DAMP AND TIMBER REPORT€¦ · Overall the house has great potential with a few damp issues, that...

DampSurveys.Ltd.uk 02072741278 20WenlockRoad,LondonN17GU

DAMPANDTIMBERREPORTForandonbehalfofMrShedleyRown

Propertysurveyed 13AlbertRoadMitchamLondon, CR44AL

ThisreportisforthesoleuseofMrShedleyRownforwhomthesurveywasundertakenandmaynotberelieduponbythirdpartieswithoutourwrittenconsent.

©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 2/29

DearMrRown,

Pleasefindthereportofthedampandtimbersurveywhichwecarriedouton9November2017onyourbehalf.

OVERALLOPINIONOverallthehousehasgreatpotentialwithafewdampissues,thatdonotappeartobeongoing,willdry-outintime,afterwhichitwillbeeasytopreparesurfacesforredecoration.Thisreportisintendedtobereadinfull.Observationsandopinionsmustnotbetakeninisolation.Likeanybuilding,especiallyaperiodproperty,youneedtobeawareoftherisksofdamparisinginthefutureandplanaprogrammeofpreventionandmaintenanceaccordingly.Werecommendyouspendtimeunderstandingouradviceinthisreport,whichwewouldbehappytodiscussinperson.Wewouldalsobedelightedtorevisitatanytimeforamodestsurveyupdatefeeandlikewisebeforeyoueventuallydecidetoselltheproperty.

INDEPENDENCEANDMETHODOLOGYOuronlyincomeisthroughdampsurveyfees.Ourmotivationisintegrityandpractical,durablesolutions.Thereisnoconflictofinterestasweareindependentofcontractorsandneverprofitfromremedialwork.Weusechemicalanalysistoidentifydampwithinmasonrywalls.

SURVEYOR’SDECLARATIONIconfirmthatIinspected13AlbertRoadon9November2017.Ideclarethattherewasnorisingdamp*intheinternalmasonrywallsabovegroundfloortimbers.DampSurveysLtdarethereforewillingtoofferarisingdamp*warranteesubjecttoapplicationandconditions.*Risingdampisdefinedasdeleteriousverticalflowofwater,derivedfrombelowtheoriginalgroundlevel,throughaproperty’sinternalmasonrywall,toabovethebaseofthegroundfloor.

Simon Hichens SimonHichens,BSc(Chemistry),AISSE(InstituteofSpecialistSurveyors&Engineers)PCA(PropertyCareAssociation-trainedandcertified),MARLA,MNAEASeniorSurveyor Reportcompletedon14November2017


CONTENTS Page

Aboutdampsurveysltd 4

Reasonsforsurveyandrequests 4

Surveyobjectives 5

Surveymethodology 5

Conditionsduringthesurvey 6

Identifyingdamp 7

Tracingsourceofdampness 11

Surveyfindings 13

Observationsattimeofsurvey 14

Furtherinvestigation 16

Floorplan 18

Conclusion 18

Limitations 19

Recommendations 20

OngoingMaintenance 23

Illustrations 25

Appendix–Terms,Insurance,Quotations 28


ABOUTDAMPSURVEYSLTDDampSurveysLtdisanindependentspecialistdampsurveyingcompanyincorporatedfollowing

thedevelopmentofanalyticaltechnologyemployedtorapidlyandaccuratelydifferentiate

typesofdamp.Ourconfidenceinthistechnologyallowsustocategoricallystatewhetherornot

thereisahighriskofrisingdamp.Ifwearesatisfiedthatthereisminimalriskofrisingdamp,

wecanofferawarranteesubjecttoapplicationandconditions.

Independenceiskeytounderstandinghowweoperateandwhyweprovideauniqueservice

quitedifferenttoanyothercompany.Manycontractors,lookingforchemicaldampwork,offer

lowcost,orsometimes“free”surveys.Wedonotandneverwillbenefitfinanciallyfromany

recommendedremediation.Wearemotivatedtorecommendoptimaltreatmenttoprotectthe

propertynowandintothefuture.

Yourpeaceofmindisourgoal.Foryoutobesatisfiedthatthepropertywillbeproperly

protectedagainstdampandforyoutorecommendusinperson,orbysocialmedia.

REASONSFORSURVEYANDREQUESTSWearetoldthatyouaretheexecutorofthetrustwhichowns13AlbertRoad.Wealso

understandthatthepropertyiscurrentlyoccupied.Pleasecorrectanymisunderstanding.

Wehavebeeninformedthatthereasonforyouengagingourservicesisthatavaluation

surveyoridentifieddampattheproperty.Thesurveyorwantedtoestablishwhetherdamp

wouldaffecttimbers,andwhetherthecostofremedialactionwouldhaveanimpactonthe

valueoftheproperty.Pleasereadourconclusionwhichaddressestheserequests.


