were also likely contributing to lateral damp penetration within the ground floor of the property. Due to the external render, it was also not possible to establish if a Damp Proof Course (DPC) was present at the property. A DPC consists of a water-resistant barrier that prevents water from rising through a wall. If a DPC is not present, rising damp would also be a potential concern to identify within the property.
Finally, inadequate ventilation was identified to the sub-floor void. Timber floors require ventilation to reduce the likelihood of fungal decay, so it is integral that any moisture ingress is controlled and diverted away to prevent fungal decay from taking hold.
Unfortunately, our surveyor’s worst fears were confirmed upon entering the property. Several large-scale Dry Rot attacks were identified in the basement, ground floor and staircase of the property. The cause was believed to be a combination of the previously identified external defects.
Dry Rot Fungal Decay (Serupla Lacrymans) attacks moisture-rich timbers in a similar way to Wet Rot. However, while Wet Rot remains restricted to its moisture source, Dry Rot will often spread over masonry or behind plaster to seek a new moisture source even if a previous defect has been repaired. Dry Rot Fungus is ever-present and highly resistant, and will often lie dormant until ideal growth conditions are met. Our Life Cycle of Dry Rot page shows how Dry Rot can grow and adapt over time if left untreated.
In addition to the Dry Rot attacks, woodworm infestations were identified in both ground floor flats. Woodworm is a collective term for several wood-boring insects, each of which lives in and feeds off timber, eventually reducing the structural integrity of floorboards, joists, and roof structures.
A woodworm infestation is often characterised by the presence of flight holes in timbers where woodworm species have escaped, as well as frass (waste material from the woodworm larvae) around these holes.
In the upstairs of the property, moisture profiles were plotted with a conductivity meter. These meters only give an indication of damp on masonry or plaster, but are useful for identifying whether damp is present. In this case, damp areas were confirmed in the front room of one of the flats. The contributing damp was believed to be the defective roof and rainwater goods identified outside the property, as well as a leaking Velux window and previous plumbing leak.
Solutions
After our surveyor identified the contributing defects and issues with the property, our technicians completed necessary remedial work that would allow the renovators to continue restoring the property. This included treatment of both the woodworm and dry rot affected areas, providing a clean base for the renovating team to work from.
In the woodworm-affected areas, the floorboards and joists were treated with an insecticidal fluid as required. This fluid eradicates any remaining infestation on the surface, and ensures any emerging beetles would die upon contact with the treatment over the next three years.
In the more serious Dry Rot case, it was necessary to remove all the affected materials from the site. This included not only the affected timbers, but also many of the plaster finishes, which were removed to expose the masonry beneath. This ensured that the complete spread of dry rot was identified and removed from the property. A fungicidal solution was then sprayed onto the masonry to eradicate any remaining trace of Dry Rot Fungus, after which the renovating team could replace any timbers and replaster the walls to the desired finish.
Results
Our client was satisfied with Timberwise’s technicians and surveyor, and praised their willingness to work with their renovation team and provide their expertise to create an ideal solution that worked for both parties. This work highlights Timberwise’s willingness to tackle projects of any size, whether that be work on specialist tasks alongside established building contractors, or combining prevention, treatment and remediation to provide the complete solution for our clients.
Do You Want Help with a Dry Rot Solution?
Our dedicated and experienced team in Exeter are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01392 300 226, or you can request a survey online.
