Damp and Timber Reports

The traditional approach to dampness in Buildings

The subject of dampness and the effects it can cause within buildings is an important part of building pathology. Sadly it is one which is not always well understood, this can result in damaging if not expensive consequences. The effects of dampness are numerous and can include health problems from mould, to costly building repairs. Whether rectifying existing problems or preventing 'latent' issues, the need for an initial accurate diagnosis is vital.   For many years, it has been the preserve of damp specialists to provide advice on the remedy of dampness in buildings. Often, such reports with estimates are a requirement of a mortgage offer following an initial inspection by a mortgage valuer. Even within the scope of a survey, a surveyor will often defer to a damp specialist to investigate the cause and provide remedies and costings for remedial works.

Our ethos

At Martin and Mortimer, we believe that deferring potentially important aspects of the survey to a damp Contractor, other than to provide costs for remedial work is not always appropriate. Our view is that you should expect your surveyor, as far as it is possible, to identify and advise on the potential cause of the problem and suggest possible options regarding appropriate remedial action. To achieve this we are guided by two key criteria:

i. We seek to gain a thorough understanding of the whole building in its particular context, i.e. a holistic approach; this means appreciating a range of details such as the geographical location, age of the property, materials used and construction form, as well as an awareness of any evolutionary changes the property has undergone.

ii. Crucially we also seek to understand the Client's aspirations, plans and criteria for the building they have or are about to invest in.

Having gained this crucial understanding, our aim is to work towards obtaining an accurate diagnosis of the actual causes, not just identifying the presenting symptoms. From this point, appropriate recommendations can be made and advice given, providing clients with the awareness to make informed decisions and to avoid  potentially  costly and inappropriate treatments.   

Why is my house damp?

There are a multitude of reasons why buildings suffer from dampness. It should be remembered that there are different forms of moisture which interact with building fabrics in different ways, not to mention varying ways for moisture to enter. Often problems manifest from previous unsympathetic repairs and building works that have not considered the more precise details of the particular building.  Often the cause can be established from a single non invasive survey. However there are situations where invasive and more complex analytical tests are required to determine the cause, type and extent of dampness.    

What can Martin and Mortimer do?

Martin and Mortimer are able to undertake both non-invasive and invasive damp assessments, including any necessary analysis in order to provide more definitive results where this is required.  One of our team members, Mark Duckworth is qualified and experienced in this area and is able to offer a professional approach to the subject. We can provide advice on the causes and likely remedial work required. As a separate exercise we can also provide detailed assessments of damp concerns with full reports on causes of such problems with guidance on remediation.

We do not undertake damp proofing work and, as such, there is no vested interest. The report will provide straight-forward, impartial, advice.  

Timber Defects

This subject encompasses fungal attack (rot) and 'woodworm'. We are all familiar with wet rot and have probably all heard of woodworm and dry rot. Indeed, most people would probably be able to identify wet rot and 'woodworm' but did you know there are a number of fungi and 'wood boring beetle' which can attack buildings and which your surveyor should be able to identify and provide advice on what works might be required.

Rot/fungal attack

Critically, there are no blanket formulas for remediating such problems in all circumstances. It is  essential to understand each building/situation in context and work towards an agreed plan. This especially applies, where working with listed properties where other professionals such as Conservation officers provide important input. There are however some important guiding principles:-

1. Identifying the source of moisture and where possible, eliminating or managing it.

2. Maintaining air flow i.e. ventilation which is a critically important requirement for buildings, especially where wood is a key building element.

3. Seek to understand the extent of the damage and replace only where necessary, keeping collateral damage to a minimum. This is often a subjective assessment, especially in older period properties.

4. Where chemicals are used, a Borate derivative can be useful but only as part of a considered remedial plan as opposed to an automatic response being applied to all adjacent timber elements. 

Where Contractors are used, we suggest that you ensure that they are a full Members of the Property Care Association (PCA) who work to a code of conduct / standards and who are able to issue insurance backed guarantees for specialist work.       

Woodworm

It is unlikely that your surveyor will ever refer to woodworm. If there is evidence of insect attack, it will normally be referred to as timber beetle infestation or wood boring insect attack. The most usual infestation is Common Furniture Beetle (Anobium punctatum). Often the reporting of this insect causes significant anxiety among home owners. It should be remembered that it is very rarely a significant problem and seldom affects the structural integrity of timber. It is however a judgement call and should be assessed and reported accurately before a appropriate remedial strategy can be sensibly implemented. Did you know, however, that there are many other types of insect attack which can occur in buildings in England? This includes termites (found only in one very small hamlet in the south-west) and Death Watch Beetle (Xestobium rufovillosum) generally found in older buildings, which can cause significant structural damage.

It is important that signs of insect damage are correctly identified. Of the various types of insect attack found in England, by no means all require treatment. Even Common furniture beetle (Woodworm) is often inactive in properties which are kept dry and well ventilated.

How we can help?

Are you concerned or unsure about symptoms of damp, mould or possible insect infestation within your property?

If you are looking for meaningful and independent advice, we can help. We offer a range of surveys and assessments to help cover most situations. This ranges from simple visits providing an immediate assessment for peace of mind to more detailed invasive surveys where samples are analysed with results set out within a professionally written report.

We have suitably qualified personnel experienced in the identification of wood boring insects and who can advise on whether treatment is required and if so, whether a localised or comprehensive approach is needed. Again, we do not undertake treatment works and our advice is given from a completely independent perspective. 

For more advice please contact Mark Duckworth 

Download a leaflet here

Offices in St. Ives, St. Neots, Ely, Norwich, Fakenham, Holt, and Cromer