Separating two sources of water ingress

Specific Defect Survey, Tottenham, London N17

The brief

The managing agent requested an investigation into water ingress affecting ground- and first-floor accommodation, together with cracking in the entrance corridor. Establishing whether the symptoms shared one cause was central to the instruction.

Our work

We found evidence of two separate water-entry mechanisms. Defective soil and waste arrangements and high yard levels were the probable main contributors to the wet rear ground-floor wall. Higher-level staining was more consistent with open roof abutments, torn leadwork and defective parapet and chimney junctions. The field of the roof covering was not considered the principal cause. Corridor cracking also required targeted opening-up and monitoring in view of alterations above.

The outcome

The report set out distinct investigation and repair sequences for each problem. It recommended correcting external sources and allowing drying before internal reinstatement, and explained why simply replacing the roof covering would not address all of the observed defects.

Scope and limitations

• Causes are stated as probable or most consistent on the evidence available at inspection.
• No opening-up or monitoring was undertaken; both were recommended for the corridor cracking.
• Internal reinstatement depends on the external sources being corrected and the fabric drying first.

The client is identified here by role only, and the exact address is not published.