Damp - How best to deal with it?

anonymous12124

Attached some pictures of my damp situation. It is the external facing wall of my garage. I had 2 problems - sagging and broken guttering which has now been completely replaced.

But my main problem now is the debris, rubbish and soil which has piled up over the years in a narrow ~25cm gap between my neighbours' garage and mine. My nighbour's house is elevated so is there damp proof layer. House depth is ~8m. 

1. How would you get it cleared? 

2. Is it a job for the professionals only?

3. If professionals, which field? Specialists or a a general builder?

4. What would be the long term solution?

5. How much does all of this cost?

sheenas

Looking at the pictures, your neighbour has a down pipe opposite the damp area you are highlighting. I can't see clearly but your garage does not appear to have a damp proof course and the wall won't either. Step one would be get the downpipe/drain sorted.

anonymous12124

sheenas said:

Looking at the pictures, your neighbour has a down pipe opposite the damp area you are highlighting. I can't see clearly but your garage does not appear to have a damp proof course and the wall won't either. Step one would be get the downpipe/drain sorted.

I should have taken a pic from their side. I'll do that later. But it's 100% not their downpipe. The issue is the debris, soil being above ground level. I agree with you. I don't think there is a damp proof level on my side. 

WIAWSNB

Interesting one, Anon. It's why this forum has shown me that it's often better to become 'semi' than remain detached, if the gap is minimal.

There is no mystery here, I don't think - if the damp is being caused by that gap, and the build-up of debris within, then the answer is to clear it out. I suspect there's more to it than that, but it'll do for starters. 

How to clear it out? I guess by engaging a hoe (misses!)

No idea if an elongated device exists, but one could certainly be constructed. Then it would be a case of adding a guard or grille to prevent further ingress of wind-blown debris. Something more effective than barbed wire (who added that, and why?)

Do you get on with your neighb, and would they be up for a shared solution? If so, I think a trough of some sort to prevent rain from getting into that gap would be a good start, coupled with a mesh along the front to still allow important ventilation whilst keeping out leaves and stuff. 

It looks as tho' your garage goes to the boundary line, and their extension sits within their land? If so, then any shield or deflector of rain above that gap would likely require their approval and agreement. 

The damp you are seeing within your garage is more than 'rising', so the single-skin (I'm guessing?) wall of your garage is going to act like a sponge to any rain that hits that outer surface. 

What to do? If you are on good terms, discuss a way forward so they are in agreement. Eg, a deflector placed on your roof to catch any rain that gets past their guttering, and directs it safely on to your garage roof - ie keep the gap free from rain. And some form of mesh or grill along the front o prevent leaves from being blown in to that gap.

Then, use an extended hoe to clear out the debris on the ground. Then wait until Summer.

In Summer, after a good period of dry weather, climb on to your roof, and spray a silicone water repellent down that wall, thoroughly soaking it. Wait for that to fully dry. Then get bags/tubs of tanking slurry and coat the inside wall and on to the floor with this. 

The latter will require the existing paint and any loose debris to be scraped/brushed off first. 

I'd have though that this would 99% sort the issue.

Of, and keep the garage well ventilated at all times.  

 

anonymous12124

WIAWSNB said:

Interesting one, Anon. It's why this forum has shown me that it's often better to become 'semi' than remain detached, if the gap is minimal.

There is no mystery here, I don't think - if the damp is being caused by that gap, and the build-up of debris within, then the answer is to clear it out. I suspect there's more to it than that, but it'll do for starters. 

How to clear it out? I guess by engaging a hoe (misses!)

No idea if an elongated device exists, but one could certainly be constructed. Then it would be a case of adding a guard or grille to prevent further ingress of wind-blown debris. Something more effective than barbed wire (who added that, and why?)

Do you get on with your neighb, and would they be up for a shared solution? If so, I think a trough of some sort to prevent rain from getting into that gap would be a good start, coupled with a mesh along the front to still allow important ventilation whilst keeping out leaves and stuff. 

It looks as tho' your garage goes to the boundary line, and their extension sits within their land? If so, then any shield or deflector of rain above that gap would likely require their approval and agreement. 

