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
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 3/29
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
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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.
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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.
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CONDITIONSDURINGTHESURVEY
Dateandtime 9am9November2017
Elevationandsignsofstandingwater Elevation23M,nostandingwateronground
Orientationoffrontdoor West
Occupancy Occupied
Weather Overcastanddry
Theprevious24hours Dry
Humidityoutsidefrontdoor 72%
Humidityinsidefrontdoor 64%
Temperatureoutsidefrontdoor 11°C
Temperatureinsidefrontdoor 12°C
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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.
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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.
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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
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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.
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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.
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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.
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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.
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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.
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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.
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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
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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.
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FLOORPLAN
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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.
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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
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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.
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 22/29
6, Condensation
Condensationisafactoflifethatneedsmanaging,seetheearliersectiononmanaging
condensation.
7, Vents
Asaprecaution,werecommendincreasingthesubfloorventilationwithairbricks,ontheright-
handflankwall,rearwallandrearextension.Werecommendusingaborescopeintheleft-
handrearcornertoseeifthereisanysubfloorrotandcheckforadequacyoftheventilation.
Keepaneyeonrainbouncingoffthegroundintoventsduringheavyrainfall,ifrainbouncesin,
considerwaysofreducingingresssuchasreplacementwithaperiscopicventorloweringthe
groundlevelimmediatelysurroundingtheproperty(100mm).
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 23/29
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.
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 24/29
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.
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 25/29
ILLUSTRATIONS
1Porch
Weatheranddamptimbers,willimprovenowthatthegutterhasbeenreplacedabovetheporch.
Greenplantsandstandingwaterisinthegutter.Checkporchforleaksduringrain.PreventriskofrotwithSodiumOctaborate.
2Entrance
Damp,visibleinthedarkpatch,isbeingdriedbydehydration.Thedampzonehasshrunk.Itwilltakemonthstodry,butifrepairhasbeensuccessful,redecorationcancommenceoncedry,withoutfurtherwork.
Theleakcorrespondswiththefirstfloorbathtubwastepipe,aswellasthecoldandhotwaterpipes.Itisimportanttochecktheleakrepairthoroughlybeforeredecoratingdownstairs.
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 26/29
3Kitchen
Thedamppatchinthekitchenlooksbad,butinfactwasdry.Thedamppatchisundertherearfirstfloorbathroom.Theleakappearstohavestopped,thisshouldbechecked.
Themeterreadingsshowitisdry.Thebathroomshouldbeusedextensivelytoensurethatitremainsleakfree,beforeredecorationcommences.
4Firstfloortopofstairs
Thewindowssillisgreencausedbyrainwater.Thisphotolooksdownfromtheright-handsidefirstfloorwindow.
Thepointingneedsreplacingabovethewindow.Thisaccountsforthediscolourationtothewindowsillbelow,andslightinternaldamp.
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 27/29
5Firstfloortopofstairs
Thebareplasterandhygroscopicsulphatesaltslookworsethantheyare.Thisisasaresultofplasteringbeforethenewwallwascompletelydry.Themeterdemonstratesthatthewallisnowdry.
Thetilesinthebathroomonthesamewallshowsnosignsofdamp.
6Vents
Theventtothefrontbayisbarelyvisible.Theventunderthefrontdoorispartiallyblocked.Theseshouldbothbeclearedtoincreasedventilationandcheckedforwateringressduringrainstorms.
Theventtotherearextensionappearstobeinsufficient.Additionalventsshouldbeinstalled.
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 28/29
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.
©2017DampSurveysLtdallrightsreserved. 13AlbertRoad,9November’1702072741278 CompanyRegistration10977488 29/29
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.