Property damp report - please help

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

  • Edinburgh29
    replied
    Originally posted by bunny View Post
    I just wanted to publicly thank Edinburgh29 who has been advising me on my damp issue off forum.

    He's been very helpful.

    Thanks


    Perhaps Edinburgh29 you could answer this question on the forum for the benefit of others. If a landlord has a damp issue what type of organisation should they consult about it in order to diagnose the cause and who should they avoid in order not to be ripped off. (I don't mean name company names).

    You saw from my issue that it's a tricky problem and I have not been overly impressed with the "professional" advice I have previously been given.
    One last point on Damp and Timber specialist companies, i met a client a good few years ago now, who had a damp problem, it turned out he worked as a sales manager for a double glazing company ( he told me this later so when i first met him i did not know this )
    Anyway this guy un beknown to me had called out every damp and timber specialist company in the yellow pages, 36 reports and estimates he got on the problem.
    I never knew this fact till he called me back for a meeting, he showed me all the different reports and estimates, which varied from 200 pounds to 20 thousand pounds.
    He went ahead with my quote, we done the work and i still keep in touch with him.
    This just shows you not one of the other 35 quotes correctly diagnosed the problem, some of the works they were specifying were outragous, and cost a fortune.
    So as a property owner and Landlord dont be caught out, logically look at the problem and im pretty sure you will conclude what the problem is, and fix it at the most cost effective way.

    Leave a comment:


  • Edinburgh29
    replied
    Originally posted by bunny View Post
    Thanks again Edinburgh. I am sure that is really useful advice for other people and forums are all about sharing.

    I was wet behind the ears about damp issues having never previously owned old/older properties. However, now I manage a number of old properties I started having to deal with damp issues.

    I think many people confuse damp where there is a more structural problem and condensation.

    Because I was in charge of the purse strings and managing large budgets where the money belonged to someone else I felt I had a huge responsibility. I was given the trust to spend it but spend it wisely. I treat other people's houses (and money) as I would treat my own.

    Every man and his dog wanted to give me advice and remedies for "curing" the different problems I have encountered. However, I wasn't going to chuck good money after bad at the problem.

    So, yes, the internet became my friend. I can't tell you how many hours I have spent researching and reading about damp and condensation, the causes, the remedies etc. I have stood outside houses in the pouring rain trying to "see" what is going on and to see if this gives me a clue. I've monitored the effect of weather conditions on the interior to see if it's weather related.

    Thank you for your compliment. I am no damp expert but yes, much is common sense once you know what to look for. I have learnt so much in a short space of time but this one has troubled me/driven me bonkers to be honest. However, you have confirmed that my thoughts on the remedy are not hairbrained and for that I thank you as I feel at peace now!

    I have "upset" another tenant as they felt I was dilly dallying. Possibly I was to an extent but not through not wanting to sort the issue but through wanting to sort it properly and I was not happy with the specialist report and their remedy. So I've gone my own way which you seem to think it the right way and I will follow it through with the other property. Only time will tell if it has worked as it was only done last week.

    Thank you once again.
    Your specification is 100 % the right one, i have used this method on numeroius properties where the problem was severe, and never had a call back.
    I am amazed you figured it out without training, the only possibly addition to your specification would be to add insulation in front of the cdm membrane, and behind the plasterboard, ie in between the timber framing, this will warm the wall, also make sure you use foil backed plasterboard, apart from that you were 95% there.

    Leave a comment:


  • Mrs Jones
    replied
    I too would like to thank Edinburgh29 for this extrememly useful information and also to Bunny for the information he supplied to me via PM.
    Ta very muchly

    Leave a comment:


  • bunny
    replied
    Originally posted by Edinburgh29 View Post
    It is so difficult to get any honest advice in the Damp industry, My advice to anyone with damp issues, is get on the web, read up about damp and the causes ,there are only a few problems to look at, you actually self diagnosed the problem, and the specification you came up with was spot on, well done.

    Condensation is 90% of the problems, high external ground levels also should be looked at, also look for broken gutters , downpipes, a burst underfloor pipe i have found on many occasions causing damp..

    Look for cracked render, or faulty pointing that driving rain gets through, honestly its easy if you look hard enough you can identify the causes of 99% of dampness problems.

    De humidifiers are fantastic
    Thanks again Edinburgh. I am sure that is really useful advice for other people and forums are all about sharing.

    I was wet behind the ears about damp issues having never previously owned old/older properties. However, now I manage a number of old properties I started having to deal with damp issues.

