Investigating Damp

Collie_Collie

My tenant has asked me to look at some damp in the bungalow I let.
I do not have anyone who I know and trust to check this out. I am looking for an independant professional to diagnose the cause of the problem and tell me what needs to be done rather than a company who both diagnoses and repairs.
Would members say ths is the best strategy?
Any recommendations of who / which profession could do that for me? What might it cost to get the problem diagnosed?
Thank you for any advice.

canaldumidi

Yes a good stragegy, though have you visited/investigated yourself? Damp can often be diagnosed by common sense. Broadly, it can be either 1) a tenant issue or 2) a property issue.

1) tends to be condensation caused by the tenant not ventilating properly. Never opening windows or using the extractor fan. Drying clothes on radiators, never using saucepan lids, excessive steam from showers without ventilating. Anything that produces excessive water vapour ad/or traps that vapour inside.

2) can be related to 1) above eg if there is no extractor fan in bathroom/kitchen, no trickle vents in double glazing, etc. Or it can be simle things like penetrating damp caused by blocked/leaking gutters or downpipes, damaged pointing, cracked render,or blocked external drains at ground level. Then there is raised external ground level breaching the dampproof course.

Most of the above can be identified by close inspection of where the internal damp is, what is on the external side at that/those places, and, of course, how the tenants are using the property.

https://www.citizensadvice.org.uk/housing/repairs-in-rented-housing/repairs-common-problems/repairs-damp/

https://www.landlordzone.co.uk/information/penetrating-damp-deal/

https://england.shelter.org.uk/housing_advice/repairs/damp_and_mould_in_rented_homes

https://www.tenancydepositscheme.com/asktds-my-tenant-has-complained-of-a-mould-and-damp-problem-what-do-i-do-next/

Mardle

I think you might need to be more specific about the problem in order to get the best advice from the forum. 

Collie_Collie

Mardle said:

I think you might need to be more specific about the problem in order to get the best advice from the forum. 

Mardle, Thank you.
I really just wanted to check this is the best way to properly diagnose the cause and what is a reasonable cost of having that done by a professional - rather than someone wanting to sell their solution. Perhaps I am too cynical! I was just quoted 400 pounds for a damp survey,
My relative who manages the property thinks it is likely condensation but we are not experts and cannot be sure there is not structural cause. The house is very well heated but in quite an exposed position and no cavity walls. 

Mardle

Does the bungalow have good ventilation? 
Extractor fans in kitchen & bathroom?.
Trickle vents in double glazed windows?

canaldumidi

Mardle said:

Does the bungalow have good ventilation? 
Extractor fans in kitchen & bathroom?.
Trickle vents in double glazed windows?

and if so, doyou have any way of knowing if the tenants are using them?

Collie_Collie

canaldumidi said:

Mardle said:

Does the bungalow have good ventilation? 
Extractor fans in kitchen & bathroom?.
Trickle vents in double glazed windows?

and if so, doyou have any way of knowing if the tenants are using them?

Hi Mardle,
Yes, trickle vents in all the windows, air bricks and all the windows bar two open easily. No extractor fans though. I think I will have them fitted.
I know in the summer the windows are usually open but rarely in the winter.

canaldumidi

Collie_Collie said:

canaldumidi said:

Mardle said:

Does the bungalow have good ventilation? 
Extractor fans in kitchen & bathroom?.
Trickle vents in double glazed windows?

and if so, doyou have any way of knowing if the tenants are using them?

Hi Mardle,
Yes, trickle vents in all the windows, air bricks and all the windows bar two open easily. No extractor fans though. I think I will have them fitted.
I know in the summer the windows are usually open but rarely in the winter.

That could be the problem, esp if the damp is in bathroom /kitchen. Also worth asking if the T's have the trickle vents open - many close them in winter to keep the heat in........

Unless there's also some other structural cause as discussed above.

Mardle

Fitting extractor fans would be a good idea. 

Personally I'm a fan of trickle extractors. We have one in our ground floor wet-room which runs continuously and quietly at low speed and boosts when the shower is used. 

We have a humidistat extractor in the kitchen & a low voltage extractor in the upstairs bathroom which comes on with the light. It's the trickle extractor that does most of the work keeping the humidity low throughout the house.

youth_leader

I've just bought a bungalow and it's damp, my surveyor has recommended a positive ventilation unit in the loft.

Collie_Collie

Thanks everyone, Very helpful info.