Building Solutions for a Sustainable Future
propertECO is an innovative, forward-thinking company providing a range of services to property owners to improve the environmental performance and sustainability of buildings. Whether you are concerned about a possible damp problem, think your floorboards may have woodworm, want to test your property for radon gas or need a way of saving energy in an older property, propertECO should be your first port of call. Our involvement can be as little or great as you require; from sending an experienced surveyor to assess the problem and writing a report on his findings to carrying out remedial contracting work, advising on a proposed specification or project managing a complete scheme, we have the knowledge and expertise to provide a cost-effective solution for your property preservation requirements. Our services include: • Surveying • Project Management & Consultancy • Contracting • Technical Advice • Design & Specifications We offer national coverage.
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Dampness in Buildings Our highly trained surveyors are able to correctly diagnose the cause of dampness in properties, whether it is rising from the ground, penetrating through the walls or a result of high relative humidity and condensation within the building. Rising Damp occurs when there is either no damp course in the property or the original damp course has failed, allowing moisture from the ground to be wicked up the walls. The groundwater will also contain various salts and these can often cause as much of a problem to the internal decoration as the dampness itself. Penetrating Damp is any form of moisture getting into the building from outside that is not coming from the ground; this could be via wind-driven rain finding its way through small defects in the pointing or a faulty gutter causing water to spill onto and saturate an area of the building. Condensation is the result of warm, moist air hitting cooler surfaces in poorly ventilated properties. Humid air is formed from activities such as cooking, washing clothes, showering and even just breathing. Without proper ventilation, the moisture in the air has nowhere to escape to, and so is released in the form of condensation. Condensation is the major cause of mould growth in buildings and can therefore lead to respiratory health concerns. High humidity also provides ideal conditions for house dust mites to breed, so can cause further aggravation to asthma sufferers in particular. Once diagnosed, a cost-effective solution will be specified and our team of professional technicians will carry out the works. This could be anything from injecting a new chemical DPC, installing a positive pressure ventilation system or simply recommending that a drainpipe be fixed. The outcome will be a healthier property that performs better, both environmentally and economically.
Timber Decay Structural timbers in properties (floorboards, roof joists etc) are susceptible to attack by both insects (woodworm) and fungal decay (rot). There are many different species of woodworm, each preferring certain types of timber and able to cause differing levels of damage. In order to halt an infestation before it causes structural damage, the lifecycle of the insects must be interrupted to prevent any future larvae from eating the timber. This is usually done by spraying an insecticidal treatment to the affected area, however in the case of certain dense, impermeable timbers the treatment may need to be either injected or applied as a paste. Rot is usually classified as either ‘wet rot’ or ‘dry rot’, however both go hand-in-hand with high moisture levels and are the result of timbers being exposed to water at some stage. Outbreaks of either type can unfortunately be rife throughout a building before they are detected, for example when decay to a skirting board or door frame is noticed. Sections of the damaged timber will need to be replaced and a fungicide applied. It is also vital to identify and rectify the original source of moisture so that it does not cause a repeat outbreak. In some instances, our timber specialists may recommend resin repairs are carried out to the timbers. This technique makes use of epoxy resins to strengthen and repair existing sections of timber and joint new sections, minimising the waste of sound sections and the visible signs of repair.
(Top Left) Blocked Gutter causing penetrating damp. (Bottom Left) Mould growth in corner of a room as a result of surface condensation. (Right) Rising Damp on wall.
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Basement Waterproofing Whenever an existing cellar is being converted or a new basement is being created, a reliable waterproofing system is required to ensure that the basement does not suffer from flooding or dampness. Even if the cellar is reasonably dry prior to conversion, the British Standard (BS 8102 2009) states that it is foreseeable that at some point in the future water will come to bear on the structure, either from natural causes (such as a rising water table) or manmade reasons such as burst service pipes.
