One of the biggest issues to structural timber in Australian houses is fungal decay. Both wet rot and dry rot can cause serious structural damage to your home and can lead to collapse of your floor, balcony or other structural members. It is therefore yet another reason to have a pre-purchase building inspection completed to identify any fungal decay and determine whether a potential purchase could be affected by this potentially devastating problem.

Wet Rot

For moisture content to be suitable for wet rot growth there has to be a source of constant moisture (eg for wet rot to grow on timber it would require a high moisture content of around 50%) – this could be as a result of defective plumbing or damaged guttering.  Damage is normally limited to the timber itself, although the original structural problem may also cause other areas to be affected by damp (such as surrounding plasterboard etc).

Check vulnerable areas of timber, such as window and door frames, or joints of beams or timber fascias, where water can collect. If the paint finish is damaged, this can increase the risk of wet rot. However, although the paint may look acceptable, the timber underneath may be rotting from behind. Timber suffering from wet rot will feel spongy and may look darker than the surrounding timber. When dry, the timber will easily crack and crumble into fine particles. Timber in the roof can also be at risk especially where there is roof damage allowing rainwater to run onto the roofing timbers.

 

Prevention of wet rot in a house is the first step – Ensure that all external timber frames are adequately painted to protect the timber from ingress of water.

Locate any damp walls and address the problem, it could be a missing or damaged damp proof course or a bridged cavity, a leaking roof flashing or a leaking pipe . If necessary seek expert advice as the moisture in one area may be just a sign of a bigger problem.

Make sure that any soil and other debris is cleared away from around the bottom of timber frames.

Check the roof space for the penetration of water, the water could be running down the sisalation layer behind the tiles onto timber some distance away from the hole. When it is raining, go into the roof with a torch (the shining of water on a timber normally stand out very easily).

Other common places for wet rot are under the kitchen sink, bath, shower, basins, toilet and behind the washing machine.  Any areas where a small leak from either a supply pipe or drain could go unnoticed for a long time but where timber could become saturated with water.

In order to treat wet rot, first of all the leak needs to be repaired.

If wet rot occurs in structural timbers (such as roof trusses, floor joists), expert advice should be sought as the implication for structural integrity must be established.  In other areas, the rotten timbers should be removed and replaced; if the damaged area is fairly small, it can be cut away and a new piece of timber joined to that remaining. If there is any doubt that the structural problem has been eliminated, the new and adjoining timber should be treated with a proprietary wet rot treatment before repainting.

Dry Rot

Dry-rot fungus, although is not as common as wet rot, is a lot more destructive, and thrives in moist unventilated conditions (requiring a moisture content of around 20%). It can cause widespread destruction of structural timbers, skirting boards and door frames, and wood flooring, and often occurs in the areas of a property that are not often seen, such as floor voids, or behind timber panelling, so damage may be extensive before the attack is discovered.

Initially the fungus appears as off-white felt-like or cotton-wool like sheets on brickwork and timber, and, in later stages, can develop fungal strands as thick as your finger. Where the fungus is exposed to light, it often has a lemon-yellowish tinge. Often, large flat mushroom-like fruiting bodies can easily grow through finishes such as plaster or paint. These fruiting bodies are sometimes the first visible sign of a problem, and the structural decay is well progressed.  Dry-rot decayed timber can be crumbled between your fingers

Treating dry-rot can involve removal of the affected timber (including all timber for a metre beyond the visible signs of the fungus), however the modern approach is to use environmental controls, such as isolation and ventilation, which ensure that the damp, unventilated conditions required by dry-rot do not occur. The techniques are simple ways to ensure that the timber in a property does not become damp enough for dry-rot to attack, for instance replacing dry-rot decayed joists with new timber using joist hangers, instead of building them back into the brickwork, or by using ventilated skirting board details to encourage ventilation of a floor void.

If you suspect that you may have a problem with wet rot or dry rot in your property contact Melbourne House Check for advice on 1300 729 352. The longer a rot problem is left untreated the more it will cost to treat and the greater safety risk to your family.  Melbourne House check has been diagnosing properties for dry rot and wet rot for over 4 years and have in this time built up a wealth of experience. Alternatively, complete our on-line survey request form and we will contact you to arrange an inspection.

While Melbourne is a state of DIYers, when it comes to electricity, it’s completely hands-off. While you may think you can save a couple of dollars by ‘having a go. Stop and ask yourself, is it worth risking your life or that of a loved one? Not only is it breaking the law, but you could also be jeopardising your building’s insurance!

