Persistent roof / damp issues. Help!

bpk101

Hi -

I'm having real headaches with some internal damp issues in my Victorian terrace, damp that is getting in through the corners of the roof somehow and creating damp on the ceilings.

I had works carried out on the roof by 2 x different companies earlier in the year. All seemed to be okay, we went ahead and decorated the bedroom (by a Dulux decorator who said he used a damp seal primer) but i've recently noticed - as the weather's changed - patches coming though on the ceiling again:





Works that were carried out...

Roofer A (approx March 2015):
Fitted new lead flashings front and back. Re-rendered parapet walls, added new coping stones on parapet walls.

Roofer B (Sept 2015):
New fascia boards and guttering, new plastic eaves trays, new flat roof on top of front bedroom bay window.

Altogether about £4k's worth of work. :mad:

The work carried out by Roofer A was the cause of much hilarity with subsequent roofers that visited to cost up on the works required later in the year. However, most agreed that whilst it wasn't the neatest of jobs, it will probably function fine.

I also had an independent building surveyor check Roofer A's work and he also agreed that it wasn't the prettiest looking job but should be okay.

Here's what the roof currently looks like:




I've now had 3 x new roofers come round in the last couple of weeks to give me their opinion and each suggested different reasons... one said all lead work needed to be replaced and quoted me £2k to do so!
Two others said they were stumped and couldn't locate where damp was getting in. One suggesting it might even be old stains coming through the new paintwork?!

I should also add that in order to get ra esponse from 3 roofers i must have emailed about 15 companies (all from various TrustMark, NFRC, CheckaTrade type websites).

I just don't know where to go next with it all...

I can of course go back to Roofer A and B but i really need to know what the cause of the damp is before doing so.

Any ideas? I just really want an honest assessment from someone on what's causing the issues so i can get it fixed.

SG27

I'd say there's a good chance it's condensation rather than penetrating. Looks like classic condensation in corners where the airflow is less. Do you get condensation on the windows? (If single glazed). Have you noticed it's got worse since its got colder outside?

saveallmymoney

I'd also agree condensation needs to be checked for, you can have a good idea for under £20.

Get yourself a thermometer with a humidity readout, and also an Infrared Thermometer (well ideally a thermal camera but...).

If its really colder in the corners, you'll be able to check that against the "dew point" and then see if its condensation.

bpk101

Well that's a new one on me... no roofers yet have mentioned condensation.

So we have double glazing, quite new actually... they went in about 6months ago by a FENSA registered company.

So if it is condensation how do i solve it, and should i still hold off having the fitted wardrobe installed in the alcove corner?

bpk101

So... a 4th roofing company has just visited to diagnose the problem, they also can't find any fault with the roof works and said they wouldn't want to get involved because of that.

He suggested it's either an old stain coming back through or condensation.

Given my recent post about fully fitted alcove wardrobes being installed tomorrow:

https://forums.moneysavingexpert.com/discussion/5352514

Do you think I'm safe to have the wardrobe in that suspect corner fitted or not?

TheCyclingProgrammer

If its being caused by condensation, then fitting the wardrobes will only make the problem worse. No ventilation = no drying = mould (and eventually, your wardrobes will start to rot).

Given you're having the wardrobes fitted at some point and one of the corners will be covered up anyway, I'd be inclined to suggest hacking away the plaster in that corner to see what the brickwork underneath is like.

If its dry, then that should rule out a leak from the roof. If the surface also feels dry then I'd be inclined to think its a persistent stain which can be treated with good stain blocking paint and re-decoration.

Can your wardrobes have a plinth vent fitted to enable some ventilation of the walls?

DRP

Dampness in a cupboard will cause a lot of damage to clothes, way before the materials of the cupboard start to rot. As above, you need to get a load of ventilation into the cupboard - perhaps a load of silica gel in there too (those poundshop absorbent granule pots?).

on the other hand, if it is condensation then arguably having a cupboard built into the alcove will 'insulate' the cold spot, reducing the problem? not sure i'd want to do that experiment, though!

chappers

It looks like there have been issues with water running down in those areas on the outside of the walls, moisture from that may still be in the brickwork. now the weather has got colder and damper outside the water could be leaching through into the drier air inside.
It could also be that those are indeed the colder corners of the room and so any of that moisture isn't evaporating into the room as well from those corners. If you had leaks I would expect those damp patches to increase and decrease in size, inline with rainfall.
The watermarking on the outside walls looks like it has been caused by long term faulty guttering how long is it since you had the repairs done it could take quite a while for the brickwork to dry out.

I had a similar issue with some guttering on my house and in true builder fashion, didn't fix my own house until the damp came right through and blew the plaster off the wall. After fixing the guttering and even with the brickwork exposed on the inside it took most of the summer for the brickwork to dry out completely.
Which reminds me I really should get on and re-plaster the wall, and as I said to my wife I know the wall needs re-plastering, you don't have to keep reminding me every six months.

thebaldwindowfitter

As mentioned by chappers there does look to be water staining on the brickwork on either side of your house this could be due to water in gutters swirling which is normal but if the fascia doesnt go to underneith of tiles this can cause penetration.Does the guttering jion to next doors either side because there looks like they dont .Is the party wall rendered and unpainted because if a waterproofer hasnt been used in the render this can cause problems likewise with copings on party wall render could be painted with masonary paint or a waterproofer .the water could also be penetrating from your neighbours side of the roof through the party wall .Condensation is not cured by double glazing alone if you have your heating on timed and goes off at say ten and comes on at six with two adults in the room you are giving off vapour which will cause those marks