SURVEYOBJECTIVESOurdampandtimbersurveysaredesignedto:

identifytheareasofunwanteddampnesswithintheproperty,

identifythetypesofunwanteddampness,

identifythecausesofunwanteddampness,

identifytheeffectsofdampsuchasrottentimber,mouldandinfestation,

recommendremedialactionwheredamphasbeenidentified,

recommendlong-termplanstoaddressriskoffuturedampness,

SURVEYMETHODOLOGYInassessingwhetherdampnessandtimberdefectsarepresentinapropertyweconsidermanyfactorsincluding: weatherconditionsduringandprecedingthesurvey,

insideandoutsidetemperatureandhumidityandtheorientationofeachwall,

designandageoftheproperty,

elevation,signsoffloodingandstandingwater,

coldspotsandflowofcoldorhumidairinandaroundtheproperty,

roofingandguttering(thisisNOTaroofingreport),

signsofdrainleakage(thisisNOTaplumbingsurvey,norapressurecheck),

coveringsandcoatingsofinternalandexternalwalls,

existenceofdampproofing,cavitywallinsulationortimbertreatments,

heightofthesurroundinggarden,andsufficiencyofventilation,

moisturemeterusingaProtimeter“SurveyMaster”,

Thesurveyisnon-invasivesaveforafewpinsizedholes,leftbyameasuringdevice.


CONDITIONSDURINGTHESURVEY

Dateandtime 9am9November2017

Elevationandsignsofstandingwater Elevation23M,nostandingwateronground

Orientationoffrontdoor West

Occupancy Occupied

Weather Overcastanddry

Theprevious24hours Dry

Humidityoutsidefrontdoor 72%

Humidityinsidefrontdoor 64%

Temperatureoutsidefrontdoor 11°C

Temperatureinsidefrontdoor 12°C


IDENTIFYINGDAMPDampordampness,isunwantedandexcessivemoisture.Therearefourdistinctforms;

Risingdampisbelowgroundwaterthatrisesupawall,

Penetratingdampismoisturefromdefectiveroofs,gutters,pipesora“bridge”,

Plumbingleaks;frommainsorinternalpipes,waste,drainageandoverflows,

Condensation,themostcommoncauseofdampness.

Risingdamp

Risingdampisdefinedasthedeleteriousverticalflowofwater,derivedfrombelowtheoriginal

groundlevel,throughaproperty’sinternalmasonrywall,toabovethebaseofthegroundfloor.

Itiseasytodemonstratebyplacingthebottomofaclaybrickinwater.Thesameeffectismore

visibleandrapidinaclaytilewheredampcanbeseentorisebyasmuchas40cmsinaday.

Risingdampcanbepositivelyidentifiedasitistheonlyformofdampcontainingnitratesalts.

In1877anActofParliamentintroducedtherequirementfordamp-proofcourses(“DPC”)

“beneaththelevelofthelowesttimbers”.DPCshavesignificantlyreducedriskofrisingdamp.

Penetratingdamp

GuttersandDrains:Leakingoroverflowingguttersanddrainsarecommoncausesof

dampness.Theycanbedifficulttoidentifyindryweather,soweaskyoutolookcloselyatthe

guttersanddrainswhenitrains.


Thereareoftentell-talesigns,suchasadampstain,greeneryor“efflorescent”whitestreaks.

Theresolutionisofteneasy,involvingaladderandtimetocleartheblockageorfixtheleak.

ExternalCoverings;Roofs,chimneys,flashings,renderOursurveyisnotanassessmentofthestateofroofs,chimneys,flashing,renderetc.Welook

externallyfordefectsandthensearchinternallyforsignsofdampness.Werecommendregular

annualintegritychecksofexternalcoveringsincludingroofs,chimneys,flashings,renderetc.

ExternalVents:Itisimportantfortimberstobeproperlyventilated,eitherinthesubfloorvoid,

forfloorboardsorintheloftforrooftimbers.Ventscanbecomeblockedovertimeproviding

inadequatecirculationofairtoensurevapourmovementfromtimbers.Terracedorsemi-

detachedpropertiescanbebuilttoincludeventilationwithinthepartywall.Neighbours

blockingthesevents,suchaswithcavitywallinsulation,canrenderaircirculationinadequate.

Groundfloorextensionsoftenincreasethevolumeofthesub-floorvoidwithoutensuring

sufficientairflow.Likewiseloftextensions.