Even when you think you know what you are doing, never attempt to do your own electrical work – it’s dangerous, illegal and can be fatal. The image at the beginning of this blog shows a typical DIY electrical project that endangers people and property. Unlicensed and DIY electrical work – it’s just not worth the risk!

The law is black and white when it comes to working on the electrical systems in your home. If it’s much beyond changing a light bulb or re-setting a safety switch at the switch board you will probably need to get a licensed electrician to do it.

Don’t be fooled by the array of electrical products in the hardware stores either. You don’t need to be licenced to buy them, but you most certainly need to be licenced to install most of them. While many renovating forums are full of advice from DIYers who say they can competently lay cables and fit off general power outlets themselves, the risks of doing so are great. The first thing to accept is that there is a real danger of a major accident or death. Even qualified, experienced electricians have nasty accidents, therefore amateur DIYers can’t begin to understand the complexities of household electrical systems.

Even if you get the job done, there’s no guarantee that it’s been done right. Simply because a light or power point works doesn’t mean it’s safe. You could be in for a nasty surprise down the track. On top of that, the fines for illegal work are high and your insurance company certainly won’t cough up if there’s evidence of illegal electrical work.

Melbourne House Check’s tips

Tip 1. Never ever do electrical work yourself, it is illegal and potentially deadly.

Tip 2. If you notice electrical work that has been conducted by amateurs, (they may have survived the job, but subsequently leave other people who use the sub-standard work with the risk of electrocution and fire). Call an electrician.

Tip 3. Create a good relationship with a sparkie. They may happily allow you to dig trenches and do the messy work under strict supervision. (Word of mouth is always the best recommendation for finding a good electrician, and you should always do a licence check to verify their licence number and that the licence is current).

Melbourne House Check conduct house and building inspections in Melbourne prior to purchase and are available to offer free phone advice whenever required regarding not only electrical work but any element of a house.

Melbourne House Check in association with National Drones have recently introduced aerial asset inspections to the list of their services. Because inspecting assets manually is such a time consuming and labour intensive process, we utilise unmanned aerial vehicles (drones) to cut costs, deliver efficiencies and save time. In most cases building inspection and rooftop inspections are a dangerous activity of which our drone services overcome.

Regular inspection of assets prevents faults, service interruptions and deterioration caused by neglect. Early detection of defects is particularly important as infrastructure ages. Bridges and overpasses, train lines and even monuments and buildings of historical importance also require regular inspection; more so following a severe weather event.

High definition imaging, SD modelling, digital thermography and inferred are just some of the applications that we make affordably accessible through our remotely piloted aircraft operations. Our drone services Melbourne wide provide intelligence to technical engineers reducing maintenance and extending the life of valuable assets.

 Call us today to book a free demonstration to discover how using one of our fully insured, licensed and experienced UAV controllers can help you cut costs, deliver efficiencies and save time. Melbourne House Check can be contacted on 1300 729 352.

Watch the video of a house inspection in Melbourne Australia when termite damage was discovered rendering the house condemned. The family, purchasing their first home in an affluent suburb was so excited about their house purchase at the time, that having a house inspection prior to the end of the cooling off period was almost overlooked. Believe it or not it was actually the real estate agent that prompted the inspection. While the house presented as requiring renovation, it looked in fairly reasonable condition overall, however what was discovered was quite unbelievable. Termites had occupied and damaged almost the entire timber structure, including the subfloor, the walls and roof. Our pre-purchase inspector almost fell through the ceiling upon entering the roof space due to the extent of termite damage of the ceiling joists.

 The video shows an inspection of timber bearers in the subfloor that at first glance look normal, however were are actually completely hollow. The building inspector in the video is actually uncomfortable being under the house. Every single bearer and joist that is inspected by the pre purchase inspector has been completely consumed by termites. The same damage was noted in the roof space.

Understandably the family who bought the house were disappointed. Luckily however they were able to withdrawer from the purchase and have their deposit returned. It is worth noting however, that if they had left the building inspection just 1 day later, the cooling off period would have expired and withdrawing from the sale would not have been possible. Considering the extent of damage in this particular house, this scenario would have been financially disastrous for the family. Having a building inspection prior to purchase is vital.

 

Melbourne House Check conduct building and pest inspections Melbourne wide. If you wish to speak with them about a house that you are considering, they can be contacted 7 days a week on 1300 729 352.