COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL
MEETING OF CLONDALKIN AREA COMMITTEE
Wednesday, October 21, 2015
HEADED ITEM NO.4
HEADED ITEM: H. Department
Balgaddy Update
REPLY:
Detailed inspections have been carried out by both Clerk-of-Works and a Senior Environmental Health Officer, on the houses requested in the motion to the April meeting of this Committee. These houses as listed were reported to be affected by condensation over a prolonged period and despite many interventions continue to report condensation.
As stated in previous reports this results from building construction issues and/or tenant lifestyle in varying combinations. To finally resolve the problems the COW and EHO carrying out the inspections were requested to make recommendations for remedial works to address both sets of problems. Overall, the reports by the EHO align with the Councils’ Clerk-of-Works in identification of issues and overall solutions.
The attached spreadsheet identifies the remedial works which will address construction and usage issues. The spreadsheet contains both Clerk-of-Works and Environmental Health Officer comments on each dwelling. In the interests of privacy I have removed the addresses of the properties themselves.
Typically the works recommended include:-
- Installation of wall-vents to compensate for poor performance in window trickle-vents.
- Installation of cooker-extractor or connection of cooker extractor (recycling-fan) to external wall and outside area.
- Insulation of walls adjoining unheated common stairwells and/or cold-bridging from external walls.
- Installation of mechanical extraction-ventilation to bathrooms where not present/not working.
- Stopping back/repair of one or two points where moisture readings are higher than surrounding areas.
- Replacement of flashing along joint between external concrete stairs and adjoining walls.
While most of the properties identified have been inspected a small number have still not been examined due to failure to achieve access despite repeated attempts, calls and card-deliveries. These properties will be contacted again and included in the proposed remedial works programme put in place.
It is proposed to have these works tendered and carried out by a private contractor with experience in this area as one project as soon as possible. The tender documents will be prepared by Architects’ Department and undertaken using the fastest procurement route.