Dry rot or wet rot?
Discussion
Mercury00 said:
Sorry to go over this again, we're talking about this being an old leak, so shouldn't it have dried out? The area smells damp and mouldy. I can't tell if it still feels damp or just soft and cold.
I'm flying blind really, it's not easy from afar!Old rot still smells musty and it's not going to have much chance to air under there.
For me, my gut says it's far too much of a coincidence that the rot is centralized where that pipe/joint is, either it is/was leaking slightly and running along the pipe, or condensation has been forming on it when the heating isn't in use.
The fact the pipe is plastic and may have been re-routed suggest perhaps that the problem has been solved?
Edited by Mr GrimNasty on Monday 30th May 12:40
I was talking to my neighbour and he reminded me that the radiators haven't been in for that long, hence those pipes. The house had storage heaters before, so now I'm a bit more concerned about where the rot is.
However, that exact spot was where the back door was until the conservatory was put up, so maybe that had something to do with it.
However, that exact spot was where the back door was until the conservatory was put up, so maybe that had something to do with it.
Mercury00 said:
I was talking to my neighbour and he reminded me that the radiators haven't been in for that long, hence those pipes. The house had storage heaters before, so now I'm a bit more concerned about where the rot is.
However, that exact spot was where the back door was until the conservatory was put up, so maybe that had something to do with it.
I wonder if rain was getting in around the door threshold over a long period of time and rotted the timber below. The timber could have dried out over time but the constant water would have had the effect you have, I reckon.However, that exact spot was where the back door was until the conservatory was put up, so maybe that had something to do with it.
SAB888 said:
I wonder if rain was getting in around the door threshold over a long period of time and rotted the timber below. The timber could have dried out over time but the constant water would have had the effect you have, I reckon.
That would be my bet too. Is the timber currently wet? Does it smell wet and musty? If no, then it is probably historic and not an ongoing concern. If you have access to a timber moisture meter then that will help you answer this. Mercury00 said:
I was talking to my neighbour and he reminded me that the radiators haven't been in for that long, hence those pipes. The house had storage heaters before, so now I'm a bit more concerned about where the rot is.
However, that exact spot was where the back door was until the conservatory was put up, so maybe that had something to do with it.
Like I say, flying blind, you keep back/throw in info like that, you have your own answer probably! It's impossible to double guess without being there/knowing the history!However, that exact spot was where the back door was until the conservatory was put up, so maybe that had something to do with it.
Pipe run still looks suspicious though!
Presumably you are going to replace all the rot anyway? Depends what time scale you're on, but you could replace the joists with treated timber and then leave the floorboards lose for a year or so and check periodically to see if there is an ongoing problem.
You can do the obvious things mentioned by others already, like making sure there is air circulation (air bricks) and timbers are protected by dpc wherever in contact with masonry.
You can do the obvious things mentioned by others already, like making sure there is air circulation (air bricks) and timbers are protected by dpc wherever in contact with masonry.
If it just these two joists, it is unlikely to be a fundamental problem of ventilation. I agree that it is far from ideal not having vents, but it were a lack of ventilation causing problems, you might expect it to be much more widespread.
If it were me, I would do the easy stuff first like checking to see if the wood is now dry (indicating that there was a problem in the past but not now) and fix the decay. You could then leave a few boards loose and check it periodically for a few months to see if the moisture content of the joists stays well below 20%. If it does, you are golden. If not, well more digging (in more ways than one) might be required.
If it were me, I would do the easy stuff first like checking to see if the wood is now dry (indicating that there was a problem in the past but not now) and fix the decay. You could then leave a few boards loose and check it periodically for a few months to see if the moisture content of the joists stays well below 20%. If it does, you are golden. If not, well more digging (in more ways than one) might be required.
Well, it was quite a bit worse than it first looked. I pulled up a few more boards and the joists were ruined
I decided to stand on them at this point, which resulted in a pile of wood!
So I've replaced two joists, all the flooring and the first two stair risers. I can still smell damp/ rot and I'm now worried about the rest of the house.
I decided to stand on them at this point, which resulted in a pile of wood!
So I've replaced two joists, all the flooring and the first two stair risers. I can still smell damp/ rot and I'm now worried about the rest of the house.
BlueHave said:
Surveyors know they will miss things so most of them have their terms and conditions as tight as a ducks arse.
So basically they can say anything and get away with it.
What a load of bSo basically they can say anything and get away with it.
ks. In any event I read it that the ops comment related to the specialist damp survey.One of the unique features of dry for is cuboidal cracking. That will be obvious.
Issi said:
Same as the genius advising that it may be 'brown rot'!
My BRE book on identifying fungal decay in building is long since mislaid, but, at the risk of a parrot, the decay is clearly wet rot rather than dry and almost certainly Coniophora puteana, a brown rot rather than a white rot, isn't it?
this is what was left of one joist.
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