Damp in BTL house

Collapse
X
 
  • Filter
  • Time
  • Show
Clear All
new posts

    Damp in BTL house

    Hi all. I have had a tenant complain to the council about damp in my BTL house. A council housing inspector came and measured damp in 2 walls. One wall has previously had a damp proof course fitted 3 years ago.

    I phoned the guy that did it and he reassessed it and said it’s not the damp proof course that has failed but the window is leaking. I had an independent damp survey carried out and this guy said the damp proof course has failed. The guy who did the damp proof course is refusing to recognise the damp proof course has failed and the council housing inspector if refusing to believe its the window leaking, not the DPC which has failed.

    I’m unsure what to do next, does anyone have any advice plz?

    #2
    I m afraid but you have to fix it and also you can't serve now the section 21 to that tenant

    Comment


      #3
      Are these walls adjoining?

      Could it be DPC in untreated wall has failed and damp transferred above DPC in treated wall?

      Comment


        #4
        Hi. One wall is the one facing the street and the other is in the kitchen at the other end of the house. I’m thinking I will have to get the window resealed and the plaster redone. Then if the damp is still there then get the damp proof course redone

        Comment


          #5
          There is a book called The Rising Damp Myth by Jeff Howell which explains how the industry works.There is no one 'expert' who will help you with this issue - they all recommend and defend their own services. In short, most water ingress comes from above so look for broken or blocked gutters and drainpipes. Look outside where there is damp and look at the ground level, blocked drains etc. and try looking when it is raining and see if you can see the problem. If it is a window seal you can easily test with a water spray. If it is a DPC problem then you will have standing water or a ground level outside higher than the DPC.
          If your house is a Victorian terraced type then you will have 100 years of modernisation which may have added to your problems.

          Comment


            #6
            AlexR speaks much sense. Personally I do not trust Damp Specialists as they normally try to inject expensive chemicals into the walls or re-plaster inside with 'waterproof' plaster. Generally if damp has suddenly appeared out of nowhere then you will have 'ingressing' water (a leak) from somewhere, as AlexR says start with looking up high. Other pointers: In the street side has the pavement height been raised? Assuming it is an older house, can you see airbricks above the level of the ground? Normally if there is plenty of air (assuming suspended floors) then it is unlikely that you will have 'rising damp' even if the damp course has broken. If you have solid floors then the height above the ground level may be the problem. Try digging out a trench to ensure that the ground to the level of the damp course is at least 2 brick courses high. How did they inspect for damp? Electric damp meters (2 pins and a battery which you ram into the wall) are notoriously inaccurate. The kitchen could well be a ventilation problem. Show some photos of the damps walls and the levels of the house if you want us to take a look.

            Comment


              #7
              Yes I agree with you, there are so many people with there own opinion with vested interests in selling remedial work, its hard to find out what the problem is. I have told the tenant and the council I want this fixed as much as they do but I don't want to pay for work that doesn't need doing.
              The gutter was leaking for a while above the wall where the problem is.

              I believe this is the problem, not rising damp. I have had the gutter replaced and the window is being resealed this week, does anyone know if the plaster has to be replaced as well or will it dry out? The used a damp meter which rests on the surface, not the 2 prongs type.

              Please see the attached photos for the improvement notice, thanks in advance for the help

              Comment


                #8
                More photos Improvment notice C 4.pngImprovment notice C 5.png

                Comment


                  #9
                  These photos should be better quality

                  Comment

                  Latest Activity

                  Collapse

                  Working...
                  X