Opinions on this brickwork

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

    Opinions on this brickwork

    This is the condition of the kitchen wall from the outside. On the inside is black mould developing. The landlord claims their engineer says the damp is due to "condensation". 1) I don't recall their engineer ever visiting 2) that looks like broken brickwork letting damp though?
    kitchen wall

    #2
    Mexico, if you are so unhappy with your landlord's registration, the brickwork, the heating, and the guttering, why don't you just move?

    Comment


      #3
      It depends if that brickwork is above or below the damp course.

      Get a damp proofing company to give you a quote for fixing the damp inside.
      That'll give you a clue what the cause is.
      Don't tell them you're a tenant, just that this is your first winter in the place.

      And, seriously, JKO has a point.
      When I post, I am expressing an opinion - feel free to disagree, I have been wrong before.
      Please don't act on my suggestions without checking with a grown-up (ideally some kind of expert).

      Comment


        #4
        Is it a solid wall or a cavity wall?

        Comment


          #5
          Solid wall

          Comment


            #6
            So DPC may have failed/never installed.

            Comment


              #7
              Originally posted by JK0 View Post
              Mexico, if you are so unhappy with your landlord's registration, the brickwork, the heating, and the guttering, why don't you just move?
              If these issues are sorted it'll be fine. Guessing at it's the first time the house has been rented out he didn't realise these things had to be resolved? Got to give people the benefit of the doubt and assist them with correct diagnosis. Or I could let them damp takeover the house and not say a word - would he be happy with that?

              Comment


                #8
                Write (yes, write..) to landlord, copy agent, keep copy using process and draft letter from Shelter here regarding any repair issues...
                https://england.shelter.org.uk/housi...ivate_landlord
                I am legally unqualified: If you need to rely on advice check it with a suitable authority - eg a solicitor specialising in landlord/tenant law...

                Comment


                  #9
                  Black mould is usually caused by pure water, such as condensation, steam etc. Brickwork does look like it's holding water though, where is the damp course?

                  Comment


                    #10
                    To my untrained eye there isn't one. As I understand its usually a dark grey/black layer around a foot off the ground?

                    Comment


                      #11
                      Originally posted by Mexico14 View Post
                      On the inside is black mould developing.
                      Damp in a victorian terraced house is a big issue to take on. It took me several months of analysis without a tenant in the house to fix the problem and a good wedge of cash. Most problems will be sorted by fixing the roof, chimney flashings and gutters. You will also need heat and ventilation ( another issue for you I believe) inside the property to dry it out once fixed . You may be lucky and find that it is just a gutter needing to be cleared or a broken downpipe pouring water down the wall , the latter being a detail outlined in a previous post of yours. Take a walk outside when it is raining hard and see where the water goes.

                      There is a book called ' The Rising Damp Myth' which is discredited by the DPC industry but if you believe that the DPC and condensation in a house may not be the problem causing the damp, then you then are left with looking for another reason. You will have engineers, builders, surveyors possibly giving varying and conflicting reasons for the damp; you have already expressed scepticism at one 'expert' report so where do you go from here?

                      In a previous post I suggested if you are not happy in this house you should leave as soon as possible. The issues you outline potentially need someone to recognise and fix the problems, which does not look very likely, and so I repeat my advice for you to look for somewhere else to live.

                      Comment


                        #12
                        The landlord is being very awkward. Refusing to surrender the tenancy. What can I do? Also noticed a crack in the south wall. The previous pics of from the west wall. What course of action is needed to stop the penetrating damp and price?

                        Comment


                          #13
                          Call the Council Environmental Health Officer. If the defects are sufficiently problematic they will write to the landlord.

                          Comment


                            #14
                            Damp proof course may not be as high as a foot above the ground - looks to me as if it's 2 bricks up as the bricks below that are in much worse condition. Also looks like there has been a lot of water there, perhaps from the leaking gutter you apparently mentioned elsewhere or that little gully that runs nearby could be overflowing in heavy rain..

                            Mould on the inside could be condensation in a house with poor insulation and inadequate heating. Running a dehumidifier (proper electric one not the rubbish small ones) would make the house feel more comfortable.

