Experience with Recurring Damp?

cmdenny

Hi Everybody, wanted to see if anyone on the forum had a similar experience and what the outcome was.

I own a ground floor flat, a period conversion form a Victorian House, that was purchased with a known damp issue (we obviously factored this in when we purchased).

I had surveys done and hired a leading damp proof firm in (Kenway), they have a 25 year warranty on work, and are coming to do a re-inspection on Tuesday, thereafter I presume another round of work will take place. I am majorly stressed about the disruption, and to a lesser extent dealing with the contractors to get the work done properly (that's just me)! I am also trying to get a builder I use to also give me his opinion.

The issue: on several walls there is damp, these are areas where the damp was before. The flat has been kept ventilated, and a dehumidifier has been used.

The initial work was a damp proof course injected around the outside of the property across multiple walls, we also had air bricks installed under the floor boards, and also replaced all floorboards and dug out underneath the floor boards as some debris/dirt was creating a bridge for the damp underneath the floorboards. The flat has a small basement, which is below the original slate damp proof course, and was originally a coal scuttle for the property. Though the basement is dry, there is a noticeable smell of damp that has come back over the winter. At the time of the initial work we replaced two cast iron downpipes that had holes in them and was shooting water against the wall. I believe the guttering is okay. I had a new Plinth placed around the outside of the property and there shouldn't be water run off. The issue appears to be very much more than of poor ventilation, but I am also going to be looking into getting air vents cut into the wall to aid ventilation.

Very Stressed!

fleur38

did you realise that Rentokil do a free damp report? they came and did one for me - measured all walls with a damp meter to locate problem etc.


the answer to my problem was a damp patch in kitchen caused by split drainpipe and the rest was 'lifestyle'/old houses are not built to take into account modern lifestyles, people have blocked up chimneys etc.
I now use Lakeland moisture traps with crystals which catch an amazing amount of water.

DRP

cmdenny wrote: »

The initial work was a damp proof course injected around the outside of the property across multiple walls

I wouldn't them to simply repeat what they did last time - even more damage, mess in the property.

Have a look / search on the internet about the 20 year guarantees from these companies - i ;ve read a lot of cases where they refuse to honour it for some random reason (e.g. you used the wrong paint to decorate).

Have you ever had advice from a paid, impartial / independent damp surveyor? As opposed to the 'free' visit you presumably had from the damp company surveyor-salesman whose interest it is to get you to spend thousands?

cmdenny

Hi, the only survey I have had is by damp-proof companies (Kenway who I went with, and Kenwood), and the home buyers survey, which in itself is pretty limited. I appreciate the distinction.

I have had a quick google for independent surveyors, but seems a bit of a minefield. Does anyone recommend any independent surveyors in the North London area?

I am perhaps inclined to see what Kenway say, as if the work is deficient they will cover by their warranty, which sadly I doubt will include re-decoration - I need to review guarantee in fact to confirm this

Thereafter, depending on what the damp proof company say I may look to get an independent surveyor in.

lessonlearned

Your first question has to be Is it rising damp or penetrating damp.

Simply injecting chemicals won't solve the issue if it's penetrating damp.

You really need to get a proper survey done by a specialist, not just a damp company, who will flog you a "solution" ie charge you a fortune for injecting some chemicals. This is essentially a Simple diy job, you can drill the holes and insert dri rods yourself.

But before you do anything you need to ascertain what kind of damp, and where it's coming from. Before you call a surveyor there are a few simple checks you can do yourself, or you can get a reputable builder To advise you.

Is the cellar properly vented. If it smells bad then the answer is no. All cellars will smell a bit, but you can easily spot the difference between a slight musty smell and a real damp problem.

Is there soil or vegetation covering the damp course. Ivy and climbers can look pretty but they cause damage to brickwork and cause damp.

Iis the mortar in good nick or does the brickwork need repointing. That will be the prime cause of penetrating damp, especially on North facing walls.

Do you need to dig a drainage channel in your garden. Check how wet the soil is, are there obvious signs of moss overgrowth, ie are paths near the house green with algae, are any of the external walls covered with algae.

Are any external drains or pipes blocked or damaged.

Is the guttering clear, are the downpipe joints ok -.any signs of leaks.. Are the windows and external doors sealed correctly.

They could be water ingress somewhere that you haven't spotted.

Tbh I think most old houses will have some damp issues, I'm not sure that it can ever be completely eradicated.

There are a number of websites that give advice on period properties, advising on everything from choosing the correct floor coverings and yes, as daft as it might sound, which paint to use.

The golden rule with period properties is that they have to be allowed to breathe because that's how they were built to function, and this means putting up with some drafts. There had to be adequate air flow for the coal fires to work.

If you seal up all the gaps, block up fireplaces and chimneys, add double glazing etc, chose the wrong floor coverings, and yes even the wrong paint, then the house can't breathe and you can make matters worse.

Doozergirl

This ^^^

Can't add much to it. There will be a reason. If the previous problem was guttering, it's possible that the wall is still saturated and drying out? When was the work done?

Rendering up walls on both sides will effectively trap it in the walls. The mortar could have blown if it was a long standing problem. I would be looking ar whether some repointing is needed.

SG27

I can recommend Academy Remedial Surveyors http://www.arsurveyors.com

I used them after my mortgage company requested a damp report on my 1700s cottage. Cost £225 but well worth it in my opinion.

cmdenny

Thanks for everyone's posts.

I have the original company coming round on Tuesday, I will probably look to get an independent survey done as well, in addition to getting a builder to give me a second/third opinion.

Whether it's penetrating/rising damp I am probably going to get air vents in through the walls regardless.

I will let everyone know how I get on, and hopefully I can keep the stress under control!