Edit Report #254
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37 Sutherland Mould & Damp Inspection Report Inspection Summary We attended the above property today to investigate the reported issues of mould, damp and condensation throughout the property. Our inspection found extensive mould growth to bedrooms, the bathroom and around multiple window openings, together with clear signs of moisture ingress and prolonged condensation. Mould is present on external walls, around window reveals, ceilings and behind wallpaper. In several areas the wallpaper has become contaminated and can no longer be effectively cleaned. There are generally three main causes of mould growth within residential properties: 1. Penetrating damp caused by water ingress through defects within the building envelope. 2. Condensation caused by excessive moisture within the property combined with inadequate ventilation. 3. Rising damp, which was not considered to be the primary issue during this inspection. In this property, the main causes are penetrating water ingress and extreme condensation due to inadequate ventilation. Ventilation Assessment The property currently has a cooker hood within the kitchen; however, this is not an adequate form of mechanical extraction for removing moisture generated from everyday cooking. There is no mechanical extractor fan installed within the bathroom, despite this being one of the highest moisture-producing rooms within the property. The property is occupied by approximately four children and two adults, meaning the moisture load is extremely high. With multiple showers each day, together with cooking, cleaning and general occupation, a significant amount of water vapour is produced. As there is insufficient extraction, this moisture cannot escape the property. Instead, it travels around the home, settles on cold external walls, ceilings, window reveals and behind wallpaper, resulting in widespread condensation and mould growth. Roofing Assessment The roof shows evidence of several defects that are allowing water to penetrate the property, significantly worsening the damp conditions. The defects identified include: Defective lead flashing around the chimney requiring redressing/replacement. Ridge tiles with little to no remaining mortar, requiring replacement with a modern dry ridge system. The eaves support felt (bottom wrapper felt) to both the front and rear elevations is believed to have completely perished due to the age of the roof and the locations where water ingress is occurring. The existing roof would also benefit from an Eaves Protection System (EPS) to ensure rainwater discharges correctly into the gutters and to protect the new felt from future deterioration. The level of water ingress observed strongly suggests that these roofing defects should be addressed as a priority. Rear Lean-To Roof The small rear lean-to structure is of single-glazed timber construction and is in poor condition. Our recommendation would be to remove this structure entirely and replace it with a more suitable extension if desired. As a minimum repair, a new polycarbonate roof system could be installed to make the structure watertight and reduce further water penetration. Internal Remedial Works Required Following completion of the roofing and ventilation works, specialist mould remediation will be required. Due to the extent of contamination, sections of wallpaper cannot simply be cleaned and will require removal. The internal works will include: Removal of contaminated wallpaper where required. Professional mould remediation treatment throughout the property. Cleaning and treatment of all affected surfaces. Making good damaged plaster where necessary. Full preparation and redecoration of affected areas. Returning mould spore levels to safe and acceptable levels. Recommendations Roofing Works Redress and renew lead flashing around the chimney. Install a complete new dry ridge system. Replace the perished eaves support felt to the front and rear elevations. Install an EPS eaves protection system to improve rainwater drainage into the gutters. Ventilation Improvements Supply and install humidistat-controlled continuous running extractor fans within both the kitchen and bathroom. These fans are core-drilled directly through the external wall and operate automatically using humidity sensors. They continuously monitor moisture levels and increase extraction when humidity rises, dramatically reducing condensation and mould growth. These installations will also assist the property in meeting the ventilation requirements set out within Approved Document Part F of the Building Regulations, which requires rental properties to have adequate means of ventilation. Conclusion The mould growth within this property has reached a significant level and is being driven by a combination of major roof defects and inadequate ventilation. Simply cleaning the mould will not resolve the issue whilst moisture continues to enter and remain within the property. Given that four children and two adults occupy the property, these issues should be treated as a priority. The roofing defects and ventilation improvements should be completed as soon as possible, after which specialist mould remediation and internal reinstatement works can be carried out. All recommended works will be priced individually to allow the landlord to review and instruct each element separately.
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