More Rain Coming. West Berkshire braced for further flooding

Filling Sandbags at Chieveley West Berkshire

Filling Sandbags at Chieveley West Berkshire

Royal Berkshire Fire and Rescue Service have been tweeting that they are very busy with flood related incidents, including a rescue from a house in Ouseley Road, Wraysbury. The Windsor Observer reports that 20,000 sandbags are to be distributed to properties in the Datchet and Wraysbury area. More sandbags are being filled in Chieveley as West Berkshire braces itself for more heavy rain.

If you are unfortunate enough to suffer from flooding and feel a little overwhelmed as to how you will get back to normal please contact us. It is worth remembering your insurance policy usually allows you to appoint your own Chartered Building Surveyor to project management reinstatement works on your behalf. In our experience flood victims can become further stressed by the flood repairs process; having to deal with overworked, under resourced insurance loss adjusters and their in-house surveyors. In periods where many properties are affected these individuals are often difficult to contact and do not have adequate time to devote to their clients.

We are qualified and experienced in flood reinstatement works and we never take on more work than we can manage. We will provide you with peace of mind and ensure your property is returned back to normal as swiftly as possible. We will liaise directly with your loss adjuster, so you don’t have to.

Flood Waters Cause Property Damage & Threaten Thousands

Road closed due to flood water in Compton

Road closed due to flood water in Compton

After two very wet winters river levels are at bursting point. The Thames is dangerously high. Local roads are closed and road surfaces are damaged. According to the BBC news the army have been posted to critical locations on the Thames to help with sand bagging and flood defence operations. Berkshire is particularly badly affected. With the residents of Datchet feeling the brunt of the excess water. See here for the BBC news article.

Submerged wier at Goring

Submerged wier at Goring


Passing through Goring today and it is clear just how worrying the situation is. The locks and weirs that are such a prominent vista as you pass over the Goring and Streatley bridges are completely immersed in water. The Swan hotel has undertaken flood defence measures and water is literally lapping at the doors of some properties.

Flood defenses - The Swan Hotel Goring

Flood defenses – The Swan Hotel, Goring

The forecast is that water levels may get higher still as more rain is said to be on the way. We know first hand from past clients of the emotional devastation that flooding brings. We also know that in critical times like this insurance loss adjusters and their in house surveying teams are extremely overstretched. If you are unfortunate enough to suffer damage to your property from the floods you are usually entitled to appoint your own chartered surveyor to oversee the reinstatement works on your behalf at no cost to yourselves. If you do need the services of a professional chartered building surveyor with experience in flood damage reinstatement please contact us.

Goverment boost pledged for flood repairs

High water in Reading, Berkshire

High water in Reading, Berkshire

An extra £30m has been pledged for flood repairs and maintenance, which is on top of the £100m announced by David Cameron earlier this week. Full story: http://www.bbc.co.uk/news/uk-26061795

If your house or building has been affected by flood or water damage, give RMA Surveyors Ltd a call for some professional advice on your situation.

What is Woodworm?

Wood boring insect flight holes in roof rafter

Wood boring insect flight holes in roof rafter

Damage caused by that commonly referred to as woodworm is actually caused by a beetle larvae. These larvae hatch from eggs laid on the outer surface of timber, where once hatched they burrow into the wood, creating tunnels as they feast.

It can take up to five years for the grubs to reach maturity. Before which they form a pupae eventually emerging as beetles and leaving characteristic flight holes in the timber surface.

Timber damage from wood boring beetle should not always be cause for alarm. For instance some larvae can only feed on damp timber. Once the cause of damp has been rectified the food source, and thus the larvae, will be stopped. In some cases the pest may have been present in the timber prior to construction and the process of sawing, drying and treatment will have killed any larvae leaving only residual damage as evidence of their existence.

The type of timber, size of flight holes, type of dust, or “frass”, left behind and condition of affected timber are all indicators of the type of species and likely damage that can be expected.

In cases where beetle larvae are active they have the ability to cause structural damage and remedial insecticidal treatment is often required.
Damage can be caused to sapwood (the outer rings where sap rises in a tree) and heartwood (the inner rings or ‘heart’). Darker heartwood damage is less common due to the presence of chemicals acting as a natural repellent. Heartwood damage is considered serious as the structural integrity of timber is greatly reduced when heartwood is attacked.

The death watch beetle is considered a particular menace as it feeds off both heartwood and sapwood.

The beetle most commonly referred to as woodworm is the Common Furniture Beetle (Anobium Punctatum). This beetle’s larvae are found to be present in sapwoods of both softwoods and European hardwoods. Infestations are common throughout the UK. Attack is rare in dry wood and modern timber panels such as plywood. It is most common when timber is damp. Where timber is exposed to good central heating this type of larvae usually dies out. Unheated and humid areas of properties such poorly ventilated roof and sub floor voids are most at risk. The larvae live for 2-5 years. Tunnels are numerous and close knit. Bore holes are circular and up to 2mm in diameter. Beetles emerge in late Spring and Summer.

