Client: Vinci Construction
Radcliffe Market, located in Greater Manchester next to the river Irwell, is a popular commercial shopping centre undergoing a significant refurbishment. The historic Market Chambers within are comprised of two floors, with both floors planned to be refurbished.
Timberwise were approached to investigate timber decay to both floors, and to conduct structural repairs including wall ties for stabilisation.
Property Damage
Our survey from January 2023 revealed that dry rot was present in the front elevation, and in the rear right corner stairs area. A follow-up survey in November 2023 confirmed that rot had spread to the rear elevation, through the walls and timbers.
Roof coverings:
- Defects had allowed moisture to enter and transmit through the building fabric
- Decay had started to spread because of the defects in the roof
- If untreated, the rot is likely to spoil and damage the internal finishes, decorations and put timbers within the property at serious risk from fungal decay
Pointing:
- Many areas of the pointing were in poor condition
- Large collections of vegetation were noted growing in various areas
Masonry:
- The walls to the building are of a solid brick construction with no cavities, which makes them prone to rainwater penetration, condensation and heat loss
- A common sign of rainwater penetration is damp patches on the interior walls, often causing paint or wallpaper to peel
- Damp masonry can also put embedded timbers at risk of rot
Dry Rot
- Fungal decay was noted on all floors, mostly in the rear elevations of the basement and the room marked as Unit 3.
- Roof spar ends, floor joists, walls, stair casings and bulkheads all had evidence of severe fungal infections
These issues were determined to have been caused by defective and damaged rainwater goods and roof coverings, allowing water ingress into the fabric of the building interiors.
The unit 3 section of the building showed significant decay. The ground room floor was comprised of a staircase area, of which the bulkhead support was hanging off and in need of replacing. Cast iron pipes were also in place, and no lintels were found supporting the top of the door frame. The pipes would require removing, after treatments to the area; a brick pillow would need to be installed to fill the void left by the old pipes.
Challenges
One of the main challenges of this project was the limited scope of the survey requested. Surveys were restricted to specific areas, meaning that our surveyors were unable to ascertain the full extent of the decay and damage to the property. More surveys were recommended to the client to gain the fullest understanding of the building’s status.
Working on this property would require the use of scaffolding and working above water. Technicians would also need to carefully schedule their work to align with the project’s timeline, including a propping schedule for structural timbers.
Solutions
Timberwise carried out several treatments. The first job was to lay down preparations for the work, putting down protective sheets and layers.
Decayed material, window frames, brickwork from in between the roof spar ends were removed, as well as rotted wall plates. New spar ends and frames were fitted using a bolt-on method and then treated with a fungicidal treatment, whilst replacing the old brickwork. Floorboards were removed to allow for the removal of the decayed floor joists. New joist ends were bolted onto sections of the nearest walls and concrete lintels, propped up by new steel supports.
On the ground floor of Unit 3, the existing wall and bulkhead of the staircase area was propped up with steel supports. The decayed lintels to the staircase and rear doors were replaced with new, stronger concrete. After the client replaced the rainwater pipes a small brick pillow was formed from the ground floor to the underside lintels of the bulkheads, tying in the rear door lintels
A toxic box was formed throughout different areas of the property, focusing on the sections with the most pronounced dry rot. Finally, all timber surfaces and contact points were renewed by being brushed down, removing surface decay. A treatment of LignaTek Masonry Dry Rot Treatment was applied in two coats to all the affected surfaces, holes in the walls and the perimeter walls.
Finally, new timbers were added and coated in the same treatment as the rest of the building to prevent future decay. Joist ends were capped and laid with a PVC DPC membrane.
Results
All work was diligently completed on schedule, working to strict site rules and regulations. The client was pleased with the works, finished to an excellent and professional quality.
Do You Need Help with a Dry Rot Solution?
Our dedicated and experienced team in Manchester is ready to talk to you about your options for property preservation. Don’t hesitate to call at 0161 210 3659 or you can request a survey online.