ExteriorGroundLevels:Thegroundimmediatelysurroundingapropertyisoftenraisedby

successiveownerstothepointwherethereisverylittleclearancebetweenthegroundand

ventilationgrills.Intheworstcaseswaterflowsunderthefloorboards.Ventsshouldbeclearof

theground,ideallyhigherthanatypicalraindropbounces,deemedtobe150mm.

Theresolutionisnormallyeasy.Asmalltrench(Frenchdrain)about150mm,canbedugaround

theexteriorwalls,orventandfilledwithshingleorsimilarmaterial.


Plumbingleaks

Mostplumbingleaksaresuddenandobvious.Slowleakagesuchasfromaslightlyruptured

pipeisdifficulttoidentify,asarebelowgroundlevelleaksinthesubfloorvoid,fromamains

waterpipe,mainsewagepipe,rainwaterpipeorsimilarlyfromaneighbour’spipe.

Wedonotperformaplumbingsurveyandmaynotidentifywastewater,belowgroundlevel

leaksorotherplumbingleaks.Ifwesuspectthatdampiscausedbyfaultyplumbingwewill

recommendaplumbingsurvey.

Condensation

Vapourcondensingintowateroncoldsurfacesisthemostcommonformofdampnessinthe

home.Itismostprevalentonthelowersurfacesofexternalgroundfloorwalls.Warmmoistair

fromakitchen,bathroom,washingmachineordryingclotheswillcondenserapidlywhen

meetingacoldexternalwall,windoworpipe.Addtothishumidbreathfromhumanandpets.

Awallwillberelativelycoldatthepointwherebothskinsofacavitywallmeet.Thisismost

pronouncedatthebaseofagroundfloorwall,whichisoftenmorethan5°Ccoolerthanthe

ambienttemperature.Thetemperaturedifferentialcanbemuchgreateratnight.

Thedewpointisthetemperaturethatwaterstartstocondense.Humidairfromawarmmoist

kitchenreadilycondensesonthecoolersurfacesofexternalwalls.Typically,asurfaceonlyhas

tobe5°Clowerthantheambienttemperatureforcondensationtostarttoform.

Glassandmetalaregoodconductorsofheatandthereforelosethermalenergymuchmore

rapidlythantimber,brickorplaster.Condensationrunsdowncoldwindowsandframesonto


wallsbeneaththem.Metalobjectsembeddedinwallssuchasbehindanelectricalsocket,cable

orpipecaninitiatecondensation.Coldmetalcancausecondensation,eveninsummer.

Althoughcondensationisinevitable,itcanbemangedwithventilationoutatsource,combined

withsufficientheat,aircirculationandregularwipingofwetsurfaces.

Ideallyclothesshouldbedriedoutside,orwithanexternallyventedclothesdrier.Double

glazedwindowsshouldhavetrickledventskeptopen.

Analternativeistodesignatewetareas,thenmanagehumidityinthosewetareas,bywiping

offsurfacemoistureandopeningwindowsoften.Victoriansusedtotiletheirentrancehalls,at

thepointwherecoldairmeetswarmhumidair.Bathroompaintsandtilesevaporatemoisture

readilyandareeasytowipedown.Toptip;useanelectricallyheatedbathroommirror.

Acommonmistakeistoincreaseventilationintoabuilding.Thiscanbecounterproductiveas

theoutsideairislikelytobecoolerthanthewarmmoistinternalair,andwillcause,ratherthan

alleviatecondensation.Positiveflowventilationsystemsdonotnecessarilyreduce

condensation.

Intheworstcases,condensationcanformwithinawall.Thisisknownasinterstitial

condensation.Wewillnotbeabletoidentifyinterstitialcondensationunlessitvisiblyaffects

internaldecoration.


TRACINGSOURCEOFDAMPNESSLocatingdampness

Dampismorelikelytooccurinpropertiesthathaveundergonechangesincetheiroriginal

design.Thischangecouldberapidsuchasthebuildingofanextensionorwaterleak,orslow

suchasweatheredtilesorthebuilding-upofgroundlevels.

Changesincludemodificationstotheneighbouringpropertiesandsurroundings.Weoften

spendtimecomparingthepropertytoitneighbours,tohelpidentifychanges.

Theinterfacebetweennewandoldisastartingpointfortracingdampness.

