Client: Bermar Building Co Ltd
This client requested a survey from us for his property in Leeds; a cow byre that was mid-way through renovations and, fortunately for our technicians, currently empty of its bovine residents. The aim of our survey was to determine both the presence and extent of rising damp and timber decay present in the properties roof timbers.
We were also asked to provide the same timber repairs in the main barn, the adjoining building and the three towers that were part of the roof structure.
The property consisted of a single-storey cow byre and adjacent supporting structures comprised of a solid brick construction. Buildings were also surmounted with stone roof tiles.
Exterior
Our survey revealed that all rainwater goods such as gutters, downpipes and hoppers all required repair and replacements. The gutters to the roof lanterns were in a very poor condition as viewed from the ground with some vegetation clogging parts of the gutters.
External inspection revealed that there appeared to be no original damp pivot course and no signs of previous remedial treatment. Roof coverings were cracked and had slipped slates.
There are three prominent towers on the property roof. The first tower, closest to the front entrance, had evidence of severe wet rot on the window sill, structural uprights, and all window frames. The decay was such that some of the window frames were almost falling through.
Timber was exceptionally soft. Surfaces showed zero resistance from a screwdriver being pushed into the wood. The upper sections of the louvres were also soft, indicating internal decay.
The central and end towers were less damaged than the front tower, but did show similar signs of decay in their upper portions. All tower guttering was completely decayed.
Interior
Several internal bays were severely damaged. Each showed signs of advanced decay and would require replacing to ensure their structural integrity. Another section of the bays was only moderately damaged and not in danger of complete degradation but were recommended for repair. The front entrance bay, rear storage and hand wash area timbers were also decayed and would need to be replaced.
One of the major timber beams in the main barn area showed signs of severe decay. A timber resin splice would be required to the bearing end of the truss as movement in the beam and steel within was immediately apparent.
Challenges
This property was in a severe state of decay with most of its internal and external features requiring full replacements, creating a challenge for our joinery team.
Our technicians would also have to contend with the size of the property. Access was limited to the building itself.
Scaffolding would need to be installed and tested in order to reach the higher points of the bays and the exterior roof, to access the towers.
Solutions
New guttering was installed on the exterior of the building and interior bay timbers were all replaced with new oak timbers, removing the decayed wood.
The decayed truss in the main barn was replaced. The beam was propped and then cut back by 1.2 metres to enable the decayed section to be removed. A new oak section was installed to the same dimensions as the existing timber. Steel rods were then placed inside to connect the new and old timbers and sanded back to provide a smooth finish. Finally, the bracing timbers were reset and resecured.
The damaged sections of the towers were also replaced.
Results
Repairs were completed to the satisfaction of our client, new timbers were expertly spliced and installed and replacement rainwater goods were efficiently fitted where required.
Do You Need Help with a Timber Repair Solution?
Our dedicated and experienced Leeds team is ready to talk to you about your options for property preservation. Don’t hesitate to call at 0113 208 9146 or you can request a survey online.
