Client: Domestic
Timberwise was called to survey this domestic property in Oxford. This mid-terraced property was built in the early 1900’s and was occupied and furnished by the client. The survey was not restricted and our surveyors were able to properly inspect the entire property, allowing us to make a more effective assessment.
External Observations
External observations revealed that the rainwater goods, particularly the guttering, were in need of immediate attention. The front guttering was in a reasonable condition, but to the rear goods were damaged and angled towards the property wall.
Strong cement mortar was used for the pointing between the walls. This could lead to rainwater being trapped behind mortar, causing frost damage when the water froze which would have resulted in the damage seen to the external façade. The external cement plinth was in good condition but may not have been properly waterproofed, which would in turn render the damp proof course ineffective.
Paintwork was in the process of debonding and timber framing was showing signs of weathering. Neither of these were marked as areas for immediate concern. The external single brick toilet was in a dilapidated state, adding to the stress on the rear of the building.
Internal Observations
Black mould spots were found in several isolated areas. This kind of mould is commonly associated with condensation causing cyclic damp. Under stairs cupboards, wardrobes and areas where there is little air circulation are typical environments for mould to grow.
Humidity readings were not concerning, giving a result of around 53-54% humidity. However, inspection revealed no vented windows or adequate extractors in the kitchen area.
Salt deposits were found in the chimney stack within the roof void, which had caused some moisture staining. These deposits were likely left by salts in fuel burned in the chimney whilst it was in use. These salts had absorbed the moisture from the surrounding air and caused damp spots.
Defective plaster, supported by high moisture readings in the surrounding walls, indicated a penetrating damp coming from the rear bathroom of the building. The culprit was likely the defective guttering on the rear external walls and roof. Rear and front walls also showed signs of moisture ingress, also brought on by the external defects noted in the external observations.
Some evidence of a woodworm infestation was found inside the ground floor living room of the property. Flight holes 1-2mm in diameter were found in the central support of a timber table, with accompanying fresh frass. The infestation seemed to be contained within the table support, though evidence of a historic infestation were present in the floorboards and throughout the ground floor. There was no historic or ongoing signs of woodworm in the roof.
Solutions
Timberwise recommended that the damp issues were being caused primarily by the external defects of the property, mainly the damaged rainwater goods. The client was planning renovations to their property and would include extraction units to manage moisture as part of their building plans.
With regards to the woodworm, as this was contained to one area on the table support, the client was advised to remove the table from the property if it couldn’t be treated with domestic woodworm treatments.
Results
Our surveyor was professional and thorough, examining each area of the property to ensure an effective and efficient survey. Our client was given the best advice to prevent further damp and water damage to the property.
Do You Want to Request a Survey?
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