DAMPMETERS

Dampmetersareusefulforrapidlyidentifyingpotentialdamp.Commerciallyavailabledamp

meterseithermeasuredampnessinwoodbymeansofelectricalconductanceorby

capacitance.Manufacturersadviseagainstusingmetersforquantifyingdampinanythingother

thantimber.Purewater(sometimesreferredtoasde-ionisedwater)isaverypoorconductor

ofelectricity.Electricalconductanceisafunctionofionsandcations,mainlyfromsalts,and

theirmobility,whichisincreasedbyacarriersolventsuchaswater.Conductanceofionsisused

asaneasytomeasureproxyforthepresenceofwater.Thisisjustifiableinwoodwheresalt

levelsareconstantandquantified.However,dampinmasonrycanhaveasignificantvariation

intheioniccomponentsandconcentrationsofsalts.Therefore,electricalconductancemeters

cannotpositivelyidentifythetypeofdampnortheamountofdampnessinwalls.Dampmeters

canonlyidentifydryness.

Dampmetersareusefulforquicklyidentifyingpotentialareasofdampnessthatneedfurther

investigation.


Assessingwhetherahighmeterreadingisasignofdampness

Onceahighmeterreadingisfoundwecheckthesurroundingareatoestablishtheextentand

profileofthedamp.

Profilingdampness

Condensationisthemostcommonformofdamp.Thedamppatchestendtobeconsiderably

coolerthantheambienttemperature.Damptendstostartatthebaseofanexteriorwall,

particularlycool,shadedorNorthfacingwalls.Itoftenhasacurvedprofile,risingintoacorner,

andcollectingaroundcoldspotssuchaswindows,metalelectricalboxes,wires,pipesand

cornerbeading.Condensationrarelyaffectsskirtingorfloorboards,aswoodisapoor

conductorofheat.Wallsmayfeelwetandsmellmusky.Mouldcangrowonwalls,andonshoes

andclothing.

Identifyingthesourceofdampness

Iftheprofilefitswithcondensation,thenthereisnoneedforfurtherinvestigation.Leaksand

wateringressarealsoeasytoidentify,butnotalwayseasytotrace.

Ifthereisdoubtaboutthedampsource,weanalyseasampleofthewaterforsaltcontent.


OBSERVATIONSATTIMEOFSURVEY

Aspartofourassessmentofthelikelycausesofdampwecheckinternallyandexternallyfor

symptomsofdampness.Ourfindingsarenotanassessmentofthestateofthepropertyasa

whole,merelyinthecontextofdamp.Thiswasanon-invasivesurveysowedidnotaccessthe

sub-floororroofvoids.Therewasnoreasontosuspectcurrentsub-floororrooftimberrotor

fungus.

Wewereunabletoinspectwoodworkorotherpartsofthestructurewhicharecovered,

unexposedorinaccessible,andarethereforeunabletoreportthatsuchpartsoftheproperty

arefreefromdefect.

DampWeexaminedtheinteriorareaofthepropertyincludingallroomsandhallwaystodetermineif

therewasanydampnessortimberdefectspresent.

Thepropertyappearstobeingoodcondition. Therewasevidenceofmildcondensationinsomeareas,notablyaroundwindows. Therewasnoevidenceofrisingdampnessinthepropertyatthetimeofthesurvey. Thereisnoevidencethattheoriginaldampproofmembraneisdamagedordefective. Therewasnoevidenceofcurrentpenetratingdampnessatthetimeofthesurveyother

thannoted. Wecheckedthesurfaceofallwallsinternallyforsignsofhighmeterreadings.TIMBERWeexaminedallvisiblefloorboards,skirting,doorsandarchitrave.Therewasnoevidenceof

currenttimberrot,fungusortimberinfestationatthetimeofthesurvey,norreasonsto

suspectrot,fungusortimberinfestation.


SURVEYFINDINGSExternalstate Novisiblecauseforconcern

Chimneys Novisiblecauseforconcern

Roof Novisiblecauseforconcern

Gutter Gutterfair.Gutterreplacedaboveporch.Recommendation;keepaneyeonporchgutterandreplacement.

Render Renderappearedintact.Rendercancrack,permitingressandhidedefects.Recommendationtorepairdefectstotherenderasandwhentheyoccur.

Vents Belongingsandvegetationwerepartiallyobscuringthefrontvents.Thisshouldbeeasytoclear.Theright-handflankwalldidnotappeartobeoriginal.Itwassimilartotheneighbour’swall,whichalsodidnothaveairbricks.Therearextensiondidnotappeartohaveadequateventilation.Recommendationtoincreasetheventilation.Keepaneyeforrainbouncingoffthegroundintoventsduringheavyrainfall.

Dampproofcourse DPChiddenbyrender,butalmostcertainlypresentandnotacauseforconcern.

Ground Slightlyraisedoveroriginalheight,noturgentasnosignsofdampness,butconsidercuttinggroundawayfromperimeterofbuilding.

Location Gentleslopeawayfromfrontdoor.

