Taking the Time to Tackle Common Homeowner Problems

Much like our bodies, our homes are affected by time passing and impact damage from our environment. Although we may not be able to escape our skin aging, we can certainly take steps to prevent some of the common problems that often occur to our homes.

There is a small group of issues which we, as Chartered Building Surveyors, receive regular requests from worried homeowners to investigate. Whilst we do recommend seeking specialist advice if you are ever in doubt, these often tend to be common issues that can be simply addressed, and prevented, by undertaking routine maintenance and checks around your home.

Condensation is an increasingly common modern problem, being closely associated with the weather proof and water tight buildings we now aim to create. In the Victorian and Edwardian periods, open fire places, solid fuel cooking ranges and draughty timber windows provided sufficient air movement and low heat levels around a building, which reduced potential for condensation. Our current preference for double glazed and tightly sealed windows, along with closed up fireplaces, unfortunately increases the risk.

The usual signs of condensation are black mould growth to the most vulnerable areas, such as window reveals and at the base of ground floor walls.

You can help to prevent, or reduce, condensation by:

• Providing low level background heating.
• Good ventilation throughout the building.
• Improved insulation.
• Drying clothes outside.
• Using extract fans in kitchens and bathrooms.

Another issue that concerns most homeowners is the appearance of cracks. These cracks often lead to the worry of subsidence. It is worth noting that the majority of cracking is often associated with differential settlement between the external and internal construction. It is usually found concentrated in areas of weakness, such as window and door openings. Distortion of brick arches, and distortion or cracking of cills are common indicators of previous settlement moment.

In some cases, subsidence can be incorrectly identified when homeowners see the appearance of strong horizontal or vertical cracking, but this can often actually by attributed to the lack, or failure, of cavity wall tie installation. Other factors which can increase the potential for movement through differential settlement would be issues in underground drains, or defective gutters and downpipes, which can cause a high level of ground saturation around the perimeter of the property, which can lead to problems.

Another problem that is commonly of concern is the appearance of woodworm infestation, especially in older properties where, to a degree, it is to be expected.

There are various types of infestation affecting both residential and commercial properties. The most common infestations relate to the common furniture beetle and the deathwatch beetle. A deathwatch beetle would normally affect oak timbers, whilst the common furniture beetle tends to affect softwood timber, usually found in the understairs cupboard, around a roof trap and surrounding a WC. Infestation can usually by identified by flight holes and ‘frass’, which is the dust associated with the flight holes bored by the beetles.

In the majority of cases, infestation can be adequately controlled by specialist timber treatment, although in extreme cases, repair may be necessary.

Should you have particular concerns about any of the issues listed above, we do recommend you seek expert opinion and advice.

As well as checking your property on a regular basis, other routine maintenance should be carried out to prevent problems occurring and keep your home in top condition.

A useful check list of maintenance is:

• Clearing of gutters, rainwater gulleys and channels to prevent blockages and overspilling.
• Checking, repairing and regular redecoration of external woodwork, render and pointing to prevent decay and cracking, both of which can lead to damp penetration issues.
• The clearing of vegetation around the perimeter of a building to allow air and light to circulate around the structure.
• In pre-war buildings with suspended timber floors, ensure air bricks, which allow important ventilation into the building, are kept clear.
• Any electrical, gas and heating installations should be regularly serviced by qualified experts.

Although it seems like there is much to do, regular checks around your home are important to keep it not only in the best condition possible for you, but also to avoid impairing the quality of any insurance cover, as insurance companies are increasingly requesting evidence of home maintenance repair as part of insurance claims.

Taking the time to carry out these important steps on a regular basis can help ensure that you are able to enjoy your home trouble free for many years to come.

Guest Blog written by RTP Surveyors
RTP Surveyors are an award winning independant firm of chartered building surveyors, established in 1986 by Richard Thomas