    I think many people confuse damp where there is a more structural problem and condensation.

    Because I was in charge of the purse strings and managing large budgets where the money belonged to someone else I felt I had a huge responsibility. I was given the trust to spend it but spend it wisely. I treat other people's houses (and money) as I would treat my own.

    Every man and his dog wanted to give me advice and remedies for "curing" the different problems I have encountered. However, I wasn't going to chuck good money after bad at the problem.

    So, yes, the internet became my friend. I can't tell you how many hours I have spent researching and reading about damp and condensation, the causes, the remedies etc. I have stood outside houses in the pouring rain trying to "see" what is going on and to see if this gives me a clue. I've monitored the effect of weather conditions on the interior to see if it's weather related.

    Thank you for your compliment. I am no damp expert but yes, much is common sense once you know what to look for. I have learnt so much in a short space of time but this one has troubled me/driven me bonkers to be honest. However, you have confirmed that my thoughts on the remedy are not hairbrained and for that I thank you as I feel at peace now!

    I have "upset" another tenant as they felt I was dilly dallying. Possibly I was to an extent but not through not wanting to sort the issue but through wanting to sort it properly and I was not happy with the specialist report and their remedy. So I've gone my own way which you seem to think it the right way and I will follow it through with the other property. Only time will tell if it has worked as it was only done last week.

    Thank you once again.

    Leave a comment:


  • mind the gap
    replied
    Really useful information and advice - many thanks.

    Leave a comment:


  • Edinburgh29
    replied
    Originally posted by bunny View Post
    I just wanted to publicly thank Edinburgh29 who has been advising me on my damp issue off forum.

    He's been very helpful.

    Thanks


    Perhaps Edinburgh29 you could answer this question on the forum for the benefit of others. If a landlord has a damp issue what type of organisation should they consult about it in order to diagnose the cause and who should they avoid in order not to be ripped off. (I don't mean name company names).

    You saw from my issue that it's a tricky problem and I have not been overly impressed with the "professional" advice I have previously been given.
    It is so difficult to get any honest advice in the Damp industry, they rely on whats called " The doctor patent scam " seriously i have personally attended sales courses run by so called Damp and Timber specialist companies who teach there SALES MEN ( COMMISION BASED ) on how to con and swindle the un suspecting into parting with shed loads of dosh, for nothing more than old rope.

    The tecnique is based on you thingking they are proffesional surveyors, so out they come with there suits on, all kinds of gadgets and machines that can be adjusted to show dampness, when in fact 99% of the time there is another problem other than rising damp.

    There answer 99% of the time is to remove all your wallplaster, drill hundreds of holes , then pump toxic chemicals into the fabric of your property.

    You agree because they say it needs done, in the same way the doctor tells you to take these pills, the doctor said it so it must be right.

    I Left the industry years ago when they wheeled in the double glazing and photo copier sales men and gave them damp meters and sales targets.

    Asides from running my property portfolio i also consult to a large surveying firm in Edinburgh dealing with damp issues, where these so called preservation outfits provide quotes for many many thousands of pounds for work that does not need done, i can honestly say that i have not been to one property where i have not caught them out, and i have nothing to loose because the surveyor firm pays me to sort out the works that do need done, so i have no vested interest in not finding problems, indeed it is actually the opposite.

    I was actually at a property last November where an estimate for in excess of 20k was on the table, they had agreed for me to do this work, and pay me, not only did i not do the work, i got them completely off the hook, i could easily have done that job, but it sickens me to the back teeth what these companies are geting away with.

    As to your question who can you contact for honest impartial advice on damp, well no one within the damp proofing industry would i trust, they even have there own qualifactions made up by the damp proofing industry, so if someone sticke the letter CSRT In your face just laugh, i read up a few books for a week whilst on holiday and passed that one.lol

    My advice to anyone with damp issues, is get on the web, read up about damp and the causes ,there are only a few problems to look at, you actually self diagnosed the problem, and the specification you came up with was spot on, well done.

    Condensation is 90% of the problems, high external ground levels also should be looked at, also look for broken gutters , downpipes, a burst underfloor pipe i have found on many occasions causing damp..

    Look for cracked render, or faulty pointing that driving rain gets through, honestly its easy if you look hard enough you can identify the causes of 99% of dampness problems.

    De humidifiers are fantastic i bought one that cost me over a grand, but boy the amount of problems that machine has fixed is unbeleivable, it can draw out 8 gallons of water in 24 hours priceless, you can hire them for cheap as well.

