Client: Domestic
Timberwise surveyors were called in to this property in Scotland. The property was a first floor flat of solid stone construction built approximately in the 1700s. The flat was occupied and furnished at the time of the survey. The inspection was restricted by several elements in the interior of the flat, namely fitted units, furniture, stored items and fitted floor coverings. Surveyors were not restricted from any areas of the flat and so were able to conduct a more efficient and comprehensive survey.
Observations
On the external sides of the property, we found masonry and external ground levels were in immediate need of repair. Facing stones were spalled to the front elevation, and vegetation was noted in the roof, which would likely cause damp penetration. External ground levels were significantly higher than the internal floor levels at the front elevation, which may lead to lateral penetration of ground moisture. It was not possible to establish if there was damp proof course present at the property, and a sub-floor inspection was unnecessary as the floor was of solid construction.
Further inspection of the inside of the flat revealed a rising dampness in the entrance hallway at ground level, and dampness unrelated to rising damp in the left side of the rear room upstairs. Moisture profiles were plotted on the walls with an electronic conductivity meter. The profiles recorded indicated an ongoing rising damp issue, particularly in the entrance hallway. After consideration of the instrumental readings, soluble salt contamination and other relevant factors, it was assessed that various walls within the property were affected by rising dampness at ground level. After plotting these profiles on the walls and ceilings of the property they indicated that the most likely contributing causes of dampness were the defective flashings on the outside of the flat, and a poorly capped chimney breast.
The most direct cause of the dampness was not able to be ascertained due to restricted access from fitted elements inside the rear of the property. Some water stains were noted in the front left room, however, after instrumental analysis, they were found to be dry.
An inspection of the roof structure was carried out, which resulted in a moderate infestation of the common furniture beetle (Anobium punctatum), a very common kind of woodworm. This search was only of a partial nature as rafters lined with plasterboard with only two loose panels allowing head and shoulder checks.
Recommendations
Based on the findings of the survey, Timberwise technicians recommended a series of works to combat the damp issues in the property. Preparation works would include the taping down of polythene sheets and plasterboard to reduce dust settling. Our specifications would include the removal of the existing wall plaster from the areas and heights indicated on a sketch created by our surveyors. The removal and re-fixing of the original skirting boards would also be included, in association with the proposed damp proofing.
The installation of our DryTek DPC System to the affected areas would include drilling holes into mortar joints at pre-determined centres. Vertical barriers would be injected into the holes to prevent abridgement from adjoining masonry. A membrane would be installed in the ground-floor entrance, and in the first-floor chimney in the main bedroom.
Woodworm
For the woodworm infestation, technicians would clean down and prepare timbers as necessary for treatment; application of the spray treatment of TW insecticidal fluid to the roof void. Plasterboards would be removed, and insulation would be lifted and protected to allow for the spraying of treatment in the roof void.
When treating timbers for the eradication of woodworm, it is possible that a few deep-seated larvae may escape the immediate effect of the treatment by being below the limit of chemical penetration. These larvae may subsequently emerge as adult beetles in the three years following treatment. In the case of the Death Watch Beetle, the period of emergence may be even longer because of their longer life cycle. Should this happen, the beetles will die upon emergence but would give the impression that re-infestation has occurred. The treatment would prevent the development of any further eggs and with the final emergence of beetles, the treatment becomes completely effective.
Therefore, the infestation will eventually die out. Due to post treatment emergence of beetles, it is clear that any suspected failure of the treatment cannot be ascertained for at least three years or more after treatment and re-inspection within this period would therefore be inconclusive and serve no useful purpose.
Results
Our surveyors completed the survey to the best of their ability, backed by over 50 years of industry experience and despite restrictions on the site. Recommendations were given to the client, so that they can best protect their property from further damp and woodworm damage.
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