Landlord advice on damp please.

BitterAndTwisted

Use a solution of water and bleach to remove it and keep the bathroom well-ventilated. Avoid having the door open during and after bathing.

James_N

steveM1978 wrote: »

Some great responses Thanks very much.

An interesting point that someone mentioned was that they wgere the lease holder? The property is a 1920s semi that was converted to flats many many years ago. I own the upstairs and somone else owns downstairs, I am a lease holder not the free hold. The fabric of the property is to blame, all the above points are exactly right and valid. The trouble room has a cold spot, the room has a ventilation brick but it clearly isnt doing the job as good as it should be doing. I have often thought "who is reponsible for the roof? Who is responsible for the walls?" is it me or the freeholder? I will need to read the (very long and boring) lease.

Ps in relation to the gas it had ran out of money, they forgot to put a new card in, the boiler displayed an error message! pair of idiots!

They are on there last chance to be honest the next time they come up with something stupid like "we worry for our health" or "will we be reimbursed" I am just going to go down the section 21 route, (scary as i have never had to do this before so look out for all my questions on that!)

Thansk for all your help and next tennant is getting a fact sheet.

Faced with this problem, especially from a bathroom, we had a humidistat installed that runs off the bathroom light and fan. The fans run until the humidity is low enough, and they cannot be overridden (unless they bath in the dark I suppose).

As with all landlord electrical work, especially in a bathroom, needs proper electrical attention, not DIY.

G_M

RLA factsheet for tenants and Landlords here.

The 'fabric of the building' may exacerbate condensation, but the water has to originate somewhere: baths/showers, cooking, drying clothes ver radiators - all with insufficient ventilation.

But these are problem tenants.

Mankysteve

Is there fan extraction in bathroom and Kitchen? They do sounds like pain in the neck tenets tbh but of course we're only getting one side of the story. But if you haven't got these it makes it harder for the tenets to completely eliminate the high humidity rates. Also dont bother painting anti damp paint its waste of money fan extraction if not already available would be a much better investment preferable on humidistat.

lynzpower

I am a leaseholder with major condensation damp; in other words I don't have anyone else to blame and I have done my own research. Councils do not accept that condensation damp is the responsibility of the landlord - it is universally acknowledged as lifestyle and down to the resident/ tenant to ventilate.

Im sorry this is not true from the Environmental Health standpoint.

Environmental health officers will look at the property and its options for background ventilation, without having to leave windows/doors open all the time. EH will look for eg airbricks, opportunity for drying clothes, trickle vents, and what provision the property has to breathe.

"Roof and underfloor spaces should be properly ventilated to ensure timber remains airdry
to minimize the chance of fungal infection.
1.21 The dwelling should be able to cope with normal occupant moisture producing
activities without persistently high relative humidities. There should be provision for
the safe removal of moisture-laden air during peak production. This should include
extraction during cooking or bathing, either by mechanical means, or passive stack
ventilation and direct venting of clothes drying facilities (whether tumble driers or
drying cabinets) to the exterior.
1.22 There should be sufficient and appropriate means of ventilation to deal with moisture
generated by normal domestic activities without the need to open windows. Opening
windows can result in heat loss, noise, and may be a security risk. There may be no
need for additional background ventilation where windows are ill-fitting, no draughtstripping,
and/or where there are open chimney flues. Where there is draught-stripping,
or tight fitting windows, provision for background ventilation may be necessary via
trickle vents in replacement windows, insertion of high-level airbricks, or by a passive
stack or a MHRV system.
1.23 If moisture levels are controlled, through adequate ventilation, dust mite populations can
be significantly reduced by raising indoor temperatures. To achieve this, there should be
adequate structural thermal insulation, and appropriate means of space heating."

From the HHSRS operating guidance http://www.communities.gov.uk/documents/housing/pdf/142631.pdf

BitterAndTwisted

I'd be willing bet that the OP's tenants are drying laundry indoors while they are not heating or ventilating the property adequately. This can be a terrible temptation to those who can't afford high heating bills in very cold winters. Just like the last two that we've had.

I notice that the OP hasn't mentioned that previous tenants have had the same problem with condensation and if there was a problem with the property's build it would have come to light by now, I'm sure.

marcustash

Very helpful to one who is just finding the resouces about this part.It will certainly help educate me.

lynzpower

BitterAndTwisted wrote: »

I'd be willing bet that the OP's tenants are drying laundry indoors while they are not heating or ventilating the property adequately. This can be a terrible temptation to those who can't afford high heating bills in very cold winters. Just like the last two that we've had.

I notice that the OP hasn't mentioned that previous tenants have had the same problem with condensation and if there was a problem with the property's build it would have come to light by now, I'm sure.

Im sure they are if there is no provision for outside drying or a tumble drier that vents appropriately.

Cooking creates 2-4 litres every 24 hours
Bathing & washing dishes 1-2 litres per 24 hours
2 people active for 16 hours 1.5-3 litres

I have a book called Dampness in buildings with a very comprehensive section on increasing ventilation in properties if does not naturally ventilate.http://www.amazon.co.uk/Dampness-Buildings-Alan-Oliver/dp/0632040858/ref=sr_1_2?ie=UTF8&qid=1302359282&sr=8-2 Worth £3 of anyone's money this is a great entry level book on damp and condensation and how to remedy it.

Properties in general are experiencing higher levels of condensation as our relative humidity changes ( eg how we use our heating) cultural expectations ( constant drive to exclude draughts and intolerance of cold) the increasing levels of fuel poverty as prices peak people feel less inclined to open windows while they have their heating on. Increasing focus on energy efficiency also reduces ventilation to the property. You don' how old the property is but some properties are certainly more susceptible to condensation, it depends what the Rh is and the water produced and how the building gets rid of it as it is produced.

I think there are 2 issues.

1) You need to remedy the condensation problem as if the building is not breathing now, with more tenants in ( a couple, a family) the problem is likely to become worse or at the least stay roughly the same.

2) The tenants other behaviour- have they redecorated anywhere else in the property without your permission? As it is, it seems to me that once you have remedied the damp problem and repainted it then that is that. It wasnt your fault or choice they decided to paint, but if you are having to paint it again in due course then that is to your cost. they are taking the michael if they want money as of course you did not agree to this work. You should point out you could take the cost of the works they have done out of their deposit.

If you want to keep them as tenants, then they will need to accept that they did this work without your consent and that should they do more you will recover the costs.

But the damp problem needs resolving Id say either -which-way