    Quite often i will say to a client okay the wall is soaked, we have pointed up the wall outside, we will now dry the wall with a dehumidifier, if the damp comes back we will remove the plaster, if it does not job done.

    I Have never had a call back yet doing it this way, so who do you contact ? you examine the problem and logically illuminate each possible problem one by one, till you find the problem and deal with it.

    This saves you from the scam merchants who are out to robb you, watch out Damp Pirates are about, and they will pick your pocket, for a 30 year guarantee, and a glossy report.

    And try and get them to honour the guarantee, and thats when they tell you the real problem, that they never fixed in the first place, but that wont be covered by the terms and conditions of there guarantee. lol.

    Leave a comment:


  • ste_c
    replied
    No problem "hijacking" the thread (you weren't anyway) - this is all gold dust, keep it up!

    As for my damp allegations, I have just spoken to my previous tenant and she has confirmed there were no damp patches whatsoever in the house while she lived there.

    She reminded me of the only moisture problem we had and that was when a guttering pipe cracked and continually spilt water onto a wall which was duly repaired and off we went.

    I feel a printout of a condensation prevention note coming on.

    Thanks to you all.

    Leave a comment:


  • bunny
    replied
    Thanks

    I just wanted to publicly thank Edinburgh29 who has been advising me on my damp issue off forum.

    He's been very helpful.

    Thanks


    Perhaps Edinburgh29 you could answer this question on the forum for the benefit of others. If a landlord has a damp issue what type of organisation should they consult about it in order to diagnose the cause and who should they avoid in order not to be ripped off. (I don't mean name company names).

    You saw from my issue that it's a tricky problem and I have not been overly impressed with the "professional" advice I have previously been given.

    Leave a comment:


  • Edinburgh29
    replied
    Originally posted by bunny View Post
    Thanks Edinburgh29. I was actually getting at the points you raised about damp experts not been independent and trying to sell remedies that aren't required just to make money and wondering what the solution to that is in terms of getting a correct diagnosis.

    However, without wishing to hijack the OPs thread (please move if I shouldn't post in here) my problem is as follows:

    House is Victorian, solid brick construction with a DPC. The windows are single glazed.

    The wall affected is an external wall. The problem was originally really bad. I had all the plaster taken off the wall back to the brick and replastered but it hasn't cured it.

    There are now two patches on the wall (quite small but growing) where the plaster is salting and the paint has bubbled. (still in the same place as the original problem but not as bad). One is immediately above the radiator and the other about the same height but further along the wall. I guess the patches are no more than 1m from the floor (which is concrete). Originally the problem was like a band along the full width of the wall but it doesn't get anywhere near as high as the ceiling.

    On the other side of the wall i.e. outside, the wall is part rendered up to about 1m high so I have made the link that the damp patches are appearing inside just above the height of the render. Above the render, the brickwork is painted in masonry paint but this is flaking in exactly the same places as the patches on this inside. The render does not go down to the ground i.e you can still see the DPC. If you scratch the bricks you can see salting.

    The damp report said, the dampness ie the patches are attributable to condensation and the salt damage is "probably" (their words not mine) due to differential absorption.

    They recommended removing the plaster where the patches are, fixing mesh behind and replastering. I am not happy with this as I think the problem will only move somewhere else. But I do need a solution so any thoughts welcome.

    I have tons of photos of the problem.
    thanks
    can you private message me please.

    It sounds like you have a salt band, this means if the new wallplaster was removed and new ( salt retardent plaster ) was refitted when you had the DPC Installed, the plaster was not done high enough, when you are specifiying the heights for new plasterworks, the proper way to identify the heights required is to use a moisture meter and take the last recorded reading and allow for 600mm above the last reading.
    If it is not done high enough the salts and the dampness will return just above the 1 meter height and produce salts and dampness.
    A simple way to check this is to tap the plaster with your knukles at the areas of salting, if it sounds hollow, it means the plaster has lost its key to the wall, due to the salts expanding behind the plaster.
    Most of these so called preservation specialist companies take the plaster 1 metre high end of story.
    I Have seen this problem on loads of occasions, i actually act as a consultant to one on the major surveyors in Edinburgh, so i sort out there claims for them.
    If you pm me you can send me the photos, any salts on the new plaster should be removed with a cloth right away, because these salts are Hygroscopic and will absorb moisture from the air.

    All the Best.

    Leave a comment:


  • bunny
    replied
    Originally posted by Edinburgh29 View Post
    You will need to provide me with more information on the actual problems in the property.
    Also the age of the property, and the type of property.

