Articles

The one-bedroom property had become increasingly difficult to maintain and let due to the extent of the defects and deterioration within the flat. The client's priority was to address the underlying causes of the issues, restore the property to a modern lettable standard, and minimise the void period to allow the asset to return to occupation as quickly as possible.

Following an initial inspection, SHW was appointed to oversee a comprehensive strip-out and refurbishment programme, managing the works from investigation through to completion.

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Identifying the Underlying Issues

 

As is often the case with older properties affected by damp and condensation, the full extent of the problems only became apparent once the existing finishes had been removed.

Following the strip-out, a number of concealed defects were uncovered, most notably defective and rotten floor joists within the suspended timber floor structure. The deterioration had progressed to a point where replacement was required rather than simple repair.

 

The discovery presented an additional challenge, as existing gas pipework had been installed in a way that restricted the installation of replacement joists without significant notching. Working closely with specialist contractors, the gas services were diverted to enable the new structural timbers to be installed correctly, preserving their strength and ensuring compliance with good construction practice.

At the same time, investigations highlighted the need for improved sub-floor ventilation, with external ground levels contributing to restricted airflow beneath the property.

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Scope of Works

 

The refurbishment programme ultimately comprised a wide-ranging package of improvement works, including:

 

· Complete strip-out of the flat

· Installation of a new kitchen

· Installation of a new bathroom suite

· Insulation-backed plasterboard lining to external walls to improve thermal performance

· New wall finishes throughout

· New floor finishes throughout

· New ceiling finishes throughout

· Replacement of defective floor joists

· Diversion of gas services to accommodate the new floor structure

· Fire compartmentation improvements

· Refurbishment of communal walls, ceilings and floor finishes

· Installation of a new communal front entrance door

· Alterations to external ground levels to improve sub-floor ventilation and help address damp-related issues

 

The scheme was carefully managed to ensure that newly identified defects could be incorporated into the programme without compromising the client's budgetary objectives or completion targets.

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Delivering the Project

 

Despite the discovery of significant hidden defects during the strip-out phase, SHW's Building Consultancy team successfully coordinated the necessary investigations, design solutions and remedial works to maintain project momentum.

Through proactive project management and close collaboration with contractors and specialists, the refurbishment was delivered within the agreed programme and budget.

The completed flat has been transformed from a problematic vacant property into a modern, compliant and energy-efficient home that meets current letting requirements.

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Outcome

 

The project successfully addressed the property's longstanding damp and condensation issues while rectifying previously concealed structural defects within the floor.

 

Improvements to insulation and fire compartmentation enhanced both thermal performance and safety standards, while upgrades to the communal areas improved the overall appearance of the building. Delivered without programme delays, the refurbishment returned the property to a high-quality lettable standard, enabling it to be successfully re-let and brought back into occupation.

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Michael Sherlock's Perspective

 

"This project demonstrates the importance of thorough investigation and practical problem-solving when dealing with vacant residential properties. While the initial brief focused on condensation and damp issues, the strip-out revealed a number of hidden defects that needed to be addressed if the property was to be restored properly. By working closely with the contractor and responding quickly to the issues we uncovered, we were able to deliver a long-term solution rather than a short-term fix. The end result is a property that has been successfully returned to occupation, providing our client with a renewed income-generating asset and a significantly improved living environment for the tenant."

Michael Sherlock Director, SHW

 

This project is an excellent example of how early intervention, technical expertise and effective project management can unlock value from underperforming residential assets, helping clients minimise void periods and return homes to productive use as quickly and efficiently as possible.