Knott End Surveyor Case Study: Bridged Damp Proof Course in a Semi-Detached Bungalow in Knott End
Introduction
As a professional RICS surveyor, I have conducted a detailed inspection of a semi-detached bungalow located in Knott End. The purpose of this case study is to explain the findings of the survey, particularly focusing on the identified issue of a bridged damp proof course (DPC) and its impact on the property. This information aims to provide clarity and assist potential home buyers in making informed decisions.
Property Overview
The subject property is a semi-detached bungalow constructed in the mid-20th century. The bungalow features a traditional cavity wall construction with a bitumen-based damp-proof course installed at the time of construction. The property has been generally well-maintained, with no significant structural alterations observed.
Findings
1. Elevated Moisture Readings:
During the internal inspection during an RICS Home Survey Level 2, elevated moisture readings were detected on the internal face of the external wall in the living room and adjacent hallway. The readings were significantly above the normal threshold, indicating the presence of moisture ingress.
2. Bridged Damp Proof Course:
Further investigation revealed that the damp proof course, designed to prevent moisture from rising up through the walls, has been bridged. This bridging is a common issue where the effectiveness of the DPC is compromised due to external factors.
3. Causes of Bridging:
The bridging of the damp proof course in this instance appears to be caused by the following factors:
– External Ground Levels: The external ground level has been raised over time, possibly due to landscaping works or natural soil accumulation, which now sits above the level of the DPC.
– Internal Plaster Bridging: The internal plaster has been applied directly down to the floor, effectively bridging the DPC and allowing moisture to bypass the protective barrier.
– External Debris: There is also evidence of debris and vegetation against the external walls, which can hold moisture against the brickwork, exacerbating the issue.
Implications
1. Structural Integrity:
If left unaddressed, the prolonged presence of moisture can lead to deterioration of the wall structure, including timber decay in skirting boards, joists, and other structural elements.
2. Health Concerns:
Damp environments are conducive to the growth of mould and mildew, which can pose health risks to occupants, particularly those with respiratory issues or allergies.
3. Aesthetic Damage:
Moisture ingress can cause unsightly damage to internal finishes, including peeling paint, wallpaper detachment, and staining of plasterwork.
Knott End Surveyor Recommendations
1. External Ground Level Reduction:
The external ground levels adjacent to the affected walls should be reduced to at least 150mm below the level of the DPC to prevent further bridging.
2. Plaster Reapplication:
Internally, the plaster should be removed up to a height of approximately 1 meter from the floor. A sand and cement render with a waterproof additive should then be applied, ensuring it does not bridge the DPC.
3. External Wall Maintenance: Regular maintenance of external walls is advised. This includes removing any debris, vegetation, or soil build-up that could contribute to bridging.
4. Professional Damp Proofing:
If necessary, engage a professional damp proofing specialist to install a remedial DPC. This may involve chemical injection or the installation of a physical membrane to restore the integrity of the damp-proof course.
Conclusion
The bridged damp proof course in the semi-detached bungalow in Knott End on Sea has led to elevated moisture levels within the property, which can have several adverse effects if not addressed. By implementing the recommended measures, the issue can be mitigated, ensuring the longevity and habitability of the property. As a potential home buyer, it is crucial to consider these factors and possibly negotiate remedial works or adjustments in the purchase price to reflect the required repairs.
Illuminati Surveyors – your trusted RICS surveyor serving Knott End on Sea, Blackpool, Fylde Coast & Lancashire.
Disclaimer: The information contained in this blog is provided for general guidance only and does not constitute legal, financial, medical, or other professional advice. No warranty, express or implied, is given as to the accuracy or completeness of the information. Reliance on any information provided is at your own risk.