The damp you are seeing within your garage is more than 'rising', so the single-skin (I'm guessing?) wall of your garage is going to act like a sponge to any rain that hits that outer surface. 

What to do? If you are on good terms, discuss a way forward so they are in agreement. Eg, a deflector placed on your roof to catch any rain that gets past their guttering, and directs it safely on to your garage roof - ie keep the gap free from rain. And some form of mesh or grill along the front o prevent leaves from being blown in to that gap.

Then, use an extended hoe to clear out the debris on the ground. Then wait until Summer.

In Summer, after a good period of dry weather, climb on to your roof, and spray a silicone water repellent down that wall, thoroughly soaking it. Wait for that to fully dry. Then get bags/tubs of tanking slurry and coat the inside wall and on to the floor with this. 

The latter will require the existing paint and any loose debris to be scraped/brushed off first. 

I'd have though that this would 99% sort the issue. Of, and keep the garage well ventilated at all times.  

 

Thanks for the detailed post. I have reached out to a couple of "damp" and "roof specialists" but the answers the have given don't fill me with confidence. It's almost like the narrow gap puts them off. 

I have a semi detached house joined on the other side, this gap is the gap to the neighbour's semi detached house. 

I have absolutely no doubt the problem is the gap being full of rubbish and soil. It doesn't get good sunlight so will stay wetter for longer. 

That barbed wire is utterly pointless and I'll eventually get rid of it. I think the original owners may have put it there to stop animals, maybe? But there are other better ways of course. 

My neighbour is a lovely lady but when I showed her my garage she was so stressed and getting defensive. I think she's be ok with splitting the price 50-50. I do need to figure out who owns what in the paperwork.

You are right, it's mostly penetrating damp. Initially from broken and older smaller guttering pipework.  The gutter problem is sorted now, had much deeper pipe installed with an extra downpipe at the back. But it'll months for the top to dry out. The bottom is definitely rising damp.

My number 1 priority is absolutely getting the rubbish cleared out in the gap and keeping that clear. 

WIAWSNB

Tbh, I don't think this has anything to do with your neighbour, so I personally wouldn't be inclined to ask them to contribute.

Just scrape out the debris for the time being, and see if that improves matters at all. If the original gutter wasn't up to the task of catching the rainfall from your garage roof, then it's no great surprise you had damp coming through further up the wall. 

If you clear away the ground, and fit a gutter that works, then actually very little rain should hit that wall, so 99% of your problem should be resolved. 

When you clear out the gap, see how the ground level compares with that inside. 

You could also make up a couple of simple timber frames to fit snuggly in the back and front gaps, and staple wire mesh to each. Push them into position, and that should prevent the majority of debris getting back in there, and will be easy to remove when further cleaning is required. 

Bear in mind, tho', that this looks as tho' the frames would be positioned on the neighbour's side, so best if you explain and ask if it's ok - make clear it's of mutual benefit. 

(Or, just sneak them in place - highly unlikely she'll be concerned... Easy to remove if she complains.) 

plumb1_2

You can use what’s posted above extended paint roller rob, with a attachment 

or possibly get a gutter cleaning guy who uses a vacuum pole cleaner. 

anonymous12124

WIAWSNB said:

Just scrape out the debris for the time being, and see if that improves matters at all. If the original gutter wasn't up to the task of catching the rainfall from your garage roof, then it's no great surprise you had damp coming through further up the wall. 

If you clear away the ground, and fit a gutter that works, then actually very little rain should hit that wall, so 99% of your problem should be resolved. 

The problem is how do I clear it out? I've spent all morning on the phone and can't find a single contractor who has the ability to. Am I looking for drainage guys? Damp guys? Gutter cleaner?

anonymous12124

I'm now starting to think I order some drain rods and tackle this myself. Maybe a drain rod set with some additional screw on bits but they will be small and probably take a long time.

stuart45

You can use a long piece of roof batten with some long nails in the end. They clean out cavities like that. Makes it easier if you take out a few blocks in places.

Eldi_Dos

anonymous12124 said:

I'm now starting to think I order some drain rods and tackle this myself. Maybe a drain rod set with some additional screw on bits but they will be small and probably take a long time.

Drain rods will be too flexible for to remove most of that debris.