Walldiscoloration Therewereobservablegreenstreaksontheright-handflankwalltotherearextension.Thesearealmostcertainlycausedbyrainwaterflowingofftherearextensionroofduringheavydownpours.Therewerenosignsofinternaldefects.Recommendationtokeepaneyeonit,andifnecessaryimprovetheflowofwaterofftherearroof.

Drains Noobvioussignsofleak(thisisnotaplumbinganddrainreport).

Extension Novisiblecauseforconcern,otherthanthatseparatelymentioned.

Overhangs Novisiblecauseforconcern

Chemicals Nochemicaldampproofingnoted.

Cavitywalls Nocavitywallinsulationnoted.


Internalstate Fine,exceptbelongingslimitedaccesstowallswithinthereceptionandbedrooms.Thisdidnotcreateacauseforconcern.

Smell Nodampsmell

Floorwalkthrough Fine,nosignsofrot,althoughwewereunabletowalktheperimeterof

thereceptionroomduetothepositionofimmovablebelongings.Timberinspection Mainlycarpeted,theonlyvisiblefloorboards,locatedundertheunder-

staircupboard,appearedtobeinreasonablecondition.Recommendation,whenredecoratingreception,drillasmallholeinfloorboardinthelefthandrearcornertotherearreception.Inspectthesubfloorvoidwithaborescope.

Timberinfestation Notimberinfestationnotedorsuspected.

Electricalpoints Nodamparoundelectricalpointsorwiresleadingtoelectricalpoints.

Radiatorfixings RadiatorfixingsappearedOK.

Windows Doubleglazed,notricklevents.Someevidenceofhistoriccondensationnearwindows,nothingunusual.

Ceilings Fine,nodamppatchesotherthanthoseseparatelynoted.

Chimneybreasts Fine,noevidenceofraisedsaltlevels.

Groundfloorwalls Finealltestedwithdampmeter.

Upperfloorwalls Finealltestedwithdampmeter.

Hallways Therearefourareasofconcernallontheright-handflankwall.Seethesectiononfurtherinvestigationfordetailsandrecommendations.

Skirting Finenovisibledistortionordiscolouration.

Carpet Visiblecarpetnotdiscoloured.

Undercarpets Notinspected.

Extractorfans Extractorfansappeartobeworkingfineandventingoutcorrectly.


FURTHERINVESTIGATIONFurtherInvestigationcoversitemsidentifiedinoursurveyasareasofconcern.Numbers

correspondtothoseinbelowsectionsentitledFloorplan,RecommendationsandIllustrations.

1, Theporch

Theporchtimbersareexposedtorainwaterandaredamp,buttherearecurrentlynosignsof

on-goingrot.Weareinformedthatthegutterabovetheporchhasrecentlybeenreplaced.The

newgutterwillreduceexposureofporchtimberstorainwater.Thereisstandingwaterinthe

porchgutter,whichcouldbeleakingthroughtothetimbersbelow.

2, Entrance

Thesourceofthedampontheceilingandwalltotherightoftheentrancehasapparentlybeen

remediatedbyrepairingthebathwastepipe.Thereisriskoftimberdecayinandbelowthefirst

floorbathroom.Buttheriskwilldisappearoncetheareaisdry.Thedamppatchhasshrunk

overtimesuggestingthatthefixhasbeensuccessful.Atthetimeofthesurveytherewasa

dehydrationunitpositionednearby.Heatwouldspeedupthedryingprocessfurther.Itwould

beworthfixingahydrometeronthedampwalltomonitorthedryingprocess,toensurethe

repairhasbeensuccessfulandthatthewallisfullydrybeforeredecoration.

3, Kitchen

Thedampontheright-handwallandceilingbytheentrancetothekitchenisdry.Itisalmost

certainlycausedbyaleakingwaste,orwaterpipetothefirst-floorrearbathroom.Before

commencingredecorationofthisarea,itwouldbewisetousethebathroomoveranextended

periodbeforeredecorating,andcheckfordamptoensuretherepairwassuccessful.

4, FirstfloorbytopofstairsAsmalldamppatchispresentatthetopofthestairsonthefirstfloor,ontheright-handside

abovethewindow.Thisappearstobeasaresultofdamagedpointingabovethewindow.The


greenmossonthewindowsillsuggestslongtermrainwaterdroppingfromabovethewindow.

Therepairshouldbeeasyandinexpensive.

5, Secondfloornewplaster

Theplasteronthenewright-handexternalloftextensionwallisexhibitingsurfacesulphates.

Saltswhicharevisibleasefflorescenceareseldomhygroscopic,waterabsorbing,andare

usuallysulphatesthathavebeendrawnoutofbricks,mortarorotherbuildingmaterials.

