Client: Domestic
Our client, a homeowner in Bradford, tasked Timberwise with diagnosing damage from wet rot and woodworm in the basement of their property. This property was an end terraced house of solid stone construction, and was both occupied and furnished at the time of our inspection. The weather conditions were sunny.
Challenges
The specialist survey was limited specifically to the accessible areas of the basement. Limiting the extent of a survey can prevent a diagnosis, as it is possible for the full extent of an issue to be either obscured or unnoticed in another room within the property. This is a difficulty our surveyors regularly face, and they acted on over 55 years of Timberwise’s industry experience to ensure a complete diagnosis of the property was achieved.
Observations
Upon arriving at the property, our surveyor conducted a brief external investigation of the property. They generally found that the property was in good condition. However, it was not possible to establish whether the property had a damp proof course (DPC) installed. This is likely due to the age of the property, which was built during the 1800s. As a DPC was not a requirement during this period, it was uncommon to see them in heritage constructions. Without a DPC, there would be little protection against moisture ingress into the interior of the property.
Moving internally, our surveyor first wished to diagnose the basement, the primary concern our client was facing. During this investigation, a moderate, wood boring weevil (Euophryum confine) infestation was noted in the basement on several timber beams, which was believed to be historic.
Wood boring weevil is a type of woodworm, a group of insect species that all live and breed from timbers. In cases where a woodworm infestation is left to develop, this can cause timber structures to weaken, and can lead to the structures collapsing if left untreated for long enough.
Woodworm was not the only concern, however. Several areas of wet rot fungal decay were identified on the lintels above the basement doorways. Wet rot is a collection of fungus species that thrive and germinate in damp timbers. In this case, our surveyor believed the likely cause of the outbreak was a combination of high external ground levels outside the property and a lack of sub-floor ventilation to air out the basement. These factors meant that any moisture could easily ingress into the basement without the ability to evaporate and extract.
Woodworm and fungal decay often work in tandem when found together in a property. Woodworm generally feed from soft woods in most cases. Age and wet rot both reduce the strength of even hardwood timber structures, making them easy prey for woodworm to continue feeding, often at an advanced rate of decay and damage. Acting together, it usually doesn’t take long to destroy an entire structure, often leading to the collapse of floors, roofs, and other structural timbers.
Solutions
Having assessed the basement within the property, our surveyor designed a treatment plan to repair both the fungal decay damage and prevent a future case of woodworm.
To begin, our surveyor recommended the removal of the original timber lintels above the doorways. This is not ideal, as our surveyors would prefer to restore original timbers in most cases. However, the lintels were so extensively damaged that our surveyor feared that they may collapse if left in their weakened state. Instead, our surveyor recommended replacing these either with new treated timbers or a concrete alternative, which would be more protected from or immune to future fungal outbreaks.
Next, our surveyor recommended adding additional ventilation to the basement, either through passive air bricks or vents, or manual ventilation units. These measures would help to stabilise moisture levels within the basement and reduce the risk of further deterioration. Our surveyor also recommended that the basement be given a 12-month drying off period to ensure the success of the treatment.
Finally, our surveyor recommended seeking the assistance of a structural engineer to assess the integrity of the basement and supporting areas. While the timber repairs would restore some structural integrity, it is also easy for both wet rot and woodworm to go unnoticed for several years. If either issue had affected the integrity of the floor above, it might be necessary to conduct additional structural repairs to restore the floor to its original condition.
Results
Our surveyor accurately identified and mapped an active woodworm infestation and wet rot decay in the basement of our client’s property. After diagnosing the symptoms, our surveyor created a treatment plan to remedy the environmental factors causing the decay.
Do You Want Help with a Woodworm Solution?
Our dedicated and experienced team in Bradford are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 01274 891675, or you can request a survey online.
