We were in June 2021 to inspect a Grade 2 listed building to carry out a full damp and timber survey on this large four bedroomed property. The vendors were under the impression that a only a limited amount of works would be required, and only to satisfy the lender of the purchaser.
We identified the need for a significant amount of damp-proofing works in areas where visible evidence of dampness was concealed in the main by furniture.
Our inspection revealed that although the roof, rainwater goods, external joinery including seals all appeared to be in satisfactory condition the existing provision of air bricks that provide ventilation to the sub-floor timbers was not adequate.
We established that the ground floor construction type of all the of floors excluding the kitchen and utility areas was suspended timber, however the top surfaces of the timber were concealed by the presence of engineered flooring.
Fortunately, part of the property benefits form a basement storage area and we were therefore able to inspect the underside of a limited area of the ground floor, namely the small lounge. At first glance the timbers appeared to be in very good condition as ventilation to the timbers in this area was adequate, however close inspection of the ends of the joists revealed severe decay by wet rot (Coniophora Puteana) and infestation by wood boring insects (Wood Boring Weevils), this meant that all the floor timbers in this area would need to be replaced. The timbers in this room were also found to have significantly high moisture contents ranging from 22 to 27 percent.
Our findings in this room gave us real cause for concern as this was the part of the property where sub-floor ventilation was adequate. I was able to gain permission from the vendor to lift the fitted carpet mat at the front entrance to facilitate inspection of this area, floor boards were lifted and infestations of the common furniture beetle (Anobium Punctatum) were found, this wood boring insect requires treatment by insecticide and our recommendations were to treat all of the timbers throughout the ground floor, we also advised the our client (the purchaser) that it would be prudent to allow a sum for the replacement of all of the timbers in the other rooms that were poorly ventilated as it was likely that they would be affected by rot and or wood boring insects.
As a result of our findings the purchaser was able to negotiate a five-figure sum reduction in the purchase price of the property. They proceeded with the purchase of the property and after they moved in, and the floors were opened up and due to further fungal infections and infestations by wood boring insects the need to renew all of the timber floors was necessary.
Our client said that she was extremely pleased that she had employed our services and was very grateful.