Potential Wet Rot

[greg1000]

Evening All,

Having just bought a property and have had a company in to give an overall survey of the property with regards to damp.

To give the big picture -

We have a couple of issues as to sources of moisture in the house and this has led to some timbers becoming wet, and a great big quote for remdial works.

Wanted the opinions of others in the industry as to how they see this issue.

It seems like we have penetrating damp problem on the gable end. The house is granite built and original mortar has been lime, but looks like it has been repointed with cement based mortar. The inside of these walls appear very damp at the joints, and have led to some joists becoming damp.

Ive been quoted for cropping back of joists, stripping out everything, applying salt treatment, applying damp proof membranes etc , at an eye watering cost. Im not completely sure this is required and wondered if the source of ingress is taken care of, and then everything ebing left to dry out should be sufficient.

See attached pictures for joists sitting on wallheads underfloor, pointing on gable end, and penetrating damp on attic inside. You can see the difference in pointing from original lime to cement based on the picture of exterior.

All comments welcomed

 

[noseall]

Ive been quoted for cropping back of joists, stripping out everything, applying salt treatment, applying damp proof membranes etc , at an eye watering cost. Im not completely sure this is required and wondered if the source of ingress is taken care of, and then everything ebing left to dry out should be sufficient.

I'm pretty certain the company you used for the quote, have jumped on the wording and content in order to 'fluff out' their costs. Especially the juicy bits that refer to 'treatments' etc.
However, it does look to me like there is a distinct absence of DPM/DPC regards protection of the joist ends. I would still consider it a faffy job, but not ridiculously costly. A lot depends on what needs to be moved above.

 

[greg1000]

Also there is nothing above this, nothing sitting on this floor so the whole thing could be jacked up IMO and anything needing cropped out could be done, and putting in a DPC from underneath?

 

[noseall]

Also there is nothing above this, nothing sitting on this floor so the whole thing could be jacked up IMO

Jacked up? What - by dwarfs?

 

[greg1000]

Well better to ask you to be honest, I'm thinking about how the job could be done?

1. Jack up the joists with 4x2 and a bottle jacks temp to remove the timber on the wall ends
2. Lay in DPC
3. Reinstate new timber on the wall end
4. crop out and repair any timber that needs it
5. Set it back down on the wall ends

Or am I over simplifying it?

 

[JohnD]

.

 

[noseall]

Well better to ask you to be honest, I'm thinking about how the job could be done?

1. Jack up the joists with 4x2 and a bottle jacks temp to remove the timber on the wall ends
2. Lay in DPC
3. Reinstate new timber on the wall end
4. crop out and repair any timber that needs it
5. Set it back down on the wall ends

Or am I over simplifying it?

The damp ingress looks like its permeating from outside rather than from below. Yes - it need thought and planning and not just the floor jacking up (off what?).

 

[^woody^]

What has been recommended regarding ventilation?

 

[greg1000]

The damp ingress looks like its permeating from outside rather than from below. Yes - it need thought and planning and not just the floor jacking up (off what?).

should have been a bit clearer, there is a parquet floor above which I’d like to save. So to Jack up and repair the joists from underneath was the plan, rather than ripping up the floor and doing it from
Above. Not to Jack up the floor and leave it



No mention of ventilation