Tenants claiming damaged clothing

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    #16
    Originally posted by trevor131067 View Post
    The guttering and chimney was checked with no apparent problem.
    The checking should be done when it is raining hard after about an hour to see how the drainpipes run and look for water running down the inside of the chimney. That's how I found the issue in my house.

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      #17
      Handy "condensation factsheet for tenants" guide is available on NRLA website - I send with new tenancy paperwork.

      https://www.nrla.org.uk/download?document=1183 (unsure if you have to be logged in to get it)

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        #18
        Check that you have extractor fans in the bathroom and kitchen and some buildings with cold walls or ceilings need high level vents in other rooms.

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          #19
          Originally posted by trevor131067 View Post
          The building was designed in 1835 and renovated in 1970. Never a complaint before we had tenants not knowing how to open windows in the building.
          well they made more effort to ventilate better and mould was still an issue. ive lived in properties where this happened and it didnt matter how much it was ventilated or heated, mould still appeared on walls and items near them.

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            #20
            Liability decision is for judge if sued.
            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...

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              #21
              I would probably get a second professional opinion, but if its the same, I would be inclined to turn the tables and sue the tenant for damage to your property. You advised them what to do and they ignored you.

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                #22
                Originally posted by trevor131067 View Post
                They agreed to stop drying clothes and ventilate the property better.
                If they were drying clothes in the room, then that pts the blame squarely on them.

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                  #23
                  Oh no. That's a horrific experience. I'm reading with interest as we have a similar problems but in a new house. Our house was built in 1989, it's standard construction (brick). The window frames are wooden and it's double glazed. (We've had a few panes repaired as they were damaged.) We've run it as a holiday home and long let property. Now problems with damp are being reported. There's mould and the windows are absolutely drenched. We've just taken up to fans and have asked them to keep them on. Anyone had this problem? Any ideas?

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                    #24
                    The tenants have experienced a phenomenon called "winter" and have had the windows closed and the heating on for months.
                    They've been drying clothes inside, because people do in winter and the inside of the property is damp (to moist) and where there are colder areas, water is condensing and mould is forming.

                    It's almost never ever penetrating or rising damp, and the tenants will flatly refuse to accept it's a lifestyle problem.

                    A condensing drier and/or dehumidifier might help.
                    Better extractor fans or even a PIV if you can afford to.
                    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).

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                      #25
                      Felix Ungar,

                      It's by no means an ideal solution but try a Window Vacuum. Our bathroom window latch is broken so won't open and it doesn't have an extractor fan. This does a great job of sucking up all the moisture from the window pane and tiles. Takes 5mins to do the whole room We have a Karchar, but loads of others are available. This might temporarily alleviate the problem whilst you work out the route cause.

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                        #26
                        Trickle vents
                        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...

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                          #27
                          I live in a bunglalow and I have similar damp problems as we are at ground level so as the heat rises , simply goes up to the loft -
                          I have a dehumififier , and hanging wardrobe damp thingys which do fill with water - i cant store things under my bed as they would smell -

                          Keep wardrobes to the inner walls (not outside walls), ventilate when possible -

                          my sons room in the worse as with lockdown hes not even been out of his room -

                          usually in houses its tenants drying clothes in the house and not opening windows when they have Shower ect

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                            #28
                            How do you know they did n't bring in mouldy clothes from their previous property?

                            Did you get references from previous landlord? Why where they moving?

                            It is worth buying a humidify meter and fitting it to the wall.

                            An architect is not a building surveyor. You can go around the property with a damp meter, get it on video and to prove it is not penetrating damp. So the only damp is the one generated by the tenant.

                            Would content insurance cover such damage? (I thnk clothing is excluded).


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                              #29
                              If you are keeping this as a letting investment what you want is humidistat controlled extractor in both the kitchen and bathroom; ideally set to run continuously at a very low level but boosted when the level of water vapour in the air, (ie after a shower is taken or rice cooked) rises to a level such that it will cause condensation. ideally fit the heat recovery type. Even putting a lid on a saucepan will help!

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                                #30
                                I would respond to them that you have proof that the property has no mould/damp issue and if they wish to waste their time in court, please go ahead.

                                If they are silly enough to take it to a small claims court, you not only have proof but have shown you have been very pro-active. They wouldn't win a dime, I wouldn't even pay for representation for a solicitor, the case is clear.

                                Tenants do seem to think their word is the word of a saint and they will be believed until they have their day in court and find the judge asks for evidence.

                                I find these damp and mould claims hilarious, if the property really had an issue, you would think the tenants would pay a few quid for de-humidifier in order to protect their health whilst waiting on the bad old wolf landlord.

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