Thiscommonlyoccurswhenbuilders,eagerforpayment,rushtocompleteplasterbeforeawall

iscompletelydry.Saltsaredrawnfromthedampsubstratethroughtotheevaporationpoint

onthesurfaceofdryingplaster.Externalwallsdryslowerthaninternalorpartywalls.Manyloft

companieshavemovedtodry-liningwallstoavoidthisphenomenon.Thesurfacesaltswillbe

shallowandshouldbeeasytoremove.

6, Condensation

Therewassomeevidenceofmildcondensationaroundthereceptionandbedroomwindows,

nothingunexpected.

7, Sub-floorventilation

Thehousedoesnotappeartohavesufficientsubfloorventilation,althoughtherewasno

reasontosuspecttimberdecayorinfestation.Theright-handflankwalldoesnothaveairbricks

despitebeingrelativelynew,comparedtotheneighbour’swallopposite.Currentlyapieceof

timberismissingfromunderthestairsallowingsomeventilationontheright-handside.The

rearextensiononlyappearstohaveoneairbrick.Theairbrick’sdesigndoesn’tallowasmuch

airflowasamodernplasticairbrickwouldallow.Theredoesn’tappeartobeanyairflowtothe

originalrearoftheproperty,unlesstheleft-handneighbour’spropertyisprovidingventilation.


FLOORPLAN


CONCLUSIONS

Weconcludethatatthetimeofthesurveytherewasnosignificantrisingdamp.

Wealsoconcludethatthereisnosignificantcondensationnorevidenceoftimberrotorfungus.

Wehavebeeninformedthattheleakshavebeenrepaired,thereforethetimberswilldryout

andasrotneedsdamp,timberunderthefirstfloorbathroomwillnolongerbeatrisk,see

recommendations.

Thecostoftheworksdetailedintherecommendationareminorinthecontextofthecostof

redecorationandnormalannualmaintenancecostsofaperiodproperty.

LIMITATIONSThesurveywasconductedat9amon9November2017whentheweatherwasovercastand

dry.Moisturewillcondensemorenoticeablywhentheweatheriscolderandmorehumid.

Guttersaremorelikelytofailwhenfullofleavesandduringperiodsofprolongedrain.Weare

happytoreturntothepropertyandupdateourobservationsandadvice.

Wecarriedoutacarefulandthoroughinspectionofasmuchofthepropertyaswasaccessible.

However,whenitisnotpossibletomakeafullinspection,wemakeaprofessionaljudgement

aboutthelikelihoodofadefectbeingpresent.Incertaincircumstances,thismayleadtoa

recommendationforfurtheractiontoopenupanareaforfurtherinvestigation.

DampSurveysLtdreportsaredesignedtoprovideyouwithaninformedindependent

professionalopinionastotheconditionofthepropertytogetherwithanyrecommendations

forfurtherinvestigationorremedialwork.


Weareunabletoseethewholeroof,allthegutteringandsomeofthedrains.Wewereunable

toinspectwoodworkorotherpartsofthestructurewhicharecovered,unexposedor

inaccessible,andarethereforeunabletoreportthatsuchpartsofthepropertyarefreefrom

defect.Therewerenoobvioussignsofdampresultingfromtheselimitations.

Wedonotwarranteeanyfindingsinthisreportunlessweenterintoaseparatewarrantee

agreementwithyou.

RECOMMENDATIONSOurrecommendationsaddressitemsidentifiedinoursurveyasareasofconcern.Numbers

correspondtothoseinsectionsentitledFurtherInvestigation,Floorplan,andIllustrations.In

linewitheveryproperty,werecommendongoingobservation,repairandaperiodic

programmeofmaintenance,includingannualclearingofgutters,repainting,repointingand

notingofperimetergroundlevelandwatertablefluctuations.

1, Porch

Theguttersshouldbecleared,checkedduringarainstormand,ifnecessaryrepaired.

Asaprecaution,werecommendapplyingonadryday,waterbasedSodiumOctaborate,a

fungicidepaste,totheporchtimber.Thewaterbasedversionisbestasitevaporatesslowly

andsocarriesthefungicidedeepintothewood.CuprinolmakeafungicideavailableinDIY

stores.Whitespiritfungicidesareconsideredlesseffectiveasthesolventevaporatesrapidly.

2, Entrance

Thewallshouldbethoroughlydried.Thiscanbespeededupwithventilatedheat.Itisgood

practicetoallowdoublethetimeittakesforthesurfacedamptodisappearandtotestthe

dampdeepintothewallbeforeredecorating.Itispossiblethatthefirst-floorbathroom

timbersaredampandcurrentlyatrisk,howevertheywillnolongerbeatriskoncethewall


driesout,whichitwilldofollowingrepairoftheleak.Aplumbingsurveyshouldbeinstructed

todetermineiftheleakhasbeenrepaired.

