Can you spot a problem regarding damp course/garage building

Ratita_Presumida

Please be patient with me.........not that I’m saying we are all like it but I’m more into lipstick and shopping than build

so.............. I am experiencing the social housing standard. I’m very lucky to have a roof over my head but I’m aware of some major internal wall problems. Never did I think walking over a slug in my kitchen at night would become the norm.

If this is posted in the wrong thread such as Ladies Clothing can someone please move me to the DIY section or building for dummies thread.

I’m not gonna give too much away as to what is going on inside but put it this way I’ve given up spraying air freshener as mildew odour is now the “norm”

I hope there is such a person who can say to me “with the evidence I have shown on here I can confirm you would be experiencing a problem within your flat or “No.......... cracks, algae, wet bricks above DC when it rains is actually fine. 

I’m writing a letter to social housing regarding my concern at how apparent it was that no one from the council even inspected the property e.g leaks, black mould, saturated cement floor etc  

Picture 1. My slug enjoying the moist rich air due to a ventilation/Structural defected problem. 

Picture 2 First day of moving to my new flat. Dawned on me that no one checked the flat over from council hence my saturated floor under tiles 

Picture 3 Gap started from damp course, I assume this needs some putty inside it lol

Picture 4 I Can’t see this lead flashing being water tight. Maybe there’s a dam good seal somewhere amounts the neglected flat

Picture 5. I’ve never in my life had a garage built so close to my lounge external wall. it’s aroma should one put there snout in the 1.5” gap smells very much like my Eau de Mildew I have in my flat
. 
Picture 6 Can a building with a 1 brick high (enlarge to spot DP near ground) Damp course showing algae growing above DC. Do  you think I’m silly in thinking it’s water damage above the DC. Reason for this a sarcastic council maintenance manager confirmed I was “looking for problems” 

Basically someone housed me from the council into place that needs major work doing to it, including structural problems 

Anyway I will await your help 

Adèle 

 

Doozergirl

I'd consider changing your wording, it's rather flowery.  An affinity with lipstick and a tendency to use language to amuse yourself via sarcasm doesn't preclude anyone from correctly identifying problem areas. you've done that perfectly.   

Your pictures do most of the talking, but I would take some from further away so that you can show the context of the cracked wall
and ridiculous flashing in context to your own property. 

There's not a lot to say, you've correctly identified three major issues at least. 

The DPC has been completely covered by the block paving, the flashing is an utter bodge and I'm not sure where the crack is, but there's no way it's not letting in water.  Where is that crack?  I think it's indicating that the garage is moving away from the main wall, along with space that has since opened up against the main wall.  It's moved away since it was built and someone has already tried to fill it. I don't believe it was detached when it was built! 

In addition to your landlord, I suggest you contact both your local councillor and probably your MP for back up, to ensure that they move swiftly on this.  

But be concise.   I really couldn't work out the problems from your description.  You know what it is and can play with words, but these people won't have a clue, so it's
best to spoon feed them.  

Ratita_Presumida

Doozergirl said:

I'd consider changing your wording, it's rather flowery.  An affinity with lipstick and a tendency to use language to amuse yourself via sarcasm doesn't preclude anyone from correctly identifying problem areas. you've done that perfectly.   

Your pictures do most of the talking, but I would take some from further away so that you can show the context of the cracked wall
and ridiculous flashing in context to your own property. 

There's not a lot to say, you've correctly identified three major issues at least. 

The DPC has been completely covered by the block paving, the flashing is an utter bodge and I'm not sure where the crack is, but there's no way it's not letting in water.  Where is that crack?  I think it's indicating that the garage is moving away from the main wall, along with space that has since opened up against the main wall.  It's moved away since it was built and someone has already tried to fill it. I don't believe it was detached when it was built! 

In addition to your landlord, I suggest you contact both your local councillor and probably your MP for back up, to ensure that they move swiftly on this.  

But be concise.   I really couldn't work out the problems from your description.  You know what it is and can play with words, but these people won't have a clue, so it's
best to spoon feed them.  

I’m rather confused by your message, the style in which you write seems so tense? Did you ever take the time to re read your message as I would of hoped you did. Do you truly believe that I deserve your criticisms. It isn’t within my character to ask someone “did you use language to amuse yourself via sarcasm”
“An affinity with lipstick“  

Means (Preclude stop, exclude, prevent) confusing Doozergirl” 

Infinity= larger real boundless. Again I don’t get what your trying to tell me other than make me feel a bit silly. 

All you had to do is ignore my thread. I’ve never felt the need to make others feel belittled in order to feel self worth & important. 

Anyway........... what’s a woman doing such as yourself in the DIY section. You should give the Beauty discussion a go. Then hopefully next time you read the word “pink lipstick” in my future posts I know you will act like a lady

Have a nice Day 

FreeBear

Ratita_Presumida said: Anyway........... what’s a woman doing such as yourself in the DIY section. You should give the Beauty discussion a go.

Can not condone sexist stereotypes. Doozergirl is well qualified and experienced to comment on buildings and the issues that surround them. I for one, will always consider her opinion on such matters. Anyways, your problems...

Paving has breached the damp proof course (DPC). There is strong evidence of a structural defect as evidenced by the crack going through multiple bricks. Rain will penetrate the gap and be a major contributor to damp internally. The level of damp in the concrete floor suggests either a missing/damaged damp proof membrane or a leaking pipe (central heating or cold water pipe).