Timber Resin Repair When a structural timber has decayed, cracked or become damaged in another way it is possible to carry out a sympathetic, cost-effective and environmentally friendly repair using resin. Resin repair systems can be used to address a wide range of timber defects, including decayed truss or beam ends, structural cracks and the de-bonding of laminated beams. When used in conjunction with embedded steel or carbon fibre reinforcement, resin can also be used to upgrade the loading capacity of beams.
Cavity drainage membranes are the perfect way of protecting against damp and water intrusion as they allow water to be drained and pumped away from the basement without any hydrostatic pressure being exerted on the structure. Waterproofing methods used in years gone by, such as cementitious tanking systems, often failed because they required absolutely perfect installation if they were to withstand high levels of hydrostatic pressure and not leak through tiny imperfections. A further benefit of cavity drainage membranes is that the air-gap behind the membrane can also be utilised for radon gas control. Properties with basements are at an increased risk of containing high levels of radon, so a method of controlling this must be taken into account when designing a below-ground level living or work space. Our waterproofing design specialists are able to design a bespoke waterproofing system for each basement they visit to ensure that a dry, healthy environment is created.
The use of resin often eliminates the need to remove and dispose of large sections of valuable timber, instead repairing or strengthening the existing material. The disruption that would usually occur is also significantly reduced as repairs can be carried out in situ. For example, when a truss end has decayed a traditional repair would involve the installation of temporary support whilst the entire truss was removed and replaced. When resins are to be used, however, the defective end can simply be removed and a new section of timber be bonded onto the existing sound part of the truss using resins. Alternatively, a new truss end can be cast out of epoxy resin if there is concern that the end will be subject to water penetration in the future. propertECO work closely with leading resin engineers and can provide a cost-effective repair solution to all manner of timber defects.
(Top Left) Basement Before Wateproofing. (Bottom Left) Basement After Waterproofing. (Right) Plastering over waterproof membrane.
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Cavity Wall Tie Replacement, Crack Stitching & Structural Stabilisation Influences including the durability of materials and exposure to the elements can affect the stability of a building over its lifetime. Since the 1920s it has been commonplace for properties to be built with cavity walls (two separate ‘skins’ of brick or blockwork). Prior to 1981, the quality of materials used in wall ties was often substandard, and these ties have been left susceptible to corrosion. When a wall tie corrodes, the metal rusts and expands by up to 7 times. This can lead to bulging and cracking and, in extreme cases, complete collapse of the outer skin so it must be addressed.
The Radvantage system is a proven method of combined waterproofing and radon gas control for use in basements. The system uses a combination of cavity drain membranes and air management to control where both water and radon are allowed to enter and where they are diverted to before reaching the internal accommodation. The Health Protection Agency (part of Public Health England) advises that all basements are at increased risk from radon gas, regardless of geographic location and The Health & Safety Executive has also recognised for many years that basements are a specific risk area. For this reason, the British Standard for Below Ground Waterproofing, BS 8102:2009 stipulates that radon should be taken into account in all cellar conversions and new build basement projects.
propertECO can carry out thorough inspections to assess the condition of current wall ties, and if necessary, can draw up a specification for remedial ties to be fitted. Modern wall ties are made from a non-corrosive material and can be retro-fit into a building with minimal disruption and virtually no visual impact. Another common cause of cracking to masonry is the freeze/thaw cycle that happens during the winter. Crack stitching and structural stabilisation can be carried out using helical steel technology, a concept that propertECO’s Managing Director was involved in bringing to market in the 1990s. The method involves inserting lengths of helical-shaped steel bars into the mortar lines of the brickwork. This results in the tensile load of the building being redistributed along the masonry to minimise further developments of the crack and stabilises the building. Once repointing has been carried out, there will be little visual evidence of the repair. A similar technique can be used to repair failed window lintels quickly and neatly.
The Radvantage System was invented & developed by propertECO’s Directors as a means of utilising the air gap behind a waterproofing membrane as a radon collection sump from where it can be exhausted away from the property. Positive pressurisation is used within the room to ensure that radon from the ground cannot permeate through the membrane. (Top) Radvantage Membrane Installation (Right) Radvantage System positive pressure fan
(Top Left) Crack Stitching. (Top Right) Structural Wall Stabilisation. (Bottom) Replacement Wall Ties.