3, Kitchen

Thedampstainontheright-handwallandceilingbytheentrancetothekitchenisdry.Itis

almostcertainlycausedbyleakingwaste,orwaterpipetothefirst-floorrearbathroomwhich

appearstohavebeenfixed.Beforecommencingredecorationofthisarea,itwouldbewiseto

usethebathroomoveranextendedperiodbeforeredecorating,andcheckfordamptoensure

therepairwassuccessful.

4, Firstflooraboveright-handwindow

Thepointingneedsrepairabovetheright-handwindow.Itisnotextensiveandtherefore

shouldnotbeexpensive.

5, Plastertoloftextension

Sulphatesaltsonnewplasteronright-handwalltoloftextensioncanberemediedindifferent

waysdependingonthedepth(weestimatetheyareonlyinthefirst1mmofplaster);

i,Sandthesurface,testwitha“dampmeter”andifOK,applyamistcost(dilutedpaint)first,

thenpaint.

ii,Sandthesurface,skimplaster,allowtodry,applyamistcost,thenpaint.

iii,Hackoffplasterandapplynewplaster,allowingweeksfortheplastertoproperlydry,test

beforepainting,applyamistcost.

iv,Hackoffplasteranddrylinethewall,ideallywiththermalplasterboards,skimplasteretc.


6, Condensation

Condensationisafactoflifethatneedsmanaging,seetheearliersectiononmanaging

condensation.

7, Vents

Asaprecaution,werecommendincreasingthesubfloorventilationwithairbricks,ontheright-

handflankwall,rearwallandrearextension.Werecommendusingaborescopeintheleft-

handrearcornertoseeifthereisanysubfloorrotandcheckforadequacyoftheventilation.

Keepaneyeonrainbouncingoffthegroundintoventsduringheavyrainfall,ifrainbouncesin,

considerwaysofreducingingresssuchasreplacementwithaperiscopicventorloweringthe

groundlevelimmediatelysurroundingtheproperty(100mm).


ONGOINGMAINTENANCE Keepguttersclear,especiallywhenleavescollectinthem.

Checkflowofwaterfromtheroofanddownthegutterduringheavyrain.

Reducechancesofcondensationbyextractingdampairfromhumidroomssuchasa

kitchenorbathroom.

Giventheageoftheproperty,theexternalwallsareunlikelytobeinsulated.Thereis

evidenceofnormallevelsofmildcondensation.Thebestsolutionistoimprovetheheat

ontheseareasduringcoldperiods,thiscanbeachievedbyinstallingawallmounted

electricthermostatheaterinroomswithexternalwalls.Ifthecondensationpersists,you

maywanttoconsiderinstallingthermalplasterboardontheinternalsideoftheaffected

walls.Mouldanddampshouldbewashedawaydaily.

Thereisnomagicbulletforcondensationinabathroom.It’sverycommon.Improving

theventilationout,heatanduseoftilesandbathroompaintshelp.

Ifthebathroomisupdatedinthefuture,installingunderfloorheatingwillhelpalleviating

condensation.Beawarewhenabathorshoweristakenout,thereislikelytobe

evidenceofdampleftbehindit.Thisisnormalandshoulddryeasily.

Allgutteringanddown-spoutsexceptwherenoted,appearedtobeingoodconditionbut

theyshouldbevisuallyinspectedduringarainevent.

Weadviseclientsthattheyneedtobevigilantinensuringthatdrainsandgutteringon

thebuildingareclearedandfunctioningatalltimes.


Skirtingboardswerecarefullyexamined.Therewasnoevidenceofdampnessfound.This

issignificantasfixingskirtingboardstorenderedmasonrywallsrequirespre-drilledpilot

holestofittheplasticplugsandscrewsornails.Theseholescanoftenbeupto100mm

deep.Ifdampispresentinthewalls,itwillrustironnailsorscrews,andvisibly“bleed”

outintotheskirtingboard.

Weexaminedtheplasteranddecorating.Therewerenosignsofpenetratingdampness

norrisingdampness.Herewasevidenceofmildcondensation.

Wealsocarefullyexaminedthewallsinsidethekitchencabinets,andclosets,andtook

dampreadingsthere–nodampnesswasdetected.

Electricalpoints:Therewasnoevidenceofdampnessormoisturearoundanyelectrical

points.Again,bearinginmindthatallelectricalpointsaresetwithscrewsdrilledintothe

masonrywall,ifplasterorrenderwasdamptherewouldbeevidenceofthiswherethe

screwsweredrilledintothewall.


