Client: Private, residential
Timberwise were called out to a private residential property in Birmingham to perform a thorough inspection for moisture and condensation, damp, woodworm, and dry/wet rot fungal decay, as a preliminary pre-purchase survey for a client.
The property was constructed from solid brick, as well as having an extension that was constructed from cavity brick. The property was occupied and furnished at the time. Weather conditions on the day of the survey were overcast but dry.
Challenges
The survey was requested by a buyer purchasing the property off the then occupants, who were in-situ at the time of the assessment. As such, our inspection was restricted by a number of items as the property was occupied and furnished. We were restricted by: fitted units, tiled walls, furniture, stored items, fitted floor coverings, dry linings and solid floors. Our inspection was not restricted to any specific areas of the property.
Observations
In our observations, we noted that there were restrictions to the sub-floor ventilation due to several air bricks partially blocked by external steps of the property. Beyond that, we noted no other problems or defects with the property externally. We had noted that the original damp proof course was slate, with a modern plastic DPC noted to the left elevation extension.
Moving inside the property, we conducted a full search of the property as best as we could with the restrictions listed above in mind.
We found no instances of woodworm, dry rot, or wet rot. We also noted that the property featured a mix of suspended timber floors in the hallway and part of the kitchen, with the rest being solid concrete floors.
We did find elevated relative humidity readings ranging from 64% to 65%, which were recorded in the kitchen. With no other identifiable causes, we surmised that the issue was likely related to condensation from use of the kitchen. We found insufficient passive ventilation, as the property lacked trickle vents to the windows and passive vents to the walls. Plaster bridging identified in the kitchen where isolated higher moisture readings were recorded on lower wall sections.
Solutions
After a thorough assessment of the property, no specialist remedial works were required or recommended by Timberwise at the time of the survey. Our readings of damp in some areas were identified to be caused by plaster bridging, creating isolated damp readings. This means that the damp was not caused by rising damp. We also noted that the suspended timber floors in the property had no sign of deflection or distortion that would be normally noted in issues of serious dampness.
After a thorough assessment, we concluded that the property did not need any remedial work done on our part, though we provided them with a condensation customer care guide to help them identify and manage environmental moisture levels going forward.
At Timberwise, our values lie in our integrity and our honesty. We are committed to providing a reliable and honest service, and if your property needs no work doing we’ll tell you.
Do You Want Help with a Damp Solution?
Our dedicated and experienced team in Birmingham are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0121 412 9315, or you can request a survey online.
