Client: Domestic
Our client requested a survey for their domestic property in London. This solid brick, mid-terraced house was occupied and furnished by the client at the time of the survey in August 2024.
External Observations
Observations of the outside of the property revealed that many of the rainwater goods and external features needed immediate repairs, namely the external render, joinery, ground levels and sub-floor ventilation.
The external render and damp proof course in the front elevation was cracked, defective and broken down in some areas, and the external coating and paint was noted to have been flaking and debonding on the outside of the property. Both of these could put a property at high risk of penetrating damp. The ground level outside the property was quite high in relation to the damp proof course and internal floor height. Lateral penetration of ground moisture would likely occur from the bridging over the damp proof course that this height difference would cause.
At the time of the inspection, it was noted that there was inadequate ventilation to the timber floors to the front elevation. This would reduce the air flow to the timbers and thereby increase the risk of attack by woodworm and fungal decay.
Internal Observations
Moisture profiles were plotted onto the internal ground floor walls, using electronic conductivity meters. These meters are non-destructive and are most effective when used on timber, but still give an approximate reading on masonry. Several walls in the property showed evidence of an increased level of moisture, affected by rising damp.
The recorded profiles indicated an ongoing rising damp issue to the front elevation of the property.
An outbreak of dry rot, identified as likely to be Serpula lacrymans, was found on the ground floor.
Fungal decay was found in the front left of the reception room, the front of the entrance hall and on the door frame of the front door. The high external ground floor levels, rising damp in the internal walls and lack of sub-floor ventilation, were all listed as likely contributors to fungal decay in the property.
Challenges
This survey was restricted to the front entrance room and reception room of the property and was obstructed by fitted units.
Whilst our technicians can still provide an expert and professional survey to whatever areas they have access to, they will always be able to give a clearer, fuller evaluation of a property when given full access to all external and internal, accessible areas.
Recommendations
The client was given several recommendations for treatments to the issues uncovered by the survey. Repairs to the external issues, namely damaged rainwater goods and sub-floor ventilation, were reiterated as requiring repair as soon as possible with the cracked brickwork being noted as something to consider for the near future.
A chemical damp proof course would help to lessen the rising damp in the property and repair some of the failing course on the external elevations. A reputable landscaper should also be contacted to lower the external ground level, lessening the moisture being transferred into the property.
If you require a survey in a property you own or manage, you can rely on Timberwise. You can get in touch with our team by calling 0800 288 8660, or by filling in our online form here.
