Damp - end terrace - help!!

oggyman_2

End Terrace - Liverpool Hey,

I have an end terrace house in Liverpool, in which I believe I am a victim of rising damp. I first 'notice' the issue, soon after I bought the house about 3.5 years ago.

I had the sky installer drilling the connection when he identified that the wall was slightly damp. When the winter came, I notice a small damp patch at the side of the chimney. I looked at the roof, and repaired some slates, thinking that that was the issue.

About 1 year later, I decided to improve the living room, and when I lifted the wooden floor, I notice water under the flooring. Initial I thought it was due to a previously leaking radiator, and left it to it.

After I had replaced the floor, and then wall papered the wall the damp patches on two walls appeared. I had one facing the wall to the rear wall, and then the alleyway wall. Initial this was minor, but as the winter and time has progressed the wall opposite the allyway (chimney) and one side of an internal wall.

I have since repaired the guttering and removed a down pipe which was in the rear yard, thinking that could be leaking the water into the building.

I no longer live in the property (moved for work) but know I wills struggle to sell as is. Since I have repaired the guttering, the yard wall is dry, no issues, but the other ways (tenant and a friend) indicated that after a large spell of rain the walls would get damp (the other walls).

The external allyway is raised and water will rest against the wall after heavy fall. I have since (this week) contacted the council asking them to inspect this.

Now this where it gets fun! I have no issues with the other front living room. No signs of the damp. This makes me feel that it is potential either a failed drain, or the fact that the front living room which faces the allyway is lower than the living behind that.

I am thinking of a course of action. This would to reduce the alleyway and install a drain in the allyway. I would need the council to do this. Then install a DPC in the outer walls.

After that dry line the internal of the room, instead of stripping the walls. This would help with the cold walls, and improve the heating.

Like all these houses, they would be no cavity wall builds.

Any suggestions or help?

Is the best way to identify the source of the water is by lifting the floor? Or should i just DPC, the walls, and dry line accordingly.

Since I no longer live in Liverpool (I live in Ireland), I find it difficult to problem solve. I have a good friend who is a builder, and I would happy for them to install the chemical DPC, and then the dry lining.

Thoughts? Costs? Help!!

G_M

oggyman wrote: »

End Terrace - Liverpool Hey,




I am thinking of a course of action. This would to reduce the alleyway and install a drain in the allyway. I would need the council to do this. Then install a DPC in the outer walls.

After that dry line the internal of the room, instead of stripping the walls. This would help with the cold walls, and improve the heating.

Like all these houses, they would be no cavity wall builds.

Any suggestions or help?

Is the best way to identify the source of the water is by lifting the floor? Or should i just DPC, the walls, and dry line accordingly.

It is certainly pointless, and potentially expensive, to take any action until you identify the source of the water /damp.

Either read up and then identify the issue yourself, or pay a fully independent damp specialist to do a survey. Pay for this. Do NOT use a free 'surveyor' from a damp company, who is actually a salesman. He will 'identify' the problem and recommend you get his firm to do XYZ for just £3790.

Use a surveyor who has no link to any firm that does rectification work.

I'm a bit confused about the relative locations of the allyway, the damp, and the respective rooms, but from what you have said, it appears likely that the ground level of the 'allyway' outside is higher than the damp proof course, so that water is penetrating the wall (esp after heavy rain).

If so, lowering the ground level, at least along the side of the wall (ie not necessarily across the entire width of the allyway), would resolve. No need then to insert a dpc as well. But if the allyway is owned by the council you have a legal, and financial, can of worms...

But equally as you suggest, it could be a drain under the allyway. Clearly lifting the floorboards and inspecting the ground under, and the exterior walls from the inside beneath the floor, is an easy and obvious step. Can you see the dpc from inside? At what level (relative to the ground level of the allyway)? Has the ground dried out since your leak? If not, can you see the source?

Much of this is common sense, and elimination of options, but must be done before you start 'putting right'.

The other option is to drop your price and sell to a buyer on the understanding that they will sort it out!

thelem

If you're planning to sell, then what's important for you is not whether the property actually is damp, but whether it appears damp to viewers. Given that, I'd be wary about getting any official bodies such as councils involved in case it becomes apparant during conveyancing and puts the your buyer off. Obviously you can't lie if directly asked, but there's no need to point out the property's flaws.