Solving penetrating damp problems - once and for all!

jonny2510

We've owned a house for 5 years now, and have constantly had what I believe to be penetrating damp throughout this time.

The damp appears as large patches in various places upstairs, and downstairs (gable end and front), usually after heavy/prolonged periods of rain.

On advice from builders, we've had patches re-pointed (though not the full house), Thomson's damp seal painted on the walls, guttering repaired/cleared (the gable end and has no gutters/windows), but nothing has resolved the issues.

The house is an 1890s end terrace, solid brick walls, pointing looks dated, and the bricks look like they may have been sandblasted at some point (which appears to have taken the face off them). I'm unsure if the water is penetrating through the brickwork, or the pointing.

We want to resolve this once an for all, but I'm wondering where to start, or which professionals to use?

-Should we get damp specialists in (who may only want to sell us DPC or rendering)?
-Should we repoint, then render?
-Should we just render?
-Should we just repoint?
-Should we paint with thick red masonry paint (that you so often see on gable walls)?

Having had so many failed attempts at sorting it, I want to get it done properly (though ideally where whoever does the work can be held accountable should the damp re-appear afterwards). Is this a realistic expectation?

Can anyone offer any advice on this. I realise it's probably going to cost us!

PasturesNew

Long shot .... are there any hidden chimneys on those ends? A small fireplace, blocked off without ventilation.... and the top of the chimney taken down and capped donkeys' years ago?

jonny2510

PasturesNew wrote: »

Long shot .... are there any hidden chimneys on those ends?

Nope, the chimneys are on the internal walls (though thanks for the quick response!).

PasturesNew

jonny2510 wrote: »

Nope, the chimneys are on the internal walls (though thanks for the quick response!).

Are you double-sure? I've seen old houses where there's been a narrow chimney, without a breast, in the gable end.... so when it's covered up you'd never know (except maybe by going into the loft).... although if you've a road of identical houses you can always take a peek to see if anybody's got evidence there used to be one....

maninthestreet

Perhaps the roof has a leak? Have you checked in the loft/attic?

LordMirg

jonny2510 wrote: »

We've owned a house for 5 years
-Should we get damp specialists in (who may only want to sell us DPC or rendering)?

You can get an independent damp surveyor to come and take a look - it's usually not cheap though. They will be able to advise without selling a particular companies product(s).

You can search for them in your area at http://www.property-care.org/

(select the freelance / independent surveyor option in the search)

jonny2510

PasturesNew wrote: »

Are you double-sure?

Pretty... The front house has one room at front, and one at the back.
Each room has a chimney breast present on the inside/party wall. Of the two wall suffering from damp, one has windows (with no room for a hidden chimney either side).

maninthestreet wrote: »

Perhaps the roof has a leak? Have you checked in the loft/attic?

I think the roof does need addressing. Though wouldn't it be strange for the roof to be affecting the downstairs walls, without affecting the same walls in the rooms above???

LordMirg wrote: »

You can get an independent damp surveyor to come and take a look - it's usually not cheap though. They will be able to advise without selling a particular companies product(s).

Thanks for that. Any ideas what I should be looking to pay, before I start calling around?

PasturesNew

Is the damp above the windows/all down the wall, or is it at window height/below? Could be poorly fitted windows. On some old houses you can get big gaps round the new DG frames.... that fitters can bung anything into then cover up.

Barneysmom

I called mine The Crying House.
The water literally ran down the walls in the winter for the first few years after we moved in, I was so upset as it was the house (end semi) of my dreams.
Here's what we did.

It's already rendered with big pebbles so got that repainted with Weathershield which is brilliant stuff!

Did the bottom skirt of the house with bitumen which has given a good seal and a lovely attractive shine.

Inside, all the plaster has been ripped off and been replaced with Thermal plasterboard (expensive but the difference is amazing!!!)

Then a hideously expensive carpet, and a porch with 'K' glass - I think the porch was the cheapest item at £1200!

But with it all done this house is now super-snug and the heat stays in too.

Never never dry the washing on the radiators no matter what.

But you have to make sure before all that, that you have no leaks from anywhere else it'll just be money down the drain.

Barneysmom

I forgot to say, old houses like ours need to breath so don't forget to open the windows whenever you can.

jonny2510

PasturesNew wrote: »

Is the damp above the windows/all down the wall, or is it at window height/below?

Just left and right hand side of the windows. I suppose it could be that.

The issue is where do we start?!?

I suspect the roof may need doing, but what to do after that. Do we get a builder/glazer to check the window (though this wouldn't explain the gable wall with no windows).

Do we just it all re-pointed? As we plan on having the house for a number of years, I'd like to get stuff done properly, but don't want to overdo it, paying for things that aren't necessary!