Assessment & Remedial Measures For Flooding Issues in Terraced Houses

Following heavy rain storms and a blockage to the main storm drains, four houses soon became knee deep in water as the drains backed up.

// Project Overview

The property comprises four terraced houses constructed circa 1995.  The form of construction is cavity brick and block, beam and block floors to the ground floor and timber suspended upper floors with galvanised steel stud partition walls.

Background

The four properties were flooded following extreme weather conditions.  The source of the flooding was from backing up of a mains sewer. Water damage had occurred to the ground floor of all four properties damaging floor finishes, wall plaster, partitions, carpentry and decorations. 

Initial inspection

Wyatt Carruthers Jebb were then instructed to undertake an initial inspection to assess the areas of damage and arrange for initial cleaning and striping out.  Stripping out schedules were prepared and arrangements made to hygienically clean the properties.

Contractors were appointed to undertake the strip out and cleaning, following which Wyatt Carruthers Jeb returned to the property to undertake a full assessment of the remedial measures.

Detailed structural inspection and forensic examination of structural damage 

Following the removal of the debris, the property was inspected by our in-house Structural Engineers.  Trial pits were broken out within the ground floor slab to identify the form of construction and any sub floor damage.  It was noted that the ground floor construction comprised of precast concrete block with polystyrene infill blocks and concrete and screed covering.  No significant damage was identified to the floor structure and an engineer’s detail was prepared for making good to ensure that the structural integrity of the area excavated was not impaired and continuity of insulation was maintained.

The plaster had been removed as instructed by Wyatt Carruthers Jebb to approximately half height (Dado level) to ensure a clean joint between retained plaster and new.  There was no significant damage to the structure or galvanised framing.

Design and Specification

Wyatt Carruthers Jebb were subsequently instructed to prepare a specification, tender documentation and subsequent Contract Administration of the remediation works through to completion.  The Building Surveying Department undertook the design of the reinstatement works.

The remedial works comprised stripping out any remaining contaminated plaster, repairing the concrete floors following destructive investigations, stripping up and renewing ceramic floor finishes, installing new plasterboard linings comprising dot and dab plasterboard to the external walls and fire and sound resistant plasterboard to internal partitions, replacement of kitchen installations, tiling, removal and reinstatement of plumbed fittings, electrical works and decoration.

Tender documents were prepared, one for each property to distinguish each property under separate cost codes.  This was particularly important if there was any extension of time claims.  The tender documents comprised pre-construction health and safety information, designers risk assessment, contract preliminaries, conditions of contract, materials and workmanship clauses and builders works specification.  

Four contractors were invited to tender.  The tender period was reduced to 3 weeks to progress matters more quickly.

Statutory Approvals and Party Wall Matters

Works were not controlled under the Building Regulations as the works were repairs to existing installations. Since the repairs did not alter the pre-existing external appearance of the property, Town and Country Planning Approval was also not required.  No notifiable work was undertaken to party walls and since both properties were owned by the Client, there was no need to serve Party Wall Notices.

Inspection of the Works in Progress

Works were procured under four separate JCT minor works building with a project duration of 6 weeks on two contracts and 8 weeks on the remaining two.

During the course of the works Wyatt Carruthers Jebb undertook regular inspections of the site to assess the progress and quality of the works.  Contract administrator’s instructions were issued to cover any changes. 

Delays occurred due to decisions on finishes that required agreement with the residents, Client and insurer.  The contracts each over ran by approximately 2 weeks, however, the tenants moved back in before the rent renewal date of their alternative accommodation therefore there was no cost impact on the Client.  LADs were not pursued. The Contractor did not seek additional costs for the delays. 

Due to the speed of the contract, some of the decorative detailing was not acceptable to Wyatt Carruthers Jebb and it was agreed that making good with the tenant in situ would be acceptable.

Assessment & Remedial Measures For Flooding Issues in Terraced Houses

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