Damp Issue - Renting

ffc1989

Hi all,

First time poster so apologies if something similar has been posted recently.

I currently rent a flat and am having some real problems with damp in the 2 bedrooms mainly. This has been going on for some time and although the letting agent / landlord have come back to me and seemed to be doing something it appears everything is on the cheap.

The damp creates ridiculous amount of condensation, walls black, even some of the carpet is and despite a repair to our main bedroom floor (there were holes in it) and air vents fitted there is no improvement. I believe it may be in the walls where the main issue lies.

Around November time the landlord was told that the house would need a dehumdifyer which he didn't want to pay out on but is now considering it. Would this potentially add to my bills does anyone know?

My main issue is that the damp has caused damage to my daughters clothes as well as the back of a couple of bits of furniter, like a chester draws for example. despite having images showing this he has refused to compensate us for this in anyway which has got up my back. Been advised to contact Shelter but waiting on them to come back to me at present so wondered if anyone out there could share some widsom.

Sorry for long thread - thanking all in advance.

WestonDave

Few questions - the 2 bedrooms which have damp - is the damp on the same side of the building and if so which side (i.e. north etc). What sort of windows does the flat have - double glazed or not. How do you dry clothes? Does the bathroom have an extractor fan?

First instinct with damp in bedrooms only is that its possibly due to sleeping in there with windows etc closed, causing a humidity build up, which when it comes into contact with colder walls will cause condensation. There are other structural causes of damp, but its also possible for an otherwise structurally sound building to suffer condensation, damp and then mould if its not properly ventilated. This happens more and more with people trying to seal up draughts etc to save on energy, only to find that they've solved that problem and caused a damp problem.

ffc1989

Hi - it all appears to be on the side exposed (so front of property at ground floor flat). We dry our clothes in the bathroom and have no extractor fan (again another thing landlord was advised on but turned a blind eye).

We have tried leaving heating on high, windows open even not sleeping in the room to see what difference there is but not much at all. Like I said my main concern is the damage that has been caused to my belongings.

Sorry for possible duplicate post that may be shown soon - new to all of this!

WestonDave

Could easily be behavioural made worse by a cold uninsulated exterior wall. Drying the clothes in the bathroom doesn't help if there is no extractor (or the window is closed) - if the water from the clothes goes into the interior air, its going to come out again on that cold wall surface, and breed mould. Once the humidity gets high enough to start the sorts of problems you are seeing, bringing it down again can take some time unless you get a serious dehumidifier in and even then it probably needs to run constantly for a few days to dry out the soft furnishings. You also need to clean and kill back any surface mould so it doesn't have a breeding base (HG Mould spray is pretty good - try DIY places for it).

Borrowing a dehumidifier and running it is probably worth doing so maybe worth hassling the LL to get on and get one. It will cost something to run but they aren't generally high drain.

tbs624

Have you /the LL checked whether there is detritus against the lower part of the outside walls? Is the Ground level below any DPC? Any cracks in rendering etc? Broken water goods?

Have a read of the info put out by most council's about what Ts (and OOs) can do to improve condensation and damp matters.
See, for example, this from Haringey

Make sure that there is adequate airflow between exterior walls and all furniture and clean off black mould. Someone has already mentioned HG - there is also a Dettox product plus one by Wizz, the latter available from some of the pound shops. Ventilate the room and protect carpets, clothing, bedding, curtains etc when using and you may want to use a facemask as they are pretty strong smelling.

If you are offered a dehumidifier then accept it - it can make a huge difference, particularly if you have no option other than indoor drying of washing.

If you are getting nowhere near resolve ask the local Council's EHO/private sector tenancy officer to arrange an inspection of the property under HHSRS ( Housing Health and Safety Rating System)

olly300

ffc1989 damp is a contentious issue in buildings so the first thing to do is take all the measures highlighted to decrease the level of condensation you are producing and ventilate the property.

Next I would also attempt to find out for yourself where exactly the damp is coming from on the exterior walls.

So look for things like leaking down pipes, check the damp proof course and finally if any neighbouring buildings are adjoining yours check that their gutting doesn't have leaks that are dripping on to your walls.

That way when you do ask the local Council's EHO/private sector tenancy officer to come you can say I think it's coming from there otherwise they can turn around and say there is nothing wrong.

GDVS

Costs me around £20 a month to run my dehumidifier, that's going 24x7 (it has a cutout once it reaches the target humidity but never actually reaches it). Irritating but the alternative was waking up to a damp phone, can't wait to finish my purchase and move into my own home.

johncarlton76

I don't think a dehumidifier will do the job.

It helps fix the symptoms slightly but doesn't cure the problem.

Damp could be an issue due to a blocked gutter or a failed window. Or it could be the dreaded rising damp from a failed DPC.

The root of the issue needs fixing which will cost your landlord money. That's why he's fobbing you off!

olly300

johncarlton76 wrote: »

The root of the issue needs fixing which will cost your landlord money. That's why he's fobbing you off!

It depends on the cause of the damp.

This hasn't been established.

Lots of tenants on here have complained of damp when it's actually been condensation due to how they use the place.

I've actually lived in quite a few places where the bathrooms haven't had extractor fans but there hasn't been any mould on the ceiling or walls because the small window is kept open in all weathers when someone is in the house especially when showering and clothes are not dried in the bathroom.

The trick, which is why I posted my own comments, is to modify your own behaviour and find the possible source of damp before kicking up a fuss.

Edited to say: If you have single glazed windows with metal frames you actually have no choice in stopping condensation however you can decrease it.

Fire_Fox

ffc1989 wrote: »

Hi - it all appears to be on the side exposed (so front of property at ground floor flat). We dry our clothes in the bathroom and have no extractor fan (again another thing landlord was advised on but turned a blind eye).

We have tried leaving heating on high, windows open even not sleeping in the room to see what difference there is but not much at all. Like I said my main concern is the damage that has been caused to my belongings.

Sorry for possible duplicate post that may be shown soon - new to all of this!

Emboldened is a major part of the problem, it's very difficult to get effective circulation in flats due to windows often only being on one side, so don't air dry laundry indoors or use a dehumidifier. Heating does not get rid of the water you produce - showering, breathing, laundry, cooking - it only holds some extra in the air.

Penetrating damp doesn't generally result in mould because salts leaching through the plaster inhibit mould growth. Again this suggests condensation damp which is primarily a lifestyle issues. Don't underestimate how much water you are producing, it is litres per person per day, increased if you air dry laundry indoors.

The landlord cannot make structural changes without the consent of the freeholder, so you could be waiting a long time for him to take action. You could contact Environmental Health at the local council who can try to enforce repairs, but you may well find they will advise you to adjust your lifestyle or use a dehumidifier.

Best thing all round is to move, if the damp is caused wholly or partly by your lifestyle choices you could be charged for the damage to the property out of your damage deposit. Being on the front wall proves nothing except the external wall is colder so is where the water is settling.