Damp Problems - Help!

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  • Damp Problems - Help!

    I have a tenant who is a serial moaner (don't we all!)

    His latest thing is to moan about little patches of damp forming on one of his bathroom walls and is threatening to withhold rent. It's a ground floor bathroom with a functional Damp Injection, and what's more the damp wipes off with a cloth and clearly is from within the property, and not from rising damp. There is also a functioning fan in the bathroom. The wall is a north facing wall and is the coldest of the walls in the property, but it is double brick with a cavity, and he has gch & upvc to keep the place warm.

    Do my Section 11 obligations cover this? as frankly i'm not sure what to do about it! I even get little patches of damp around the windows in my bathroom, which I wipe off regularly and think no more of it.

    Anyone had any similar experiences or offer any advice?

  • #2
    Section 11 of LTA 1985 covers keeping in repair "the structure and exterior of the dwellinghouse (including drains, gutters, and external pipes)", but a bit of damp is not otherwise your responsibility.
    JEFFREY SHAW, solicitor [and Topic Expert], Nether Edge Law*
    1. Public advice is believed accurate, but I accept no legal responsibility except to direct-paying private clients.
    2. Telephone advice: see http://www.landlordzone.co.uk/forums/showthread.php?t=34638.
    3. For paid advice about conveyancing/leaseholds/L&T, contact me* and become a private client.
    4. *- Contact info: click on my name (blue-highlight link).


    • #3
      Two things to do:
      1) Tell your tenant that the damp is due to poor ventillation and he needs to keep windows open more. Don't forget that even in well ventillated house in the winter, a single glazed window will deposit loads of water on the inside windowsil overnight - mopping same up is normal practice.

      2) Issue a section 21 notice NOW to get rid of such a tenant as soon as possible!

      Any information given in this post is based on my personal experience as a landlord, what I have learned from this and other boards and elsewhere. It is not to be relied on. Definitive advice is only available from a Solicitor or other appropriately qualified person.


      • #4
        Thanks for the good advice :-)


        • #5

          From what you have described this is almost certainly condensation - read this article:


          • #6
            Excellent article - thanks


            • #7
              ed - Many thanks for the article. Very appropriate timing for me as well.


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