Edit Report #218
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52 Willow Avenue Birmingham B17 8HD We have attended the property to investigate the issues raised by the tenants regarding damp and mould within the property, particularly during periods of rainfall. Upon inspection, we identified defects with the roof which are allowing penetrating water ingress into the property. We also identified issues with the bathroom extraction fan, which is contributing towards excessive moisture build-up internally. The main roof defects are located around the dormer to the front elevation of the property. Both lead valleys around the dormer have failed and require replacement. We also found that the existing mortar bedding to the ridge/verge area has perished and is no longer capable of preventing water ingress correctly. The works required to rectify these issues would be to erect scaffolding to the front elevation of the property to allow safe access. We would then remove and replace both lead valleys around the dormer with new leadwork and install a new dry verge/ridge style system to the affected areas. Any broken or slipped slates identified during the works would also be replaced as required. The bathroom extraction fan was tested on site and was found to be operating at less than 40% efficiency, which is considered inadequate ventilation for the room. This lack of extraction is contributing towards the build-up of condensation and mould within the bathroom. The works required there would be to replace the existing bathroom fan with a new humidistat-controlled extractor fan to improve airflow and moisture control within the property. Once the root causes have been addressed, we can then complete mould remediation works to the internally affected areas. This would include cleaning, treating and repainting the mould-affected areas only, in order to bring them back to the existing standard. Please note, unless the roof defects and ventilation issues are rectified correctly, mould and damp issues are likely to continue returning over time.
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