Edit Report #308
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DAMP & MOULD INSPECTION REPORT Following our attendance at the property, we have carried out an inspection into the reported damp and mould issues. During our inspection, we identified clear evidence of water ingress affecting several separate areas of the property. This includes visible brown water staining, deterioration to internal decorative finishes, damp-affected surfaces and areas of mould growth. The location of the mould and damp staining corresponds with areas showing evidence of water penetration. In our opinion, the ongoing water ingress is creating persistently damp surfaces and elevated moisture levels within the affected building materials. These damp conditions provide the environment in which mould can develop and continue to return. For this reason, we believe the priority is to rectify the external defects and make the property watertight before attempting internal mould remediation. UPSTAIRS REAR BEDROOM Within the upstairs rear bedroom, there are clear signs of water ingress around the window and surrounding wall/ceiling areas. Brown water staining, deterioration to the decorative finish and localised mould growth are visible. The mould growth in this area is situated alongside the visible moisture and water staining. We therefore believe the water ingress affecting this section of the property is a significant contributing factor to the mould growth. The roofing associated with this area requires attention. Due to the age and condition of the existing flat roof, we would not recommend isolated patch repairs. Although individual areas can potentially be patched, on an aged roofing system there is an increased risk of further failures developing elsewhere. WORKS RECOMMENDED Remove the existing affected flat roof covering and replace with a new roofing system, including all necessary preparation, decking where required, upstands, junctions, flashings and associated weatherproofing works to provide a watertight finish. CONSERVATORY There are also visible signs of water ingress affecting the conservatory. The existing polycarbonate roofing system is considerably aged and, in our opinion, has reached a condition where attempting isolated repairs would not provide a suitable long-term solution. WORKS RECOMMENDED Remove the existing polycarbonate conservatory roof and replace with a new polycarbonate roofing system, including the necessary roofing sheets, glazing bars, seals, fixings, trims and associated weatherproofing. FRONT PORCH Internally, there are visible brown water stains consistent with water ingress affecting the front porch area. Our external inspection indicates that the existing leadwork associated with the porch is considerably aged and requires renewal. WORKS RECOMMENDED Remove the existing defective/aged leadwork and install new leadwork to the affected porch roof junctions, correctly dressed, fixed and weatherproofed to prevent further water penetration. CHIMNEY – LEADWORK & POINTING The existing leadwork and pointing around the chimney are showing significant signs of age and deterioration. These areas form an important part of the property’s weatherproofing. Deteriorated pointing and aged or defective leadwork can allow rainwater to penetrate into the surrounding roof structure and internal building fabric. WORKS RECOMMENDED Renew the necessary leadwork around the chimney and rake out and repoint defective areas as required, leaving the chimney and surrounding roof junctions correctly weatherproofed. CAUSE OF THE MOULD GROWTH Based on the evidence identified during our inspection, we believe the water ingress affecting the property is a significant cause of the mould growth within the affected areas. Mould requires moisture to develop and survive. Where rainwater is continually entering the building fabric, the affected plaster, plasterboard and surrounding surfaces can remain damp for prolonged periods. This creates favourable conditions for mould growth. The visible brown staining and deterioration provide further evidence that these areas have been subjected to moisture. The mould is also predominantly appearing within or immediately adjacent to these affected areas. It is therefore important that the mould is not simply cleaned and painted over while the property continues to suffer from water ingress. Treating the visible mould without first addressing the underlying moisture source would not address the cause of the problem. If the affected building materials continue to become wet, there is a significant likelihood that mould and staining will return even after internal treatment and redecoration. INTERNAL MOULD & WATER DAMAGE At this stage, we are NOT recommending that the internal mould remediation and decorative repairs are carried out. The property is currently suffering from water ingress in multiple areas. Until the external defects have been rectified and the property has been made watertight, it is not possible to accurately determine the final extent of the internal remedial works required. Continued water ingress could cause the existing damage to worsen. Plaster, plasterboard, timber, decorative finishes and other materials that currently appear capable of being retained may deteriorate further if they remain exposed to moisture. For this reason, providing a fixed quotation for the complete internal mould remediation at this stage would not be appropriate, as the scope of the required remedial works may change before the external leaks are resolved. RECOMMENDED COURSE OF ACTION The external sources of water ingress should be addressed as the first priority. This includes: • Replacement of the aged conservatory polycarbonate roof. • Replacement of the affected flat roof, including decking and associated roofing components where required. • Renewal of the defective/aged leadwork to the front porch. • Renewal of necessary chimney leadwork and repointing of defective areas. Once these works have been completed and the property has been made watertight, the affected internal areas should be allowed an appropriate period to begin drying. We would then be happy to return to the property FREE OF CHARGE to reassess the affected areas. At this stage, we will be able to determine the extent of the remaining mould growth, water staining and any damage to plaster, plasterboard or other internal finishes. We can then provide an accurate quotation for the required mould remediation, preparation and reinstatement works. CONCLUSION Our inspection has identified evidence of water ingress affecting multiple areas of the property. The positioning of the mould growth alongside the visible water staining and damp-affected surfaces indicates that the ongoing moisture entering the building is a significant contributing factor to the mould problem. The priority should therefore be to eliminate the sources of water ingress and make the property watertight. We would not recommend carrying out internal mould treatment or decorative repairs while the property continues to suffer from water penetration, as this would treat the visible symptoms without first resolving the underlying moisture source. Once the external works have been completed and the property is watertight, we will be happy to return FREE OF CHARGE, reassess the affected internal areas and provide a separate quotation for all necessary mould remediation and internal reinstatement works.
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