Timber Garage renovation, focusing on walls now - Need some advice please..

Apodemus

Step away from the tanking and slurry! 

Just don't waste your money on needless "fixes" for a problem you don't have.  It's a garage!  As long as you keep most of the water away from the building, let it work as it was intended.  The air will flow through it and any dampness in the fabric that accumulates in the wettest periods, will dry away again when the rain stops.  Anything you slap on to it will stop that from happening as efficiently.  As Doozergirl says, anywhere that you are replacing the sole plate, you could put some DPC between the brick and the wood - but I wouldn't  go looking for problems and wouldn't be replacing all the sole plates just to put in a DPC if the wood is otherwise fine. 

Section62

MoreProbs said:

My suggestion to tank was based on sujsuj's suspicion that the water is coming through the mortar lines or even under the bricks - both are very possible. Rainwater running down the walls and landing on the outer face of the bricks and on that rim of slab before draining away, would likely continue to 'capillary' in unless it's sealed on the outside. 
(Mind you, it does also look as tho' water is coming in on the TOPS of the bricks too.)

Bearing in mind the roof has been leaking, and partially removed for replacement for a period of time in some of the wettest weather we've had all year, there's no real way of being sure where the water/damp is coming from. It could be just as likely to have come through the leaking roof and is trying to drain away.

Hence the need to wait for warmer drier weather.  When there is less water all round it will be easier to spot where it is coming from and treat that issue, rather than having to throw an (expensive) kitchen sink at the problem.

Unfortunately the OP isn't keen on taking advice, which is a shame because the whole idea of this site is giving and receiving moneysaving advice.  Haphazardly applying damproofing materials all over the garage base in the hope of a cure isn't moneysaving, even if the labour costs are low.

MoreProbs

This is my concern.

What I see there is not a concrete slab that's causing problems by having groundwater pooling around it, requiring a drain to be dug around its perimeter - although I totally agree that should also be done. But, two other issues; one is that any rain that runs down that wall and lands on the exposed rim of slab will continue to have the opportunity to seep through that single row of brick.

IF the mortar lines are compromised, or IF the bond between the bricks and the slab is ditto, then damp/water will continue to make its way through there regardless of how deep a trench is dug around this garage. Unless that exposed rim of slab and the row of brick is sealed on the outside, which would be a simple task. And it's clear from that photo that the damp causing the problem inside is focussed along that brick face - quite possibly seeping back out from the garage as the outside dries.

And the other issue is that the plywood is flush level with the brick, so any rain run-off will land on top of the brick rather than being diverted past it. Any water coming down that wall will have a great opportunity for making its way in there too, or at least enough to keep the baseplate nicely damp and rotting.

I will not repeat my twofold solution, except to say it's what I would do. Threefold - yes, dig that trench.

Section62

MoreProbs said:

This is my concern.

...And it's clear from that photo that the damp causing the problem inside is focussed along that brick face - quite possibly seeping back out from the garage as the outside dries.

And the other issue is that the plywood is flush level with the brick, so any rain run-off will land on top of the brick rather than being diverted past it. Any water coming down that wall will have a great opportunity for making its way in there too, or at least enough to keep the baseplate nicely damp and rotting.

Unless I've got it completely wrong, that picture is of the inside of the garage. It is also probably the section where there is plywood on the inside of a timber frame, but nothing at all on the outside.  The outside needs cladding to keep the rain out.  The lack of external cladding would be a more obvious source of the water seen on the floor along that edge of the garage.

However, I also wouldn't rule out the leaking/missing roof contributing to some of the water staining seen on the right hand side of the picture. It is difficult to say without seeing it in real life, which is why I think some help from a professional on-site would be valuable.  To a degree we can only guess from the photos we've seen.

Doozergirl

I'm not saying at all that it is the only solution or indeed the only problem!  That water could have come from anywhere, given the state of the building.  The OP isn't in the industry. 

It's one thing in a long line of basic design measures that one takes to keep moisture away from the frame and enable it to *breathe*, and water to evaporate, put perfectly by @Apodemus.  

Bitumen, tanking slurry, whatever else is being suggested is not going to create a waterproof seal to an existing building or allow the building to breathe.  It's going to trap moisture.  Contrary to popular opinion, it often causes damp and rot or simply disguises an existing problem.  

We're still fighting over point 1 and there's a whole structure to rebuild.  Doesn't help if people think the inside is the outside! 

Doozer - proud owner of a dry, self-built, timber-framed house.

MoreProbs

Sujsuj, has the water level around your garage ever risen to the point where it's been over the concrete slab?

Section62 said:

MoreProbs said:

This is my concern.

...And it's clear from that photo that the damp causing the problem inside is focussed along that brick face - quite possibly seeping back out from the garage as the outside dries.

