The Rotter on property problems

The Rotters back with some more solutions

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This week The Rotter looks at the major property problems that affect home-owners in Scotland. If you have a property problem then have a read of the blog and see if your problem is among those that The Rotter sets out to solve.

Most traditional Scottish bungalows and villas can be expected to last for many years with some loving care and attention from their owners.

Many defects experienced in these properties however, can be attributed to well-meaning owners who make basic but avoidable mistakes.

Here are some simple steps homeowners can take to prevent problems in the future:

Woodworm

Many instances of woodworm found in roof voids can be attributed to the storage of unwanted furniture that has an active woodworm infestation and which finds a ready source of food in the warm, dry timbers of the roof void. Similar problems can also occur when storing furniture and the like in the basement area.

Solution

Always inspect carefully any timber articles being stored in the roof or the basement and take expert advice if you see any small holes that could potentially be an active woodworm attack.

Bridging Damp Proof Courses

Often, during the life of traditional buildings, various owners install new driveways, flower beds and the like and can rise, unknowingly, the external ground level above the originally installed damp proof course in the base of the external walls. This can often result in what is known as lateral penetration of water into the wall fabric, which can have a detrimental impact on the internal decoration and may lead to either wet or dry rot in the ground floor flooring timbers.

Solution

The level of the damp proof course in the external walls of the traditional properties can often be visible externally. However, if this is not the case, by going into the sub-floor area the level of the damp proof course can normally be ascertained. Ensure that any external ground works do not exceed this level or, if they already do, this should be dug down to a level below the damp proof course.

En-Suite Showers & Bathrooms

Wise Property Care staff increasingly encounters dry rot to the floor timbers below ensuite showers as a direct result of water penetration from defective shower/wall seals. This can often be extremely expensive - requiring the removal of shower trays, wall tiles, floor tiles, etc.

Solution

Have the wall/shower tray seals or bath seals raked out and renewed every 3-5 years and constantly monitored for any gaps that might allow water to penetrate the area below.

Sub-floor Fresh Air Ventilation

We often encounter owners who actively block up the fresh air inlets to their sub-floor solum area because it is thought to encourage draughts within the living areas. This obstruction of the sub-floor air ventilation can rapidly lead to serious wet or dry rot to the sub-floor timbers.

Solutions

Never - repeat never - block the sub floor ventilation and ensure that any external repair works don't reduce the air gaps of the sub-floor vents.

Rotten Roofs

Given their design most traditional roofs will perform quite satisfactorily but can suffer severe attacks of wet or dry rot from water ingress due to damaged guttering, down pipes, hopper heads, chimney flashings, parapet gutters, valley gutters and the like.

Solution

Annually employ a local tradesman with the appropriate access equipment to allow for the regular maintenance and cleaning of the water management systems.

When to look for Problems

Rainy days are ideal to monitor the effectiveness of your building's water management systems. Put on your rainproof clothes, take an umbrella and walk round your building looking for water that might be overflowing the gutters, running down the drainpipes, overflowing a hopper head, etc.