Like many old buildings, this central St Andrews property had suffered from minor yet long-standing damp ingress through a roof valley gutter. Slight damp staining to the wall plaster below and raised moisture meter readings led to our recommendations necessitating localised plaster and lath removals to expose concealed structural timbers.

Whilst the face of the timber safe lintel appeared sound and free from defect we, as experienced specialists, opted to investigate further. We insisted that the masonry adjacent to the lintel be removed and our suspicions were justified. The lintels are now removed and replaced in pre-stressed concrete.

An inexperienced eye may well have left the lintels in situ and, under the assumption that the roof valley repairs by a previous company would have dealt with the problem, this relatively localised wet rot situation could in fact have easily resulted in a large-scale dry rot attack. Not so!

The untrained eye may well look at a section of timber (in this case the exposed soffit lintel section over a window opening), and decide it is in good condition. However, removal of the lintel did reveal – as anticipated – decayed timber and as such, stripping of timbers, wall sterilisation and reinstatement works were undertaken.

Picture 1 is the condition of the joist end to the roof void eaves that was initially inspected. The decay was only visible because our surveyor removed the random infill between the joist ends. The underside of the window lintel to the kitchen below appeared to be sound from underneath, as is often the case. Once removed it is clear just how decayed the timber was. An inexperienced surveyor may well have missed this.

St Andrews - lintel appearing sound but not

Lintel appearing sound - initial inspection

St Andrews - lintel not sound

Lintel unsound - after removal of random infill between joists

 

What is this seemingly innocuous plant that is affecting so many home owners and causing untold distress?

A member of the Buckwheat plant family Polygonaceae, Japanese Knotweed is widely recognised as the single most invasive species of plant growing in the UK today. Originally native to Japan, China and Korea, it is believed to have been introduced to Britain by a Victorian horticulturalist in 1824 both as cattle feed and as a decorative shrub. Nearly two centuries later this large, herbaceous perennial is abundant throughout the UK and causes millions of pounds worth of damage every year.

What issues does Japanese Knotweed cause?

Many issues unfortunately, Japanese Knotweed is listed by the World Conservation Union as one of the world’s 100 Worst Invasive Species, such is its resilience. Dormant rhizomes can survive temperatures of -35°C then re-sprout vigorously the following spring. Cutting the rhizome only results in a hearty reappearance of new shoots. Starving the plant of water has zero effect, and regular domestic toxic weedkillers have little effect.

The roots and stem growth of the plant itself damages building sites, foundations, walls, drains, buildings, paving, roads, flood defences, road surfaces – the list is endless. It also harms entire ecosystems as its dense clusters completely crowd out any other existing herbaceous species and wildlife. Typically regeneration occurs during the spread of Knotweed contaminated soil when a site is developed, as less than 1cm of the rhizome can quickly sprout into a viable new plant.

Site owners can expect a reduction in land value and it is normal for mortgage lenders to refuse a mortgage for a property where Japanese Knotweed is present or known to be growing on adjacent land (valuation surveyors are trained to spot Knotweed for this very purpose). It is then necessary to provide proof that the infestation is being dealt with by a professional eradication programme for a mortgage to go ahead, and often the costs involved are subtracted from the value to be loaned on the property. Similarly, planning permission for sites or building developments is likely to be refused without first evidence of a recognised eradication programme being in place.

Watch the video below for a deeper understanding of the problems Japanese Knotweed can cause:

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Having dealt with the smallest of concerns to very large contracts over a 30-year period, The Preservation Company is well equipped to assess and deal with any remedial treatment, diagnosis and repair issues that you may have.

As well as obtaining industry recognised CSRT status in 1997, Managing Director Gavin White, also undertook and obtained the Hidden Defects Insurance Auditor status in 2009. This qualification cements the company’s ability to fully assess properties and in effect undertake a full property “Health Check”.

The team have specialised in preservation for most of their working lives and combine over 100 years of experience and skill.

Whether you are affected by condensation, rising damp, penetrating damp or rot, The Preservation Company will attend to your needs both promptly and efficiently with as stress-free a solution as is possible.

Read what our clients have to say about our service, team and value for money on our preservation testimonials page.