Client: Private
Our client was a private homeowner in London. Timberwise were called due to a myriad of problems in their 1900s, semi-detached home. The client wanted a full inspection looking for signs of dry rot, woodworm, and damp penetration, though in our report we concluded we only found presence of the latter.
However, due to challenges when it came to accessing the property we couldn’t rule out dry rot and woodworm completely, but it was clear of those issues in parts we were able to access and investigate. The property was constructed from solid brick and external rendering. Weather conditions at the time of our visit were sunny and dry.
Challenges
As the property was a private homeowner, we had challenges when it came to restricted access. This was down to fitted units, fitted floor coverings, tiled walls, furniture and other items, restricting our access. The overall inspection was not restricted to any specific areas of the property.
We were unable to find any sign of woodworm or dry rot in the roof void of the property, and could not ascertain if there were signs of them elsewhere in the property either.
Observations
We conducted an external inspection from the ground level of the property. We found that there were significant defects with the external gullies and external render which we assessed likely needed immediate attention and remediation.
We also found that parts of the pointing, external coating, and existing damp proof course were also defective and would eventually need fixing. We found that the external drainage gully was blocked at the time of our inspection, which is likely to cause water backing up which may contribute to penetrating dampness that was found in the front elevation of the property. There were also isolated patches of defective mortar pointing to the front and left elevation which were also likely to cause damp penetration.
Moving along, we found that there was cracked and defective render towards the rear of the property, which also can allow for damp to seep in. Paint across the exterior of the building was flaking and debonding in parts, also allowing for damp to penetrate. We were also unable to establish whether there was a damp-proof course at the property, meaning that if the property didn’t have one then there was a reasonable assumption that the property would be highly susceptible to rising damp.
The internal inspection of the property found significant problems associated with damp, both from rising damp as well as penetrating damp and condensation. We found the latter to the right of the front bay window and left of the property’s entrance. We also found damp inside the first-floor bedroom and the second-floor rear bedroom.
We found patches of moisture associated with rising damp in the wall, using an electronic conductivity meter. We used these readings, soluble salt contamination, and other relevant factors, to ascertain that the property was significantly affected by rising dampness. We suggested in our report to the client that the installation of a chemical damp-proof course would be highly recommended in solving the immediate issue.
For the internal dampness that was from penetrating damp, we plotted moisture profiles on the walls and ceilings to the right of the property’s bay window, towards the left of the entrance door, rear left bedroom on the first floor, and the second-floor rear bedroom using an electronic conductivity meter. We surmised that the dampness in these parts of the building was directly caused by the blocked drain, defective render and paint coating, and defective external coating on the outside that we had noted earlier.
We use conductivity meters as they are non-destructive and ideal for testing damp levels in private homes, though these often only provide an indication of levels of damp in masonry. However, they will give a true reading on timber. Destructive testing often gives the best reading and we had the permission of the owner to use a Calcium Carbide/Speed meter, which found capillary moisture on the rear elevation which confirmed the issue of rising damp.
Solutions
We recommended to the client that we remove the existing wall plaster from the areas and heights we found. We also provided them with a sketch of where we intend this to be done. We also intend to remove the existing skirting boards to be able to access some of the plastering. After the plaster has been removed, we will then continue with installing a DryTek DPC System to the walls that we have marked to the client for treatment. This is a treatment that requires a specialist diffusion cream which helps to establish a chemical damp-proof course (DPC), which acts as a water-repellent barrier and that stops moisture from rising through brickwork and stone.
Prior to us remediating the issues, we will also tape down dust sheets and hardboard to the floor to reduce dust settling. We will also tape polythene sheeting over any large free-standing personal items left in the areas we will be working to prevent damage.
Do You Need Help with a Damp Problem?
Our dedicated and experienced team in London are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0800 288 8660, or you can request a survey online.
