Client: Domestic
Our client, a prospective homeowner in Buckingham, tasked Timberwise with carrying out a pre-purchase survey on their chosen property. This property was an end terraced house of solid brick construction with a thatched roof, and was both unoccupied and unfurnished at the time of our inspection. The weather conditions were overcast but dry.
Challenges
There were no immediate challenges from occupants as the property was in the process of being bought, and there were no active tenants or furniture. However, we did experience some restricted access during our inspection due to the fitted units, tiled walls, fitted floor coverings, solid floors, and wood panelling. There was heavy vegetation growth surrounding the property, often growing close to the external masonry in several areas, which made it harder to make a full assessment.
Observations
Our external survey of the property was completed from the ground level during our visit. We noted that the thatched roof coving was in good condition with no obvious defects beyond some minor mortar bedding which was missing around the front porch area. We did, however, note that there were diagonal cracks in the masonry in this area which could indicate potential ground movement.
There were high external ground levels relative to the damp proof course and internal floor levels at the rear extension, which carries the risk of bridging and lateral moisture penetration. The existing damp proof course was bitumen felt and was only found in the newer front porch area and rear extension, which was likely to cause rising and penetrating damp.
Moving into the property, the roof void was experiencing a moderate woodworm infestation. Our surveyor had found exit holes and a significant amount of frass, the culprit being the common furniture beetle. There was also evidence of a historic woodworm infestation in the ground floor ceiling joists and first floor frames, rafters, and floors.
The surveyor found a lot of black spot mould throughout the property, which had arisen from the relatively high humidity inside the property and poor ventilation. Relative humidity readings of 69/70% were recorded in the kitchen and levels of 64/65% were recorded in the bedroom. These results showed that the property’s environment conditions were conducive to condensation.
What was also causing the condensation problem was that the property also had inadequate mechanical extractor fans in the kitchen and bathrooms, making it hard to ventilate the area properly. High moisture readings and visual plaster spoiling on several of the lower walls in both the living room and kitchen were found to be caused by plaster bridging, which was identified where backing coat render and plaster skim were in direct contact with solid concrete floors. Likewise, our surveyors also noted isolated patches of defective mortar pointing and spalled brickwork which was causing moisture ingress.
Solutions
Timberwise cleaned down and prepared the timbers in the roof void for chemical treatment. Our team also put protective coverings in designated work areas to protect the floors and additional furnishings.
For condensation control, Timberwise supplied and installed an EnviraTek extractor fan in the bathroom, which also works as an intelligent humidity tracker that continuously runs. The fan included a 12v DC motor, day logger, and energy-saving cowl, with all necessary core drilling and electrical commissioning.
To help with damp proofing the property, we removed approximately 50mm to 75mm of bridging plaster skim from the base of the affected walls to break contact with the floor. Any exposed masonry was covered with skirting boards following the removal of the bridging material.
For the woodworm treatment, our team applied a spray treatment of LignaTek insecticidal fluid to all of the accessible timbers within the main roof void to eradicate the woodworm infestation. Our team also used a long lance sprayer in order to access and treat the timbers in the deep eaves of the roof for full coverage.
Results
Our team identified an active case of woodworm and some historic timber defects, which we were able to advise and inform the client on during the pre-purchase process.
We successfully eradicated the active woodworm infestation in the structural roof timbers through the use of insecticidal fluid, which gave the client a long-term guarantee of no re-infestation. We also provided a mechanical ventilation solution to help reduce atmospheric humidity which will prevent the recurrence of black spot mould growth. Remediation of the plaster bridging will also prevent future moisture transfer and protect internal wall finishes.
All these steps have helped to enhance and protect the property, giving the client peace of mind as they move through the purchase process.
Do You Want Help with a Woodworm Solution?
Our dedicated and experienced team in Buckingham are ready to talk to you about your options for property preservation. Don’t hesitate to call us on 0800 288 8660, or you can request a survey online.
