Does this look like damp, should I be worried, is it my freeholder's responsibility?

ch_152

Hi. So I bought this flat (leasehold) at the start of the year. Along with numerous other issues, one I have just noticed is a crack in the paint in the upper corner of one of the walls.

The flat is on the top floor and the crack is at the front corner of the building. Pictured below and a couple more photos and a video on google drive. When I tap it, it feels like the paint and/or plaster is coming away from whatever is behind (kind of percussive sound you can make out in the video).

I then noticed what seems like evidence of a larger, similar, "crack" that has been filled/plastered and painted over previously.

This is at the top corner on the top floor. I have mild OCD about ventilating well and always used a dehumidifier on clothes when drying indoors during the winter, so I don't think this is caused by internal damp.


SO, all of that considered (and aside from my overwhelming feeling that the housing market is basically set up for what I consider to be fraud), I think this might be due to damp coming in from outside. There's a bit of broken mortar on the outside of the building in around the same location as the crack, might have something to do with it but that's purely speculation.


So the questions:

1) Do you think this is likely to be caused by damp? 

2) Should I be worried (annoyed, obviously, but is there any risk of long-term damage)?

3) Do you think this is the freeholders responsibility to look at/fix. Seemingly the previous owner has had to remedy this themselves, so I'd assume that they would have tried to talk to the freeholder about it and probably got nowhere.



Thanks


Chris 

eddddy

It's almost certainly damp. So the source of the damp needs to be established and fixed.

As it's a top floor flat, it won't be due to a leak from an upstairs flat.

But it might be a leaking roof, a leaking/overflowing gutter, or a number of other things.


If for example, the problem is a leaking roof or gutter - most leases say that the freeholder is responsible fixing the roof or gutter (but read your lease to check).


Once the source of the damp has been stopped - you can repair your plaster and paintwork. Most leases say that the leaseholder (i.e. you) are responsible for the plaster and paintwork in a flat (but, again, read your lease to check).

ThisIsWeird

Well, I see no actual trace of damp - that would usually show as a dark patch or area.

More likely is that the plaster/bonding coat has come loose from the brickwork behind it.

How old is the building?

Doozergirl

ThisIsWeird said:

Well, I see no actual trace of damp - that would usually show as a dark patch or area.

More likely is that the plaster/bonding coat has come loose from the brickwork behind it.

How old is the building?

This. 

There's no evidence of damp there from what I can see.  I'm not sure what you're seeing, eddddy? 

ch_152

eddddy said:

It's almost certainly ...

Thanks. I'd assumed that would be how the responsibilities panned out (if it is, indeed, damp).

Doozergirl said:

ThisIsWeird said:

Well, I see no actual trace of damp - that would usually show as a dark patch or area.

More likely is that the plaster/bonding coat has come loose from the brickwork behind it.

How old is the building?

This. 

There's no evidence of damp there from what I can see.  I'm not sure what you're seeing, eddddy? 

My thoughts for it being damp are just because I don't see why else the paint/plaster would come away from the wall in that corner repeatedly. Although you're right in that there is no dark area to suggest damp - though I think it was painted relatively recently before I moved in.

Is there any way (short of removing the paint/plaster) I could check the cause?

ThisIsWeird

ch_152 said:

My thoughts for it being damp are just because I don't see why else the paint/plaster would come away from the wall in that corner repeatedly. Although you're right in that there is no dark area to suggest damp - though I think it was painted relatively recently before I moved in.

Is there any way (short of removing the paint/plaster) I could check the cause?

That's a fair point, ch. It could have been caused by damp, which loosened the plaster, or - more likely - the whole plaster bonding coat in that area. Having dried out and been repainted, it'll could well look like it does now - 'not' damp.

Since the area is hollow-sounding, it will almost certainly have detached, so that needs removing and replastering in any case. My suggestion, therefore, would be to have the loose part hacked off, and then observe what's underneath. I think the past or present evidence of damp under there will be obvious.

Even if it is damp, it could be historical, but you should do all the 'usual' such as get an expert opinion, looking at that outside area. What's the access to the loft like? Any chance of a crawl over to that corner with a bright torch?

How old is the house?

ch_152

ThisIsWeird said:

ch_152 said:

My thoughts for it being damp are just because I don't see why else the paint/plaster would come away from the wall in that corner repeatedly. Although you're right in that there is no dark area to suggest damp - though I think it was painted relatively recently before I moved in.

Is there any way (short of removing the paint/plaster) I could check the cause?

That's a fair point, ch. It could have been caused by damp, which loosened the plaster, or - more likely - the whole plaster bonding coat in that area. Having dried out and been repainted, it'll could well look like it does now - 'not' damp.

Since the area is hollow-sounding, it will almost certainly have detached, so that needs removing and replastering in any case. My suggestion, therefore, would be to have the loose part hacked off, and then observe what's underneath. I think the past or present evidence of damp under there will be obvious.

Even if it is damp, it could be historical, but you should do all the 'usual' such as get an expert opinion, looking at that outside area. What's the access to the loft like? Any chance of a crawl over to that corner with a bright torch?

How old is the house?

Thanks. It's early 70's, and there's no "loft" per se, just the roof and the plasterboard beneath. Though I think you're right, hopefully any evidence of previous damp ingress would be visible if the plaster is removed in that area. 

Another job to add to the list!

ThisIsWeird

Please come back with photos when you get to that stage.   Misery loves company