A picture speaks a thousand words. Your description does not - Send the images to your H.A. and keep your comments brief and to the point.

stuart45

You do often get cracks where there is a long run of brickwork and a short return to another wall. 
d-designing-for-movement-in-brickwork.pdf

Doozergirl

I haven't criticised you at all.  I've suggested that when you detail these problems to the people that you keep it very clear.  

I'm going to presume that English isn't your first language as what you've written isn't clear and your interpretation of what I wrote is entirely incorrect.  

To paraphrase, I said that liking lipstick doesn't mean you can't understand a building.  You had highlighted the problem areas perfectly.   

It's you that's been very rude. You might like to reflect on whether what you said about not being rude to people is actually true.  

Anyhow, I have just returned from a rather expensive hair appointment, so I had better get back to running my building company.  

stuart45

Doozergirl said:

  

To paraphrase, I said that liking lipstick doesn't mean you can't understand a building.   

Just as well. When I lived in Brighton half of the bricklayers I worked with would of been out of a job.

theonlywayisup

Have we been here before, this jogged my memory and on looking back I can see these posts

https://forums.moneysavingexpert.com/discussion/6217296/damp-course-failure#latest

https://forums.moneysavingexpert.com/discussion/6215247/saddened-by-finding-so-much-damp#latest

It may be easier for everyone if you consolidate your posts and then we get a fuller picture. 

Ratita_Presumida

FreeBear said:

Ratita_Presumida said: Anyway........... what’s a woman doing such as yourself in the DIY section. You should give the Beauty discussion a go.

Can not condone sexist stereotypes. Doozergirl is well qualified and experienced to comment on buildings and the issues that surround them. I for one, will always consider her opinion on such matters. Anyways, your problems...

Paving has breached the damp proof course (DPC). There is strong evidence of a structural defect as evidenced by the crack going through multiple bricks. Rain will penetrate the gap and be a major contributor to damp internally. The level of damp in the concrete floor suggests either a missing/damaged damp proof membrane or a leaking pipe (central heating or cold water pipe).

A picture speaks a thousand words. Your description does not - Send the images to your H.A. and keep your comments brief and to the point.

Thank you............. I really appreciate your comments. I think the other day when replying to Doozergirl that I was having a bad day. 

I will try and explain in more detail what issues I’m having.

when I moved in there was an awful smell of mould. After close inspection the waste pipe under the sink was connected to another pipe minus a bracket. Water from my washing machine and from the sink was pouring out.
The pipe had obviously leaked and never reported. I can’t tell you how long this went undetected but the maintenance people from the council blamed all the mould growth covering silicon around windows, skirting, grouting in tiles, infestation of snails, concrete under tiles soaks, chipboard on cabinets had swelled

Meres supplied a surveyor who attended my flat for 20 minutes. I was told that i had to ventilate my property and to avoid drying clothes inside. The damp course in his opinion wasn’t defected.
i then complained massively asking for a damp test. Number 2 surveyor came with the first one. I was informed that the flat had no damp, he used a prong meter to test the walls, they were completely dry, the kitchen floor detected water. I just was speechless. 

I felt everything I said was made fun of. I asked about the structural defects, again I was told the mould was down to the leak. Why wasn’t this damp course tested and ruled out. How can someone blame my problems on a leak
My windows have moisture on the every morning, the bathroom paint is tacky and stretches when scrapped off. I have included more photos.

I have a chronic illness along with a mental health problem, my health is effected due to having an autoimmune disease. Mould is causing me to lay in bed everyday in pain.

i am trying again for a damp test to be carried out, the surveyor also informed me black mould only effects asthma. My MP needs to be made aware of my situation.
i can’t thank you enough for being straight with me 

Adèle xx

Ratita_Presumida

Doozergirl said:

I haven't criticised you at all.  I've suggested that when you detail these problems to the people that you keep it very clear.  

I'm going to presume that English isn't your first language as what you've written isn't clear and your interpretation of what I wrote is entirely incorrect.  

To paraphrase, I said that liking lipstick doesn't mean you can't understand a building.  You had highlighted the problem areas perfectly.   

It's you that's been very rude. You might like to reflect on whether what you said about not being rude to people is actually true.  

Anyhow, I have just returned from a rather expensive hair appointment, so I had better get back to running my building company.  

Can I apologise for my erratic message. I don’t think you deserved my outburst. I definitely engaged my mouth before my brain. I think having so many problems at the moment my head is all over the place. I hope you can accept my apology. Oh...... and yes my style of writing isn’t the best, if you were to meet me in person you would understand I’m a good person who is kind and polite. People do get me wrong sadly, Making jokes up and giggling is a total front 

Adele 

Ratita_Presumida

theonlywayisup said:

Have we been here before, this jogged my memory and on looking back I can see these posts

https://forums.moneysavingexpert.com/discussion/6217296/damp-course-failure#latest

https://forums.moneysavingexpert.com/discussion/6215247/saddened-by-finding-so-much-damp#latest

It may be easier for everyone if you consolidate your posts and then we get a fuller picture. 

Yes your right, but I never got a proper yes there’s a problem or not. I posted again as I’m trying to compile a letter to my GP and housing team. I though I would give it one more try in asking 

Adèle