Although treatment can be undertaken through drying out of timber, insecticidal treatment of live infestation is often recommended in order to swiftly arrest the damage.

Sink Hole Swallows Car

Sinkhole swallows carSee this brief news article where a sink hole has opened up in a residential area in Walter’s Ash, High Wycombe.

See this link for the full story.

Note how close to the building the hole is. Aside from a car being buried at the bottom of the hole, the owners of this property are no doubt seriously concerned about the stability of their building.

We can only speculate as to the cause of the hole, but the recent heavy rainfall should be a consideration.

We had brief involvement with a similar sized hole in an undisclosed location in Newbury. Our involvement was on behalf of nearby building owners was concerned of the effect is would have on their property. Fortunately we found no immediate cause for concern. However, just where and when sink holes may appear is anyone’s guess.

 

 

Risk of flooding

As the rain lashed down, it seemed rather appropriate that RMA Surveyors Ltd attended a continual professional development seminar yesterday on flood management organised by 3CPD (www.3cpd.co.uk).

Hosted by Claire Thirlwell, a chartered landscape architect, the principles and practicalities of flood management were discussed, based on her experience designing schemes to reduce floods occurring.

With another day of rain today and more parts of the country becoming flooded, it seems more important than ever that we take flooding into consideration when buying a property.

People should ensure the correct searches are carried out and get a building survey undertaken by a professional to ensure the potential new acquisition is not at risk and if it is, that it is highlighted as such.

It’s better to be prepared, so if you know your property is in an area that could flood, install appropriate protection measures well in advance to reduce the risk of flood water getting inside.

If you’re unfortunate to have suffered from flood damage to your property, we can assist you too.

Under the terms of your insurance policy you are often able to employ your own independent building surveyor to oversee the insurance reinstatement of your property, rather than relying on the overstretched surveyors appointed by loss adjusters.

Remember it is your property and you are free to appoint your own independent surveyor to specify, tender and oversee works on your behalf. An insurance policy often covers the fees of an independent surveyor, like RMA Surveyors Ltd. Providing you are adequately covered it should not cost you a penny to get impartial, qualified and quality advice and management for the duration of the insurance reinstatement works from us.

If your property has suffered from any flood damage, or you’re looking to purchase a house in a flood risk area, contact us for some professional advice.

No Flood Insurance Deal May Leave Thousands at Risk

A flooded townThe current flood agreement between the Government and the Association of British Insurers comes to an end at the end of June 2013. Negotiations to continue providing affordable premiums to those most vulnerable to flooding are seemingly at a grinding halt.

Under the present agreement, insurers are committed to offering existing consumers universal flood insurance at affordable rates, providing that the Government invests in flood defenses. However, government spending on flood defenses is reported to have reduced. The Guardian reported last July that 294 flood defense projects have not received funding.

Talks between DEFRA and the ABI over a new deal have been ongoing for months. As many as 200,000 households could find it difficult to source reasonable premiums on flood insurance if no agreement is reached.

Japanese Knotweed

Japanese knotweed at the rear of a propertyJapanese knotweed is an amazing plant. The young stems are edible and taste like bamboo shoots. It can grow over 20 feet in height. Its root systems can penetrate as deep as 3 metres below ground surface level. In some cases it has been reported to grow as deep as 5 metres. It usually grows in thick clumps (or stands). It can grow in a variety of soil PH’s. It will grow from a small cutting and will rapidly reroot itself. Where roots are disrupted new shoots will begin from breaks in the root, travelling vertically and horizontally through the ground. Its subterranean root system can survive double figure sub-zero temperatures. The mid-19th Century saw its introduction to the United Kingdom as it became popular with landscapers as it could grow quickly, form dense screens and hold together land banks with its root system. It was widely used in Wales to hold together subsiding railway embankments. Japanese knotweed has no predators in the UK and as such is not easily controlled. The saving grace is that the plant in this country is female only and is not espablished by seeds. However, the roots and stems can establish in new soil easily if not carefully disposed of.

The plant is a hardy one and it is illegal to spread the plant under the Wildlife and Countryside Act 1981. Soil deemed to be contaminated with Japanese knotweed is sighted as controlled waste under the Environmental Protection Act 1990. In recent years lenders have begun declining loans on properties due to the presence of Japanese knotweed on sites. Most buildings insurance policies do not cover damage and problems caused by Japanese knotweed.

Close up of Japanese knotweedJapanese knotweed can damage ruin gardens, drains, paths paving, walls and out buildings. In rare and exceptional cases it has been reported to affect foundations and floors.
It can be treated in a number of ways. Herbicides can be applied, but this is usually necessary over a number of years. This is most economic, but not always effective. Excavation of contaminated soil is also employed, but soil must be disposed of as hazardous waste and the depth of the root system can mean excavation and disposal amounts to serious costs. Experiments with introduced grazing insects are being trialled, but there are obvious unknowns with introducing non-native insects into the environment. Japanese knotweed being the case in point.

The presence of Japanese knotweed is likely to affect the value of a property and remediation is expensive. Caught early enough and not disrupted the plant can be eradicated before it spreads.