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Radon Gas Testing & Remediation Radon is a naturally occurring radioactive gas released from the ground that can be found in buildings of any type, size and location across the UK. The gas cannot be seen or smelt but exposure to high concentrations can cause lung cancer. propertECO can supply inexpensive radon detector kits (suitable for homes and workplaces) to assess the level of radon present. The detectors are small discs of plastic that are left in the property for a period of time before being returned to our independent laboratory for analysis. For the most accurate results, the detectors should be left in place for a period of three months, as radon levels will vary from day to day. If a quicker result is required, for example when a property is due to change hands, 10-day screening tests can be carried out that will give a good indication as to the likelihood of radon being a problem. Where high levels are recorded, we are able to specify an appropriate remediation scheme using sophisticated air management techniques. The two most common systems we use either involve a radon sump being created beneath the building which is vented through an exhaust pipe, or a positive pressure fan being installed within the property to prevent radon from being drawn inside. Our radon remediation specialists have designed and installed many systems in both domestic and commercial properties, including some very complex ones, and we will always place a set of detectors within the property following the works to confirm that the radon concentration has fallen to an acceptable level. We work with internationally renowned scientists to develop low-carbon systems for radon remediation.
Contaminated Land Gas Barriers Thousands of sites have been contaminated by previous industrial use and in their current state present a hazard to the general environment and future occupants. There is a growing need to reclaim and redevelop these abandoned brownfield sites rather than develop greenfield sites such as woodland, so effective ways of either ‘cleaning up’ the contamination or isolating it from future buildings are vital. Natural contamination from radon gas, which is unrelated to previous site use, also requires precautions to be taken when developing new buildings. propertECO have access to some of the latest technologies and methods of contaminated land remediation. A gas barrier across the footprint of a new building may be required. All of our gas barriers are made from a reinforced material that will withstand building site conditions and joints are heat-welded to ensure air tightness and durability. Where a complex layout with a lot of detailing is proposed, we may suggest the use of the Geo-Seal spray-applied barrier system. In addition to a physical gas barrier, venting systems to dilute and disperse contaminants beneath the barrier may be required.
(Top Left) propertECO Radon Detector. (Bottom Left) Radon Mitigation – Sump. (Right) Positive Pressure Ventilation.
It may be appropriate to carry out in-situ remediation of the ground (and groundwater), in which case propertECO can enlist specialist firms to carry out chemical oxidation and bioremediation.
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Improving Thermal Efficiency Properties with solid walls lose around 45% of their heat through the walls. These properties are usually referred to as ‘hard to treat’ when it comes to insulation, as the options have previously been limited to either expensive external cladding that changes the appearance of the building, or internal lining systems that alter the room dimensions. propertECO’s exclusive Thermalogix treatment is a unique and inexpensive alternative that can be used to increase the thermal efficiency of such buildings. Applied externally as a single-coat of cream that will last for 20 years, Thermalogix is a specially formulated cream that penetrates deeply into the walls and reduces the amount of moisture they can absorb. A dry wall conducts much less heat than a saturated (wet) wall does, therefore more heat will be retained within the property as less is transferred out through the walls. The cream has been formulated to line the pores of the masonry rather than block them, so vapours can still pass through the building fabric allowing it to ‘breathe’. When applied the cream is white, however within 48 hours it will have penetrated deeply into the walls leaving no discolouration, residue or sheen. Tests carried out at two leading UK universities have revealed that the treatment can save up to 9% of a property’s annual heating energy that would normally be lost.
(Top) Thermalogix Performance Testing. (Bottom) Applying Thermalogix.
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Building Solutions for a Sustainable Future For quality advice that is relevant to your home or business, contact us and one of our friendly experts will be more than happy to help with your enquiry.
Coverage across mainland UK
propertECO South Vaults | Green Park Station | Green Park Road | Bath | BA1 1JB Tel: 01225 787 929 Email: info@properteco.co.uk www.properteco.co.uk