ILLUSTRATIONS

1Porch

Weatheranddamptimbers,willimprovenowthatthegutterhasbeenreplacedabovetheporch.

Greenplantsandstandingwaterisinthegutter.Checkporchforleaksduringrain.PreventriskofrotwithSodiumOctaborate.

2Entrance

Damp,visibleinthedarkpatch,isbeingdriedbydehydration.Thedampzonehasshrunk.Itwilltakemonthstodry,butifrepairhasbeensuccessful,redecorationcancommenceoncedry,withoutfurtherwork.

Theleakcorrespondswiththefirstfloorbathtubwastepipe,aswellasthecoldandhotwaterpipes.Itisimportanttochecktheleakrepairthoroughlybeforeredecoratingdownstairs.


3Kitchen

Thedamppatchinthekitchenlooksbad,butinfactwasdry.Thedamppatchisundertherearfirstfloorbathroom.Theleakappearstohavestopped,thisshouldbechecked.

Themeterreadingsshowitisdry.Thebathroomshouldbeusedextensivelytoensurethatitremainsleakfree,beforeredecorationcommences.

4Firstfloortopofstairs

Thewindowssillisgreencausedbyrainwater.Thisphotolooksdownfromtheright-handsidefirstfloorwindow.

Thepointingneedsreplacingabovethewindow.Thisaccountsforthediscolourationtothewindowsillbelow,andslightinternaldamp.


5Firstfloortopofstairs

Thebareplasterandhygroscopicsulphatesaltslookworsethantheyare.Thisisasaresultofplasteringbeforethenewwallwascompletelydry.Themeterdemonstratesthatthewallisnowdry.

Thetilesinthebathroomonthesamewallshowsnosignsofdamp.

6Vents

Theventtothefrontbayisbarelyvisible.Theventunderthefrontdoorispartiallyblocked.Theseshouldbothbeclearedtoincreasedventilationandcheckedforwateringressduringrainstorms.

Theventtotherearextensionappearstobeinsufficient.Additionalventsshouldbeinstalled.


APPENDIX-STANDARDTERMSOFENGAGEMENTTermsofEngagement

1)YoumaycancelthiscontractwithDampSurveysLtdatanytime24hoursbeforethetime

anddayofthepre-arrangedinspection.

2)Wemaycancelthiscontractatanytimeincludingthedayoftheinspectionifwedetermine

afterarrivingonsite,thatitisunsafeorthatwedonothavesufficientskillstocompletethe

exerciseforyou.Insuchacase,wewillrefundfullpaymentlessourtravelexpenses.

3)YouareengagingDampSurveysLtd,toundertakeaninspectionofthepropertyinquestion

atapre-arrangedtimeandtheproductionofareportinatimelyfashionthereafter.Wewill

carefullyandthoroughlyinspectboththeinsideandoutsideofthepropertybutNOTany

outbuildingsunlessspecificallyrequestedtodosoinwriting.

4)Beforetheinspection,butaftertheappointmenthasbeenmade,wewillundertakeadesk

topanalysisofthepropertybycheckingvariousdifferentwebsitesandotherinformation

sourcesfordetailsaboutthepropertyanditslocation.

5)TermsofPayment–weonlyacceptinstructionsafteradvancepayment.

6)Liability–ourreportisprovidedforyouruseonlyandmaynotberelieduponbythird

partiesforanyuse.

7)Weareoftenunabletoinspectpartsofthestructurewhicharecovered,unexposedor

inaccessible,andarethereforeunabletoreportthatsuchpartsarefreefromdefect.Wemay

expressaprofessionalopinionastothelikelihoodofdamp.


8)Nodisruptionswillbemadetothebuilding’sfabricsaveforafewpinsizedholes,leftbya

measuringdevice.Accesshatchesandinspectionchamberlidswillonlybeliftedwhereitis

easilypossibletodoso.Floorcoveringsandfurniturecannotbemoved,unlesswehavethe

priorwrittenconsentofthepropertyowner.Floorvoidswillonlybeinspectedifaccesspanels

permit.Ifthereisacoveredareayouparticularlywishustoinvestigate,pleaseensurethatthe

ownerofthepropertygivesuspriorwrittenpermissiontouncoverit.

Insurance

Forpeaceofmind,DampSurveysLtdhavePublicLiabilityinsuranceof£1,000,000and

ProfessionalIndemnityinsuranceof£250,000(annualaggregate)boththroughHiscox.

Quotations

Werecommendobtainingthreequotesforanysignificantremedialwork.Wearehappyto

reviewyourquotes,butalwaysremainindependentofcontractors.

DAMP AND TIMBER REPORT€¦ · Overall the house has great potential with a few damp issues, that...

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