I took these photo’s at a property in Bath. Unfortunately the knotweed had taken root outside the rear of the property. The building occupant was pleased he was only renting the property. The landlord and neighbours are likely to have a very different view on it.

Condensation

Condensation on a windowThe RMA Surveyors Ltd guide to condensation within buildings.

One of the most widely misinterpreted and misunderstood building defects is condensation. It can often be confused with service leaks and external water penetration. The key to understanding how and why condensation occurs is surface temperature.

Condensation occurs because water vapour in the air can no longer be held by the air. The water vapour condenses and becomes liquid water.

The warmer the air, the more water vapour it can carry. When warm air comes into contact with a cold surface, air temperature is reduced and the volume of water vapour must also be reduced.

When condensation occurs it will manifest on surfaces colder than the surrounding air temperature. We are all familiar with condensation on windows. In most circumstances windows are usually the coldest surface on an external wall. When condensation occurs on other surfaces in a room it is usually a good indication that that surface is colder than other surrounding surfaces that are unaffected.

Mould and mildew associated with condensation is not always going to appear. The mould occurs only because the conditions for it to exist are present, namely a food source and moisture source. Moisture is provided courtesy of the condensation process. Food can be any organic material, including cellulose in emulsion paints and oil on fingers transferring to a wall or ceiling surface.

Often people attempt to clear away mould with a cloth end up with worse mould staining as organic material from the cloth creates a further food source for the mould to establish. There are a multitude of mould and mildew removal products on the market. In cases of condensation it is better to resolve the cause rather than just treat the symptoms.

Surface temperature alone is an oversimplification of the problem. The warmer the air the greater the capacity of water vapour. However, the quantity of water in the air is not always at full capacity all of the time. If that were the case almost every window would have condensation. Therefore the volume of moisture in the air, or relative humidity, is critical to each situation where condensation may arise. Understanding the relationship between the air’s relative humidity and the temperature at which air can no longer carry that volume of water vapour (otherwise known as the dew point), is critical to determining how to resolve a condensation problem.

To deal with condensation a number of options are available. All of the options simply require a difference in the parameters that allow condensation to occur.

Firstly, you can increase the surface temperature above the dew point. This could mean increasing insulation levels, providing secondary glazing or double glazing or providing a source of heat such as trace heating, like that on our car heated rear windows.

Increasing room temperatures also allows the air to carry a greater volume of water vapour, which, providing the relative humidity does not also increase, can alter the dew point and prevent condensation forming. This can be a rather arbitrary approach and is unlikely to be economical in terms of heating bills.

Altering insulation levels of external walls and roof structures can create condensation problems. There are many examples where blocks of flats and houses have had cavity wall insulation fitted and condensation problems have begun to manifest elsewhere. Localised spotting condensation can also occur in such cases. Where insulation has been unevenly distributed and the resulting gaps in insulation cause differential surface temperatures internally. Interstitial condensation can also occur. This happens when the dew point occurs within the wall or ceiling structure. Interstitial condensation can be a real problem as it can saturate the internal structure of a building elemnet for a long period before a defect begins to manifest itself. This is a particular problem in timber framed housing, when the internal vapour barrier within the wall structure has been damaged or poorly installed.

Secondly, you can reduce the amount of humidity in the air. This means isolating water sources. This is easier said than done. The fact that a property is inhabited by eating, breathing mammals who evaporate, perspire and respire their way throughout the day makes it difficult to reduce the amount of water vapour in a property. People tend to want to eat, boil kettles, wash and dry clothes, stay clean, use the toilet, keep pets and generally undertake activities that require the use of water, a proportion of which ends up as vapour carried within the air.

Reducing our use of water may not always be practical. Managing the way we use water can be. For example opening trickle vents on windows or keeping high humidity environments such as bathrooms and kitchens well ventilated with regular air changes from external air will help reduce relative humidity. Keeping toilet seat lids in the closed position will also contribute to reducing humidity.

Thirdly, good ventilation is also key to reducing the liklihood of condensation occurring. Where air is kept moving there is less likelihood of water vapour within the air condensing on cold surfaces. This is why opening a window, even only partially, can radically reduce instances of condensation as the water is yurned back to vapour and is carried off by unsaturated air.

Leaving condensation to establish long term can cause a multitude of problems both to the building and the individual. Mould spores can not only look unsightly but can affect human health. Associated respiratory illness is well documented with mildew moulds.

Condensation in buildings can result in longer term damp problems allowing dry and wet rots to develop and damage timber elements. As well as this surface decorations can be damaged and goods and furnishings can also be affected. Often clothing and stored goods in humid properties can be ruined, as condensation forms in wardrobes and moulds establish. Very humid properties are particularly prone as humid high pressure air forces its way into less humid cooler areas. Often such losses are not covered by standard insurance policies.

If you want to read more about condensation the RICS have produced this guidance note. Further information is also provided by the ISVA which is available here.

If you have a condensation problem and would like some further investigation and advice from RMA Surveyors Ltd please contact us and we will be happy to assist.