Water Damage Evidence

Surface — visible damage

Even at surface level, the parquet flooring shows visible water damage throughout the ground floor living room. This was observable during any site inspection, yet Crawford's initial assessment described only patch repairs as required.

Underneath — rot confirmed

Upon removal of the parquet, the substrate was found to be rotten and saturated with moisture. This level of damage is irreparable by patch repair and requires full replacement — as agreed at the joint site inspection of 29 October 2024. Note: Reception Room 2 does not have underfloor heating; the UFH system is located in the through lounge and kitchen at the rear of the ground floor.

Damage not visible from surface

This photograph demonstrates that significant water damage existed behind and beneath the parquet flooring that was entirely invisible from the surface. Crawford's non-intrusive visual inspection — which explicitly stated no floor coverings were lifted — could not have identified this damage.

Removal confirms full extent

Once the floor was removed, the full extent of water damage became apparent across the entire subfloor area. The damage is widespread and consistent with a sustained escape of water from above, not a localised incident that could be addressed by patch repair.

Cupboard removed — water damage revealed

Removal of a fitted cupboard during rewiring works revealed significant water damage that had been entirely concealed. This damage was invisible during any surface inspection and was not identified in Crawford's assessment. It is directly caused by the escape of water from the 1st floor bathroom above.

Ceiling damage — full removal required

The extent of water damage to the ceiling structure, revealed only after the cupboard was removed, demonstrates that the ceiling cannot be patched and requires complete replacement. This is consistent with the Schedule of Condition and Works and the RICS-regulated Condition Report prepared by Charles Ramsden Ltd.

Damp walls — hacking off required

The walls of Bedroom 1 show significant dampness requiring hacking off and full replastering. Crawford's assessment made no provision for wall replastering in this room. The moisture has penetrated the plaster substrate, meaning surface decoration alone would be insufficient and would fail within months.

Bedroom 2 — new cracks post-incident

In the adjacent Bedroom 2, new cracks appeared in the ceiling and walls following the escape of water. These cracks were not present before the incident and are consistent with structural movement caused by water saturation. The ceiling is fragile and requires full replacement to prevent future failure.

Damaged floor — Living Room 1

The floor of Reception Room 1 shows clear water damage visible from the surface. Tiles have lifted and the flooring substrate shows discolouration consistent with prolonged water exposure. This was identifiable during any site inspection.

Pre-strip-out — cracks and water damage

Even before strip-out, visible cracks and water damage to the flooring are clearly evident. The damage extends to the skirtings and wall base. Crawford's assessment did not adequately account for the full scope of floor and skirting replacement required in this room.

Significant damage under tiles

Removal of floor tiles in the downstairs large bathroom revealed significant damage to the substrate underneath. The substrate shows clear signs of water saturation and structural deterioration. AXA's position that no works are required to this room is not supported by the physical evidence.

Dampness and discolouration confirmed

The floor substrate shows extensive dampness and discolouration, indicating prolonged water exposure. The tiles themselves were no longer adhering to the substrate — as shown by the moist, loose tiles — confirming that the damage is not superficial and requires full strip-out and replacement.

Corner wall — dampness opposite hallway

The corner wall of the downstairs large bathroom, directly opposite the hallway, shows significant dampness. This demonstrates that water damage has spread laterally through the structure, affecting the walls as well as the floor. This is consistent with the escape of water having saturated the building fabric over an extended period.

Moist tiles — no longer adhering

Floor tiles that were no longer adhering to the substrate confirm that moisture had penetrated beneath the tile bed. Once the tile adhesion fails due to moisture, the entire floor covering must be replaced — patch repair of individual tiles is not a viable or durable solution.

Stairs after carpet removal — cracks visible

Upon removal of the stair carpet, multiple cracks in the stair structure became visible. These cracks were not present before the escape of water and are consistent with water damage causing movement in the timber stair structure. Crawford's visual inspection, conducted with the carpet in place, could not have identified these defects.

Crack detail — staircase

A close-up view of one of the cracks in the staircase structure. The crack runs through the stair tread and is consistent with water-induced movement rather than normal wear and tear. The staircase requires remedial works to address these structural defects, which were caused by the escape of water.

Fixtures — severely rusted and damaged

Electrical fixtures throughout the property show severe rusting and physical damage consistent with prolonged water exposure. Rusted electrical components present a serious safety hazard (C1 — Danger Present) and cannot be remediated by testing alone. Full replacement is required, as confirmed by both independent NICEIC EICRs.

Kitchen — rusted electrical fixtures

Kitchen electrical fixtures show the same pattern of severe rusting. The presence of rusting in multiple locations throughout the property confirms that water damage to the electrical installation is widespread, not localised. This is consistent with the findings of both NICEIC EICRs, which rated the installation as 'Unsatisfactory' and recommended a complete rewire.

1st floor bathroom — water damage on strip-out

The 1st floor bathroom is the origin of the escape of water. Strip-out reveals severe damage to the softwood sub-floor structure, which has been saturated and requires complete removal. Note: there is no underfloor heating system in this bathroom — the damage is to the structural sub-floor only.

Underfloor — water damage confirmed

The sub-floor void of the 1st floor bathroom confirms extensive water damage to the structural softwood elements. Water has penetrated through multiple layers of the floor construction, explaining the widespread damage observed in the rooms below. Full strip-out and replacement of all affected softwood elements is required.