    If you provide this information, and details i should be able to help you.

    Cheers

    Thanks Edinburgh29. I was actually getting at the points you raised about damp experts not been independent and trying to sell remedies that aren't required just to make money and wondering what the solution to that is in terms of getting a correct diagnosis.

    However, without wishing to hijack the OPs thread (please move if I shouldn't post in here) my problem is as follows:

    House is Victorian, solid brick construction with a DPC. The windows are single glazed.

    The wall affected is an external wall. The problem was originally really bad. I had all the plaster taken off the wall back to the brick and replastered but it hasn't cured it.

    There are now two patches on the wall (quite small but growing) where the plaster is salting and the paint has bubbled. (still in the same place as the original problem but not as bad). One is immediately above the radiator and the other about the same height but further along the wall. I guess the patches are no more than 1m from the floor (which is concrete). Originally the problem was like a band along the full width of the wall but it doesn't get anywhere near as high as the ceiling.

    On the other side of the wall i.e. outside, the wall is part rendered up to about 1m high so I have made the link that the damp patches are appearing inside just above the height of the render. Above the render, the brickwork is painted in masonry paint but this is flaking in exactly the same places as the patches on this inside. The render does not go down to the ground i.e you can still see the DPC. If you scratch the bricks you can see salting.

    The damp report said, the dampness ie the patches are attributable to condensation and the salt damage is "probably" (their words not mine) due to differential absorption.

    They recommended removing the plaster where the patches are, fixing mesh behind and replastering. I am not happy with this as I think the problem will only move somewhere else. But I do need a solution so any thoughts welcome.

    I have tons of photos of the problem.
    thanks

    Leave a comment:


  • Edinburgh29
    replied
    Originally posted by bunny View Post
    Edinburgh29, you seem to know your stuff so as a landlord what do I do when I have a damp issue causing issues? I've had a damp report I am not satisfied with, I have a problem I can't seem to resolve and so thought about getting an independent report i.e from a company who do not actually carry out the work thus more independent, but you seem not to recommend that either.

    So where does that leave me? I am trying, very hard, to resolve issues in a property I took over managing with a whole host of issues. Most I have resolved but I have others that are simply not the usual condensation issue resolvable by educating the tenants.

    I am not a damp expert/builder etc but I am able to research and I don't accept advice from any cowboy who offers it but I am hopelessly stuck now having looked at many angles and am going to possibly end up chucking money at the issue in the hope it works.

    Any thoughts?
    You will need to provide me with more information on the actual problems in the property.
    Also the age of the property, and the type of property.

    If you provide this information, and details i should be able to help you.

    Cheers

    Leave a comment:


  • bunny
    replied
    Edinburgh29, you seem to know your stuff so as a landlord what do I do when I have a damp issue causing issues? I've had a damp report I am not satisfied with, I have a problem I can't seem to resolve and so thought about getting an independent report i.e from a company who do not actually carry out the work thus more independent, but you seem not to recommend that either.

    So where does that leave me? I am trying, very hard, to resolve issues in a property I took over managing with a whole host of issues. Most I have resolved but I have others that are simply not the usual condensation issue resolvable by educating the tenants.

    I am not a damp expert/builder etc but I am able to research and I don't accept advice from any cowboy who offers it but I am hopelessly stuck now having looked at many angles and am going to possibly end up chucking money at the issue in the hope it works.

    Any thoughts?



    Originally posted by Edinburgh29 View Post
    If there was not one, your property would be very very damp, so heres your options.

    PLAN A.

    1. Print off the article on condensation and hand it to the tenants.

    2. Explain to them the damp is a result of condensation, the only way to cure this problem, is to adjust the levels of ventilation and heating in the house, this can be done by your tenants reading the leaflet and making some minor adjustments to the way they heat the property, its all there on the leaflet.

    3. The last option is if they cannot head to what is on the leaflet, tell them they will have to either hire or buy a dehumidifier.

    There you go , problem solved, and it wont cost you a penny.


    PLAN B.


    1. Pay the builder £200 pounds to install an air vent thats not required.

    2. Pay for a timber specialist/Damp Surveyor £80 quid, to come out to your property, to provide you with an estimate, for a new chemical DPC, and specialist plaster works which will be provided on lovely glossy paper, with lots of useless information on it, saying if you dont get this work done, your property will colapse into a giant hole, there estimate will be at least a 4 figure sum, but hey dont worry you will get a 30 year guarantee for the works that were never required in the first place.