                            Get 3 companies round to look at mould and you'll get at least 3 opinions on the cause and they may all be wrong. I know in one property it turned out to be a leaking central heating system, leak was under the floor so took a long time to sort that one. Try a foil test https://basementhealth.org/how-to-de...ion-on-a-wall/

                            Comment


                              #15
                              Originally posted by Mexico14 View Post
                              This is the condition of the kitchen wall from the outside. On the inside is black mould developing. The landlord claims their engineer says the damp is due to "condensation". 1) I don't recall their engineer ever visiting 2) that looks like broken brickwork letting damp though?
                              How old is the property? When built? Pre 1840's DPC was not usually installed in properties. There is no such thing as damp apparently it's a UK idea...to sell people DPC's. In older properties they tended to have breathable walls and paint on either side. There could be a condensation problem penetrating damp problem or something else like guttering or pointing issues. You need a surveyor to assess and go from there. Check out Peter Cox on You tube he is an expert

                              Comment

                              Latest Activity

                              Collapse

                              • Referencing recommendations
                                Popwood
                                Evening everyone

                                We recently had a very bad referencing mishap with our usually very good referencing agency whose name we won’t mention here except that they are quite well known.

                                Can any landlords recommend their referencing company to us so we don’t make the...
                                22-05-2019, 15:59 PM
                              • Reply to Referencing recommendations
                                theartfullodger
                                Sorry to read your story.

                                In the past I have used RLA & NLA referencing/tenant checks, full service.

                                Were the rent arrears registered as CCJs? If not v v v unlikely to be found by a credit check. And you may have found the problem with the current landlord giving a good...
                                22-05-2019, 16:38 PM
                              • licensee vs tenant
                                imjustbait
                                i have been given 14 days notice -

                                i asked my friend for help and to sort things out if possible, as he works in lettings etc -

                                he said to be this is a licensee contract not an (AST) one - (i didnt know)


                                basically, i want to know what rights i have to...
                                07-02-2019, 20:58 PM
                              • Reply to licensee vs tenant
                                theartfullodger
                                Are there any repair issues you could raise?? The cost of them could be offset against rent owed.... See
                                https://england.shelter.org.uk/legal...g_rent_arrears

                                At the very least raise them, it will delay matters very very likely...
                                22-05-2019, 16:33 PM
                              • Reply to Referencing recommendations
                                Popwood
                                The tenant didn't pay rent from the second month onwards. After we'd evicted him we found out he'd had rent arrears going back to 2010! The company we used for these checks passed him as reliable and didn't throw up any previous convictions so we want to give them a wide berth.
                                22-05-2019, 16:32 PM
                              • Reply to Referencing recommendations
                                theartfullodger
                                What went wrong?- please give us a rough idea...

                                Was this a tenant who "went bad" or some problem with a "Rent Guarantee" scheme/scam?
                                22-05-2019, 16:30 PM
                              • Reply to licensee vs tenant
                                Jon66
                                Have you claimed HB or UC? Because if you had claimed when you lost your job, it would be in payment now and the arrears reduced. I will repeat that as ground 8 is a mandatory ground unless you reduce the arrears a Possession Order will very likely be granted as it is a mandatory ground. You need to...
                                22-05-2019, 16:00 PM
                              • Landlord's possessions in property
                                jmp1991
                                Hello,

                                Looking for some advice. We rent a property from a landlord which is managed by an agent.
                                Once we moved in, we discovered several very large boxes of the landlord's possessions stored in the only cupboard.
                                Due to this, we have ironing boards, hoovers, etc floating around...
                                20-05-2019, 19:03 PM
                              • Reply to Landlord's possessions in property
                                AndrewDod
                                Is this a joint tenancy - in other words do you each have your own tenancy agreement - or are you all signatories on the same agreement for the same duration and jointly responsible for a total amount of rent? Do you have an allocated room?
                                22-05-2019, 14:59 PM
                              • Landlord not repairing garage door
                                Basher77
                                Hi,
                                8 days ago
                                the garage door mechanism has broken in the house we rent (it is wear and tear/age not damage. 4 others in the street have had to be repaired/replaced in the last year)
                                the garage is integral to the house but not accessed from within the house so only entrance through...
                                20-05-2019, 20:23 PM
                              Working...
                              X