Surveying Older & Protected Structures
TL;DR: We are experienced when it comes to surveying old and protected structures!
Older and Protected Structures present different challenges when surveying. Often, the problems with such structures are a result of the modernisation and intervention afterwards without consideration of the building type and the needs of the older building fabric. Typically, common defects are usually the following:
Dampness - Rising Damp,
Dampness - Penetrating Damp,
Dampness - Leaks!
There is no mistake, Dampness is a fundamental problem with such older structures in Galway or Mayo. Nearly in all cases, it is modern intervention that has caused the damp. There is a fundamental misunderstanding with some protected and older structures, that the external walls are to be sealed in order to prevent damp. Whilst logical, the enclosing of a stone wall with render and dry-lining will prevent it from “breathing”. Moisture can become ‘locked in’ to the external wall and trapped. This encourages rising damp through capillary action (like mercury in a tube).
Modern interventions are for modern buildings usually. Such interventions in older structures tend to forget that natural materials need to ‘breathe’. There is a current focus on energy conservation in modern building practice. Whilst this is admirable, retrospective application on older buildings is often not appropriate. Such examples include:
The use of spray foam insulations that enclose structural timber in roofs. The timber is enclosed and can then suffer from a form of dry-rot, that is brought on by the presence of low-levels of moisture trapped around the timber. The timbers may not last more than 8-15 years after the spray foam application.
Over-insulation of attic spaces and not providing any ventilation. This will contribute to timber rot and weeping of the roofing slate.
The Crescent, Galway a Protected Structure recently inspected in Galway
The Hydro in Portumna. An old hotel, converted to a single dwelling.
We are familiar with the defects that such older buildings can present. When inspecting such properties, we use the following:
A common sense visual inspection to visually trace and inspect the internal fabric and structural elements for damp and rot.
Distinguish between natural condensation issues from poor detailing versus condensation generated from the user (cooking, drying clothes indoors etc).
We use Infrared Moisture Imaging to inspect the property for dampness.
We also use Telescopic Photography to inspect the roofs and parapets. This is especially useful for inaccessible areas and details that cannot be easily viewed from the ground.
We use our understanding of building science to determine the construction of the property and the elemental details used in its construction. Concrete and Stone have different issues and problems can manifest and be treated in different ways.
About Us:
myPropertySurvey.ie is a specialist property surveying service from My Engineer Ltd. If you are buying an older or protected second-hand home we have services for you. Perhaps you just have a problem with dampness? We can also prepare specialist moisture, damp and condensation reports.
We include comprehensive photographic surveys of the property (c. 160+ images). We give you a shareable link to these images, so you can show your Family & Solicitor. Our reports also include:
Our engineers report is c. 13-16 pages. It is easy to read and jargon free.
We include Infrared Moisture Imaging as standard.
Telescopic Photography for those areas that are difficult to see from the ground.
We undertake a full planning search.
We look at Radon / Flooding / Water / Broadband provision.