    The choice is yours ?

    It would be interesting to hear your choice.?


    Drum Roll.............................................. .................................................. .................................................. ........................

    Leave a comment:


  • ste_c
    replied
    Hmm tricky one, Edinburgh!

    Leave a comment:


  • Edinburgh29
    replied
    Originally posted by Mrs Jones View Post
    Can you please tell me what you mean by "tanked and insulated"? I have a problem in one of my properties which is a ground floor flat in a converted victorian house. Surveyor has said problem is predominantly condensation and ventilation. I have had some remedial work done but wondered if what you have done might solve the problem once and for all.

    Tanking is only required when the ground level outside your property is higher than your floor level.

    It is very expensive, and lots and lots of Pirates out there claiming to be experts.

    One thing for sure it costs fortunes.

    Leave a comment:


  • Rodent1
    replied
    Originally posted by Edinburgh29 View Post
    If there was not one, your property would be very very damp, so heres your options.

    PLAN A.

    1. Print off the article on condensation and hand it to the tenants.

    2. Explain to them the damp is a result of condensation, the only way to cure this problem, is to adjust the levels of ventilation and heating in the house, this can be done by your tenants reading the leaflet and making some minor adjustments to the way they heat the property, its all there on the leaflet.

    3. The last option is if they cannot head to what is on the leaflet, tell them they will have to either hire or buy a dehumidifier.

    There you go , problem solved, and it wont cost you a penny.


    If only life was so simple !
    Great theory, but in my experience T just wont take ot on board.

    The Rodent

    Leave a comment:

Latest Activity

Collapse

  • Reply to S21 served expired EPC!
    by Kape65
    Gov.uk says "You must order an EPC for potential buyers and tenants before you market your property to sell or rent." A simplistic view I know but if you didn't market the property you don't officially need one.
    24-09-2021, 09:13 AM
  • S21 served expired EPC!
    by Worriednow
    Hi All
    Hope you can help. I served a S21 notice on my tenants giving them 6 months notice to leave. The actual tenancy expired in August 2021 but with the Covid rules i had to give 6 months notice which means they have to be out by November.

    The notice was served May this year but...
    23-09-2021, 20:02 PM
  • Reply to S21 served expired EPC!
    by jpkeates
    I think you have fundamentally misunderstood the responses that you have received.

    Do what you think best....
    24-09-2021, 09:02 AM
  • Reply to Using a rental guarantee agency
    by jpkeates
    If someone sent me a message like that, they'd be blocked and ignored forever.
    24-09-2021, 09:01 AM
  • Using a rental guarantee agency
    by Luke
    I am the LL to a three bedroom property in London which is currently empty as the previous tenants moved out .
    I am having difficulty getting back to the U.K at the moment because I am abroad in a Covid red zone Country ,
    I have contacted an agency who have visited the property and given...
    22-09-2021, 11:54 AM
  • Reply to Using a rental guarantee agency
    by Luke
    The agency guy made me an offer which was quite below the market rate , I was considering the offer and two days later he asked me what I have decided to do . I apologized for not replying earlier as I had been busy sorting my tenancy agreement out .
    He replied "You MISUNDERSTOOD I gave...
    24-09-2021, 08:34 AM
  • Reply to S21 served expired EPC!
    by Worriednow
    Unfortunately I simply renewed the tenancy like I have been on a yearly basis. So when I last renewed with them I didn't give a EPC, we just renewed amicably. It's only since serving the S21 notice that I realised I should have given them the EPC when they renewed last year, except it had already expired...
    24-09-2021, 08:25 AM
  • Reply to Utilities Account Manager
    by michaelwgroves
    I was with Spark for my home for several years, now park of OVO. I remember it was fine. I might call them to see what they can do...
    24-09-2021, 08:20 AM
  • Utilities Account Manager
    by michaelwgroves
    I have a large portfolio, I got tired of spending ours on the phone each week managing utilities between tenancies. I found a utility company that gave me a dedicated account team. I simply email the tenancy change and it gets sorted. However, there are a few challenges they are struggling to overcome,...
    22-09-2021, 07:15 AM
  • Reply to Dispute deposit based on damage that landlord didn't repair?
    by Hooper
    Sounds like a poor LL. But if the damage is not noted on check-in and is listed on check out, then rightly or wrongly the evidence is in LL favour, surely?

    If there was damage at check-in and it was not noted on the report, then it is the tenant's responsibility to have the report amended....
    24-09-2021, 08:08 AM
Working...
X