Client: Domestic
Our client, a homeowner in Cupar, tasked Timberwise with conducting dry rot repairs in their flat above a retail unit. This property was a first floor flat of solid stone construction, and was both occupied and furnished at the time of our inspection. The weather conditions were overcast but dry.
Challenges
Our inspection was limited by fitted units, tiled walls, furniture, stored items, and fitted floor coverings. These are common obstructions our surveyors face daily, especially when surveying residential properties, and use their experience backed by 55 years of Timberwise’ industry knowledge to ensure a property is assessed correctly prior to treatment beginning.
An additional challenge faced by our surveyor is that our client’s flat was built above a retail unit. If the suspected fungal decay had spread, it would be necessary to assess the unit below for any likelihood of additional fungal decay to prevent against recurrence post-treatment.
Observations
Our surveyor began with a brief external investigation of the property from ground level. However, they found no obvious defects that could be contributing to the internal condition of the property.
Internally, our surveyor continued their inspection of the property. After assessing the bathroom, they identified an active dry rot fungal outbreak. Our client advised that there had been a recent plumbing leak in this room, which our surveyor believed to be the likely cause of the fungal attack.
Dry Rot refers to a specific strain of fungal decay (Serpula lacrymans). Like Wet Rot, Dry Rot attacks timber with a certain level of moisture content. However, unlike its cousin, Dy Rot is especially hardy and invasive, and can spread over masonry or behind plaster to reach new moisture sources. Leaving even a small section of the fungus untreated can cause recurrence within weeks, especially if the water source feeding the outbreak is not repaired.
After further examinations, our surveyor identified affected areas in the landing, rear right bedroom, and kitchen. Given the extent of the spread, our surveyor also conducted an underfloor inspection with permission from our client. This inspection also revealed extensive spread of dry rot underneath the floorboards. Given the spread, our surveyor also highlighted that the dry rot had likely spread to the retail unit below the flat.
Having requested access from the owner of the retail unit below the flat, our surveyor also assessed the unit for dry rot. Our surveyors’ fears were confirmed when they identified Dry Rot within the unit’s ceiling, confirming that the outbreak had spread from the flat above.
Solutions
Given the extent of the damage, our surveyor recommended a treatment plan that would guarantee total eradication of the fungal strain, as well as restore the property’s structural integrity.
To begin, our technicians removed the kitchen units, appliances, decorative flooring, and bathroom suite within the property. This would facilitate access to affected timber structures. Our technicians next removed all affected materials from site. This included any affected structural timbers, but also wall plaster from sections where the rot had spread through, including 28 metres of skirting boards which had also been affected by the rot outbreak.
As the removal of material was significant, our surveyor also consulted a structural engineer prior to its removal to provide insight on ensuring the structural integrity of the property during remediation. After consulting with the engineer, our technicians installed steel props to the underfloor joists to provide additional structural support to the timbers.
Once removed, our technicians began sterilising the walls to prevent future fungal decay from germinating. To do this, our technicians formed a toxic box (cordon sanitaire) within the wall. This involved drilling small holes at staggered intervals, which were then injected with our LignaTek fungicidal treatment. This treatment was also sprayed onto the surfaces of each wall, as well as the remaining timber supports. This would create a chemical barrier against future fungal growth.
After treatment had concluded, our technicians began to rebuild the flat’s floor and the retail unit’s ceiling. To achieve this, they first replaced the existing joists with new pre-treated timber. Each of these joists had the same fungicidal treatment as the walls, and were covered with a damp proof membrane when in contact with masonry to prevent the transmission of moisture from the walls. This also provided a stable base from which the retail unit’s ceiling could be installed, which was conducted under a separate contract by another specialist.
Once the joists were installed, our technicians installed new tongue and groove timber floorboards, replacing the previously affected materials. Upon the walls, new timber wall battens were installed. These were covered with new plasterboard and then coated with a plaster skim to match the existing walls. Later, once the plaster had dried, our technicians returned to fit new skirting boards, facings, and architraves to replace those lost to the fungal outbreak.
Results
Our client was delighted with the work completed by our expert team, highlighting their willingness to go the extra mile to ensure the property was safe from fungal decay from several sources for the foreseeable future. Our client was satisfied that the source of fungus had been eradicated and its recurrence was halted through our team’s remedial and prevention efforts.
Do You Want Help with a Dry 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 01337 382 911, or you can request a survey online.
