Client: Domestic Landlord
Timberwise were instructed by our client to perform a dry rot survey on a block of flats in London. This was to investigate suspected dry rot fungal decay within the ceiling of a communal stairwell. The property was a solid brick, concrete, and render construction, and was occupied at the time of our visit. The weather was overcast but dry.
Challenges
During our visit, the surveyor was restricted to just assessing the condition of the stairwell ceiling where a suspected case of dry rot had been discovered. In cases like these, it is important to assess adjoining areas to ensure the extent of damage and spread is realised prior to beginning remedial work to restore the property. This area is also communal and provides access to the upper floor flats, and so our surveyor had to consider its use by the existing tenants during our visit, ensuring the safety of anyone travelling through the area.
Observations
Externally, our surveyor detected a significant pool of water on the flat roof above the suspected infestation. This section of roof could quite likely be the cause of the suspected infestation: Defective roof coverings would allow for the ingress of moisture, and over periods of cyclic damp, would provide the ideal habitat for Dry Rot fungus (Serpula Lacrymans) to thrive.
The suspected infestation was confirmed to be a case of Dry Rot fungal decay when assessing the roof void above the communal stairwell inside the property. This was evidenced by a grey/white skin across some of the timbers, but also the presence of hyphae where the fungus had attempted to spread to further beams.
Dry rot spores are considered omnipresent: no environment is free of them. These spores will germinate and grow in timber once moisture reaches around 20-30%. Their relatively impervious outer layer allows them to resist many typical treatments and allows them to travel even across impermeable surfaces like masonry or plaster to reach food sources further away. Dry Rot fungus can also remain dormant in less-than-ideal conditions, germinating and spreading further once the conditions improve. Our Dry Rot Treatment page has further information on identifying and treating the damage caused by Dry Rot Fungus.
Work to be done by Timberwise
Our surveyor formulated the ideal plan for not only repairing the damage caused by the identified infestation, but also to identify areas where the fungus may have spread further. The initial infestation was found in a communal area outside the tenant’s respective flats, and so there was a distinct likelihood of the dry rot fungus having spread to these flats as well. Without a thorough investigation, it is likely that the fungus would remain and cause further damage in other areas of the property.
Our surveyor highlighted detailed steps to ensure the safety of the occupying tenants. All tenants would be made aware of commencement dates for the remedial work, as well as limited access to the stairwell. Barriers would also be installed to separate the working area from the residents to ensure they were kept away from any potentially harmful material or scaffolding during and after each workday.
Once prepared, our technicians would remove any remaining plaster from both the walls and ceiling, as well as any ceiling joists affected by Dry Rot. These joists would then be replaced with new pre-treated joists, which would be wrapped in a damp proof membrane on any ends in contact with the existing masonry. LignaTek fungicidal gel would then be applied to these areas to protect the are against further dry rot infestations.
Our technicians would also install a toxic box into the wall and ceiling. This involves drilling small holes into the affected walls at regular intervals in a 30cm wide band (A similar method is also used around any doors or windows). These holes would then be injected with LignaTek fungicidal gel to create a protective barrier against future fungal outbreaks within the wall.
Once all protective measures were put into place, new coats of both render and plaster would allow for redecoration of the communal hallway once the plaster had dried naturally. However, our surveyor did require for further surveying to be conducted in each individual flat to ensure the dry rot infestation had been brought fully under control and could not spread any further.
Results
The proposed works provided a long-term solution to the dry rot issue, ensuring the property was protected from future outbreaks. It also highlighted areas for future survey to ensure the current infestation was brought fully under control and could not spread and cause further damage to the tenant’s respective homes. With over 50 years of industry experience, our PCA-qualified surveyors delivered a reliable and effective treatment plan.
Do You Want Need with a Dry Rot Solution?
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