Dry rot or not

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Crediblehippo

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Hi all

Hoping someone can advise!

I’ve recently moved into an 1890s terrace with a deep subfloor void.

Before purchasing I asked the seller to instruct a full subfloor survey (October 2020). Wet and dry rot was found and treated (December 2020) In various places.

I’ve just been down there today and noticed some worrying looking mould/rot and I’m hoping someone can ID it? Also I don’t understand how this could have been missed during the survey/works as surely it’s not something that has spread that fast?!

Many thanks



[GALLERY=media, 106185]B17D79B6-A285-413D-8B32-818698A9245F by Crediblehippo posted 9 Mar 2021 at 2:39 PM[/GALLERY][GALLERY=media, 106186]B1E403B8-446E-404D-BDF8-D2B0405285F4 by Crediblehippo posted 9 Mar 2021 at 2:39 PM[/GALLERY][GALLERY=media, 106187]33C6C423-1E54-4041-9E03-3453E6EFCA86 by Crediblehippo posted 9 Mar 2021 at 2:39 PM[/GALLERY][GALLERY=media, 106188]86BB4743-1A7E-40F7-86F0-02C75C2DF240 by Crediblehippo posted 9 Mar 2021 at 2:39 PM[/GALLERY][GALLERY=media, 106189]F1909450-1E76-4F13-BA0A-FC1E530F0465 by Crediblehippo posted 9 Mar 2021 at 2:39 PM[/GALLERY]
 
What is the air flow like under there? are there plenty of air bricks on all elevations?

Ken
 
KenGMac said:
What is the air flow like under there? are there plenty of air bricks on all elevations?

Ken
Click to expand...

ok so referring to the attached floor plan picture, as a result of works done in 2019, a number of new modern plastic air bricks were added (blue markings), small plastic circular vents under the front door (orange markings).

The green marking is an original terracotta air brick which until today was largely blocked due to having a gas pipe passing through and cemented sloppily applied blocking most of the holes. Then Masonry paint over the top of it all (adding another layer of blockage). From the inside there were thick cobwebs akin to shelobs lair. I have since attempted to unblock this vent best I can inside and out but the pipe still passes through the middle of it.

The affected areas are at the white arrow (main mouldy sleeper) and white line (black sleeper).

In summary, there is only one old air brick in that area but hopefully I have improved the airflow somewhat today[GALLERY=media, 106193]45342233-9B3E-4FC5-B272-6AAE57EC713A by Crediblehippo posted 9 Mar 2021 at 8:52 PM[/GALLERY].
 
Crediblehippo said:
ok so referring to the attached floor plan picture, as a result of works done in 2019, a number of new modern plastic air bricks were added (blue markings), small plastic circular vents under the front door (orange markings).

The green marking is an original terracotta air brick which until today was largely blocked due to having a gas pipe passing through and cemented sloppily applied blocking most of the holes. Then Masonry paint over the top of it all (adding another layer of blockage). From the inside there were thick cobwebs akin to shelobs lair. I have since attempted to unblock this vent best I can inside and out but the pipe still passes through the middle of it.

The affected areas are at the white arrow (main mouldy sleeper) and white line (black sleeper).

In summary, there is only one old air brick in that area but hopefully I have improved the airflow somewhat today
Click to expand...

Sorry, the old terracotta air brick is the yellow marking!
 
If it's damp or wet rot, then the source of the damp (from the walls by the looks of things) has to be removed (or a barrier installed) and then the timber dries out and all is well - unless the timber is completely soggy.
 
^woody^ said:
If it's damp or wet rot, then the source of the damp (from the walls by the looks of things) has to be removed (or a barrier installed) and then the timber dries out and all is well - unless the timber is completely soggy.
Click to expand...
What about the mouldy area at this picture? Is it beyond repair?[GALLERY=media, 106186]B1E403B8-446E-404D-BDF8-D2B0405285F4 by Crediblehippo posted 9 Mar 2021 at 2:39 PM[/GALLERY]
 
Had a look at the floor plan, are the "Blue" dots air bricks?

Are there any bricks that have been removed or not inserted in the dwarf wall marked "as red with the white line superimposed, indeed is this wall anywhere a honeycomb construction?

As for the wall coloured "Green" is it as above? [Honeycomb]

Sorry for yet more questions?

What you are looking for is as clear a through flow of air, what you appear to have are [if correct?] air bricks "blue" dots but a barrier down the middle of the property the "red" line + the white [damp] area

Ken.
 
KenGMac said:
Had a look at the floor plan, are the "Blue" dots air bricks?

Are there any bricks that have been removed or not inserted in the dwarf wall marked "as red with the white line superimposed, indeed is this wall anywhere a honeycomb construction?

As for the wall coloured "Green" is it as above? [Honeycomb]

Sorry for yet more questions?

What you are looking for is as clear a through flow of air, what you appear to have are [if correct?] air bricks "blue" dots but a barrier down the middle of the property the "red" line + the white [damp] area

Ken.
Click to expand...

Ok so blue dots are new modern plastic air bricks. Yellow dot is a clay air brick with pipe running through it and the only dedicated air brick serving the damp area.

There are no air bricks internally and none of the walls are honey combed. I’ve added yellow highlighted markings to the enclosed picture to show the openings to each room, these are in the same place as the doorways up above by the way. The white/red lined wall (problem wall) is a load bearing spine wall, is it still possible to honey comb a load bearing wall? Sorry if this is a stupid question, I’m clueless with regards to building.
[GALLERY=media, 106194]2DDEB2A4-5AA4-48F7-B6BC-A70400C9FD57 by Crediblehippo posted 10 Mar 2021 at 7:58 PM[/GALLERY]
 
What's wet and what's dry?
Remove the source of damp ingress - in every picture, it looks like the timbers are "soaking up" water from the brickwork. You want to wrap the ends in DPM wherever they're in contact with the brickwork. Looks like quite the undertaking, though. I think some of them might have been done already, can see a hint of some sheet material in there [not that it seems to have helped].

What's going on here with these newer timbers?
[GALLERY=media, 106195]Wood by Why Not Indeed posted 10 Mar 2021 at 10:02 PM[/GALLERY]

The white stuff looks painted on, rather than something that's grown. The ledger plate [?] looks to be damp on the underside, which means that it will eventually be completely damp.
 
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