Top tips for avoiding/coping with the evils of property defect/decay.
Never ignore the often obvious water escape. Stained external brickwork or masonry may well
appear to be causing no internal distress to the property. But due to failure of roan pipes, guttering,
down pipes, drainage, roof leaks (due to slipped/missing slates and or tiles) serious problems may
well be developing internally. Bossed (loose) rendering, roughcast or poor masonry pointing is also
often an indication of likely internal problems to corresponding areas. Keep an informed eye on the
external fabric of the property as preventative routine maintenance can prove invaluable long term.
Drainage downpipe blocked.
St Andrews, September 2011
Cracked and bossed chimney
render.
Pitscottie, December 2011
In flood damage situations, never ignore a significant source of internal water ingress and carefully
question any “drying out” procedures under taken by “tradesman” that appear to know what they
are talking about. Never assume that all areas have been appropriately reached and therefore dried
out to satisfactory levels unless all areas have been exposed. Where ash deafening exists below
floors (especially in flatted properties) it is absolutely essential that the flooring and or ceiling lining
is removed and the actual deafening and deafening boards dried out. If not carried our properly it
may well prove to be some time after the event and the initial “drying out” procedure has taken
place that a rot outbreak will manifest itself. This could of course leave you as the property owner
considerably out of pocket not to mention the distress to decoration etc etc. Elf cup fungus often
found in flood damage situations (see below) whilst not in itself a wood rotting fungi is a clear
indication of a moisture content likely to be suitable to the germination of an actual wood rotting
fungi.
Elf cup fungus to wall/ceiling
corner some 3 months after
water escape from flatted
property above.
St Andrews, February 2011
If condensation is a problem then ensure that first of all a common sense approach is undertaken to
property management. Keep the kitchen door closed when cooking wherever possible, keep a lid on
pots of boiling water, use any available extract ventilation means available, keep window trickle
ventilators open all year round, open windows to remove excess humidity for as long as is necessary
and not just for the initial period after cooking , showering or whatever . Don’t dry clothes on
radiators, and keep furniture away from close contact with external walls and eliminate general
clutter from walls, wardrobes, under beds etc. Balanced heating and ventilation is the key.
Condensation to shower
room ceiling
St Andrews, January
2011
Rising damp is often not straight forwards to determine and dependant on humidity levels, property
ventilation, existing physical damp proof courses etc then it can be easily confused with
condensation if all relevant factors are not carefully considered.
Rising damp issues where
the existing damp proof
course “bridged” at floor
level.
Strathkinness, November
2011.
If you see fresh dust (known as frass) on timber surfaces which may be on furniture, door joinery
timbers, attic void timbers or flooring then it may well be an indication of activity by woodworm. Exit
holes alone do not confirm as to whether an attack is active or not, although given that it can
sometimes be difficult to determine with certainty, there is always huge benefit in using an
experienced timber specialist that comes recommended.
Active woodworm and “frass”
clearly evident.
Lundin Links, December 2011.
Timber decay and whether is wet or dry rot when both are destructive needs to be very carefully
considered. Although wet rot can lead to the more serious dry rot if not addressed properly in the
first instance by an experienced surveyor/contractor, wet rot can often be dealt with in isolation
without carrying out significant exposure and treatments to adjacent areas. Dry rot can very easily
be one of the most significant and disruptive concerns that needs to be addressed in a property.
Defective downpipe to
property rear.
St Andrews, August 2011
Dry rot sporophore to
window recess
corresponding with
defective downpipe
above.
Part of mutual ground/first
floor joist repairs to above
property.