And the other issue is that the plywood is flush level with the brick, so any rain run-off will land on top of the brick rather than being diverted past it. Any water coming down that wall will have a great opportunity for making its way in there too, or at least enough to keep the baseplate nicely damp and rotting.

Unless I've got it completely wrong, that picture is of the inside of the garage. It is also probably the section where there is plywood on the inside of a timber frame, but nothing at all on the outside.  The outside needs cladding to keep the rain out.  The lack of external cladding would be a more obvious source of the water seen on the floor along that edge of the garage.

However, I also wouldn't rule out the leaking/missing roof contributing to some of the water staining seen on the right hand side of the picture. It is difficult to say without seeing it in real life, which is why I think some help from a professional on-site would be valuable.  To a degree we can only guess from the photos we've seen.

Ah! I thought that was the back of the shed, and the ply to the left a fence :-(

Good luck to sujsuj :-)

Section62

MoreProbs said:

Ah! I thought that was the back of the shed, and the ply to the left a fence :-(

Good luck to sujsuj :-)

Perhaps the OP could confirm, but I think it is the side wall shown in the first photo on the current thread.

The same wall was partially visible in this picture from a previous thread -

Note the plywood on the roof above that area is extensively water damaged and the wood in the corner looks very dark.  I'd speculate that part of the garage may be ply with nothing on the outside because the original shiplap wall rotted away beyond repair.

Also note that until recently another part of the roof looked like this -

Fixing the soil level is an important step (although that appears to be on the opposite side wall) but diagnosing and fixing this problem requires getting the structure weathertight, then letting it dry out, and finally assessing what problem actually remains.

sujsuj

Section62 said:

MoreProbs said:

Ah! I thought that was the back of the shed, and the ply to the left a fence :-(

Good luck to sujsuj :-)

Perhaps the OP could confirm, but I think it is the side wall shown in the first photo on the current thread.

The same wall was partially visible in this picture from a previous thread -

Note the plywood on the roof above that area is extensively water damaged and the wood in the corner looks very dark.  I'd speculate that part of the garage may be ply with nothing on the outside because the original shiplap wall rotted away beyond repair.

Also note that until recently another part of the roof looked like this -

Fixing the soil level is an important step (although that appears to be on the opposite side wall) but diagnosing and fixing this problem requires getting the structure weathertight, then letting it dry out, and finally assessing what problem actually remains.

Roof is completely sorted. Not even drop of water now leaking inside now. Above roof photos were taken before fixing roof. First photo is roof photo from inside.

Yes I haven't removed plywood from roof but I put underlay and new felt and no more water leaks. So no more water leak. Third photo shows picture when I started replacing timber.. But all these are history now, as no water leaks now.

sujsuj

MoreProbs said:

Sujsuj, has the water level around your garage ever risen to the point where it's been over the concrete slab?

Section62 said:

MoreProbs said:

This is my concern.

...And it's clear from that photo that the damp causing the problem inside is focussed along that brick face - quite possibly seeping back out from the garage as the outside dries.

And the other issue is that the plywood is flush level with the brick, so any rain run-off will land on top of the brick rather than being diverted past it. Any water coming down that wall will have a great opportunity for making its way in there too, or at least enough to keep the baseplate nicely damp and rotting.

Unless I've got it completely wrong, that picture is of the inside of the garage. It is also probably the section where there is plywood on the inside of a timber frame, but nothing at all on the outside.  The outside needs cladding to keep the rain out.  The lack of external cladding would be a more obvious source of the water seen on the floor along that edge of the garage.

However, I also wouldn't rule out the leaking/missing roof contributing to some of the water staining seen on the right hand side of the picture. It is difficult to say without seeing it in real life, which is why I think some help from a professional on-site would be valuable.  To a degree we can only guess from the photos we've seen.

Ah! I thought that was the back of the shed, and the ply to the left a fence :-(

Good luck to sujsuj :-)

Yes in the past when there was heavy rain water drainage didn't work well. But that is not happening now  at-least recently no such water inside garage. Plywood in left side is shown in above photo.

sujsuj

Doozergirl said:

I'm not saying at all that it is the only solution or indeed the only problem!  That water could have come from anywhere, given the state of the building.  The OP isn't in the industry. 

It's one thing in a long line of basic design measures that one takes to keep moisture away from the frame and enable it to *breathe*, and water to evaporate, put perfectly by @Apodemus.  

Bitumen, tanking slurry, whatever else is being suggested is not going to create a waterproof seal to an existing building or allow the building to breathe.  It's going to trap moisture.  Contrary to popular opinion, it often causes damp and rot or simply disguises an existing problem.  

We're still fighting over point 1 and there's a whole structure to rebuild.  Doesn't help if people think the inside is the outside! 

Doozer - proud owner of a dry, self-built, timber-framed house.

No water leaks from roof or gutter now.