Condensation/ Reasonable Demands

[Parchester]

I've got a similar problem, and I think all future tenancy agreements will have a clause about keeping the property well ventilated. It's worth noting that building regs now do insist on extractor fan in bathrooms, and I'd consider having one built into a kitchen window as well. Having said that the tenants usually switch these off so still no guarantee it will solve the problem.

[Snorkerz]

Please can the cash-fairy put some extra cash in my bank account?

What is the matter with these idiots? Do they really think money just 'appears' in their bank for no reason?

[efk81]

I am going to get some of that Dettol stuff and I have provided anti-mould paint for the bathroom.

The latest though, is she advised me today HB actually paid her some money last week, didn't send her a notification letter so she didn't know what this money was and spent it and can't pay it back in a one-er.

She'll be getting her HB fortnightly from next week and has promised she will pay her HB plus top up and £50.00 a fortnight towards the arrears. I'm a bit put out as I am now out of pocket and am paying the mortgage. Alarm bells are really ringing now as although her reference checked out, there was a problem with getting the full deposit so we had to negotiate an arrangement around that and now she's in arrears after only 4 weeks in the property. Hmmmph.

[Ericthelobster]

I am disappointed about the level of mould growing on the ceiling in the bathroom and I have said they need to scrub it with bleach

Far better to use this stuff actually:
http://www.tesco.com/groceries/Produ.../?id=264514881 - extremely effective and certainly no need for 'scrubbing'.

They have also taken down the glass shower screen but we have put a shower pole and curtain up. Am thinking though that she should replace the shower curtain as and when that goes mouldy too.

Seems a very retrograde step to me: I always make a point of replacing shower curtains with screens in rentals, mainly because they are so prone to getting mildewy. But difficult if the existing shower screen wasn't keeping the water in the bath (why not though - I think you said you'd lived there and hence used it yourself?)

[Faisel Balti]

After many years of renting several properties, I've only had 2 tenants complaining of damp. On each occasion I purchased a dehumififier (around £99 from Comet or Currys - can't remember for sure) and never heard another word. No, they didn't do a runner with the dehumidifier - they stayed on for some time - one couple still tenants of mine a year or two later.
Very often it pays to act promptly and show consideration but it can be difficult sometimes judging how far to go.
FB

[mind the gap]

My 2p:

1. Definitely provide an extractor fan vented to he outside for the kitchen area.

2. If damp patches in bathroom began to appear within 2 weeks of her moving in, there's a chance the spores may have been in place already. Her failure to ventilate will not have helped, however.

3. You could just board the bathroom ceiling with PVC tongue and grooved 'cladding'. Sounds naff, but is actually not as bad as it sounds. Mould proof and saves the decor.

[efk81]

Ok, having been around there this afternoon I would say she's not really opening the windows. The bathroom window was opened about 1 inch same with the kitchen window while she was boiling saucepans on full pelt with no lids on. The heating must have been on full whack too as it was hotter than the sun in there.

I am disappointed about the level of mould growing on the ceiling in the bathroom and I have said they need to scrub it with bleach and I will provide anti mould paint. They have also taken down the glass shower screen but we have put a shower pole and curtain up. Am thinking though that she should replace the shower curtain as and when that goes mouldy too.

[midlandslandlord]

Interesting.

Why would you get warm air from the loft (in winter) though? Assuming the ceiling is properly insulated it should be pretty much outside ambient temperature up there - it certainly was in my own loft when I had to go up there the other day! In fact a couple of contributors to the 'diynot' link you provided later did mention the influx of cold air as a disadvantage... that being the case, I think tenants will switch it off to conserve heat, exactly the same behaviour as not opening the windows anyway.

I have one of these waiting to install, which was £100 less than Snork's version.

Typically these have a frost cut-out, so stop ventilating if the loft goes below say 5C, and a loft will always be a little warmer than outside, so warmer air coming from a ceiling vent beats outside air coming through a trickle vent.

Locations of the ceiling vents are quite tightly specified to avoid draughts, and would be in the hall or landing ceiling.

Normally they can be wired into a lighting circuit, with afaik no off-switch downstairs, unless they are the posh variety with a heater which can heat the incoming air a little if it is too cold. In that case they can't go into the lighting circuit.

I have one waiting to install.

ML

[Snorkerz]

Interesting.

Why would you get warm air from the loft (in winter) though? Assuming the ceiling is properly insulated it should be pretty much outside ambient temperature up there - it certainly was in my own loft when I had to go up there the other day! In fact a couple of contributors to the 'diynot' link you provided later did mention the influx of cold air as a disadvantage... that being the case, I think tenants will switch it off to conserve heat, exactly the same behaviour as not opening the windows anyway.

Much of what you say is right, however, hot air does rise, and forcing damp air out of the property has to be a good idea! I think location may be an issue, apparently the cool air is only detectable immediately around the unit - so siting over a stair well for example would reduce the notice-ability. It is also adjustable so need not run at any more 'blow' (technical term ) than necessary.

It does (like the moisture sensitive fans) need it's own spur and a switch, but I am not sure if it's switch could be sited in the loft cavity to dis-encourage the tenant from casual operation. I must admit that this point is one that has delayed my own decision on this.

Again, not a recommendation, just a product I have considered for myself.

[johnboy]

I would be very careful about giving into every request othwise you will be making a rod for your own back.

Learn to say no.

Some properties are more prone to condensation than others but 9 times out of ten it is down to the lifesytle of the tenant. But that doesnt stop you doing certain things to the property to reduce the problem such as:

1 Supply a good condensation info sheet to the tenant such as
http://www.ceredigion.gov.uk/utiliti...&langtoken=eng

2 Fit air bricks

3 Paint walls and ceiling in affected rooms with a good quaily bathroom anti mould paint.

[Ericthelobster]

I have looked at a positive pressure device fitted into the loft which brings the warm air out of the loft (thus reducing heating costs) and this air forces the damp air out of the whole property. It claims to be whisper quiet and costs pennies a day to run - offset by marginally cheaper heating costs.

Interesting.

Why would you get warm air from the loft (in winter) though? Assuming the ceiling is properly insulated it should be pretty much outside ambient temperature up there - it certainly was in my own loft when I had to go up there the other day! In fact a couple of contributors to the 'diynot' link you provided later did mention the influx of cold air as a disadvantage... that being the case, I think tenants will switch it off to conserve heat, exactly the same behaviour as not opening the windows anyway.

[efk81]

It's definitely something I'll have to look into. I'll have to wait for her HB to be put into payment first and see if I can find a sparkie who's not going to rob me blind.

Am thinking my tenant is going to keep asking for things to be done. The day she picked the keys up she asked if the front door could be carved up to put a cat flap in...

[bellysaysumsh]

12 HOURS??? That's unreasonable.

Apologies -- I missed the word "vent" and read your post to mean the window itself must be left open for 12 hours.

[bellysaysumsh]

I put a sticky label on my rental flat window, saying it needs to be left in the vent position for 12 hours after bathing.

12 HOURS??? That's unreasonable.

[Snorkerz]

There is mixed feedback on this forum, but this page shows feedback from someone who has actually installed one (the others seem to be working off anecdotal evidence) http://www.diynot.com/forums/viewtop...10195&start=20