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  • FIRST POST
    • mutley74
    • By mutley74 11th Feb 18, 12:24 PM
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    mutley74
    damp proofing query
    • #1
    • 11th Feb 18, 12:24 PM
    damp proofing query 11th Feb 18 at 12:24 PM
    Hi i need some urgent advice please. I bought a 1950s semi a few weeks ago and it had some rising damp (identified in survey).

    Got someone to treat the walls 2 weeks ago. Today a plasterer was quoting me other work and noticed lots of rising salts in the newly treated walls and said the skirting boards had not been removed.

    Spoke to the damp proofer today he said salts is common during the drying process to be seen, and he cleaned behind the skirting without wanting to damage it.

    Is it common to see marks from salts in newly treated walls?

    i can put a photo on if anyone can advise how. I had planned to get the rooms decorated soon and need help asap.

    thanks
Page 1
    • FreeBear
    • By FreeBear 11th Feb 18, 6:18 PM
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    FreeBear
    • #2
    • 11th Feb 18, 6:18 PM
    • #2
    • 11th Feb 18, 6:18 PM
    Has the root cause of the damp been fixed ?

    i.e. Was it a leaking pipe/gutter/drain, raised external soil level breaching the damp proof course, or debris in the cavity - If the root of the problem hasn't been sorted out, then you'll be wasting yet more money on waterproof render/plaster.

    Chances are, if there has been damp on the wall, the skirting board will be rotten and should have been removed. Any horse poo outside where the contractor parked his wagon ?
    Her courage will change the world.

    Treasure the moments that you have. Savour them for as long as you can for they will never come back again.
    • mutley74
    • By mutley74 11th Feb 18, 7:33 PM
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    mutley74
    • #3
    • 11th Feb 18, 7:33 PM
    • #3
    • 11th Feb 18, 7:33 PM
    Has the root cause of the damp been fixed ?

    i.e. Was it a leaking pipe/gutter/drain, raised external soil level breaching the damp proof course, or debris in the cavity - If the root of the problem hasn't been sorted out, then you'll be wasting yet more money on waterproof render/plaster.

    Chances are, if there has been damp on the wall, the skirting board will be rotten and should have been removed. Any horse poo outside where the contractor parked his wagon ?
    Originally posted by FreeBear
    Hi
    The builder just treated the walls from inside. Now i wonder if its an airbrick on the corner of a extended height bay window which is just 1 (or 2) bricks high from grade level. One can see tide marks up the new plaster work and salts coming out. I photographed it and sent it to him - his reply "nothing to worry about"!!
    Urm...does tide marks not indicate water movement?
    skirting board does not look rotten, but this builder did not remove it as its stuck behind the laminate flooring. Although it would be good to get it checked/changed.

    Not sure how i can get him to check behind the skirting, as the job was done 2 weeks ago and he has been paid.
    • Doozergirl
    • By Doozergirl 11th Feb 18, 8:31 PM
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    Doozergirl
    • #4
    • 11th Feb 18, 8:31 PM
    • #4
    • 11th Feb 18, 8:31 PM
    Take pictures please. Inside and outside of the affected wall. Let!!!8217;s diagnose the problem rather than arbitrarily treat a symptom.

    Happy to give a full opinion but would like to form a full one first
    Everything that is supposed to be in heaven is already here on earth.
    • mutley74
    • By mutley74 11th Feb 18, 8:51 PM
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    mutley74
    • #5
    • 11th Feb 18, 8:51 PM
    • #5
    • 11th Feb 18, 8:51 PM
    here is a photo of the treated wall (living room)


    kitchen


    this is the back wall of the living room next to the chimney breast (not treated for damp proofing and nothing identified in surveys) but since the wallpaper was stripped last week it looks damp. I had the fan heater over it for 30mins - no difference noticed but it does not feel wet. That wall had been checked by a few damp proofers before and nothing was identified.
    Last edited by mutley74; 11-02-2018 at 8:57 PM.
    • Mr.Generous
    • By Mr.Generous 11th Feb 18, 8:56 PM
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    Mr.Generous
    • #6
    • 11th Feb 18, 8:56 PM
    • #6
    • 11th Feb 18, 8:56 PM
    I don't know how you could do a proper damp injection and then re-plaster without removing the skirting. He should have used portland cement, plastering sand and a damp proof additive AFTER the damp injection. On a solid floor you inject into the lowest mortar joint, wooden floors you inject at the original dpc height. Sometimes the damp is drawn by the skirting, or plaster behind the skirting going onto or even into the floor.
    • mutley74
    • By mutley74 11th Feb 18, 8:58 PM
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    mutley74
    • #7
    • 11th Feb 18, 8:58 PM
    • #7
    • 11th Feb 18, 8:58 PM
    its a solid concrete floor, 1950s house.
    • Doozergirl
    • By Doozergirl 11th Feb 18, 9:01 PM
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    Doozergirl
    • #8
    • 11th Feb 18, 9:01 PM
    • #8
    • 11th Feb 18, 9:01 PM
    Outside of those walls, please!

    I am not sure what he has done either, but it is not a proper damp treatment. That said, most damp treatments are not correct anyway (although they do block whatever is coming through) so I would like to find the cause rather than to just criticise.
    Last edited by Doozergirl; 11-02-2018 at 9:03 PM.
    Everything that is supposed to be in heaven is already here on earth.
    • mutley74
    • By mutley74 11th Feb 18, 9:10 PM
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    mutley74
    • #9
    • 11th Feb 18, 9:10 PM
    • #9
    • 11th Feb 18, 9:10 PM
    Outside of those walls, please!

    I!!!8217;m not sire what he!!!8217;s done either, but it!!!8217;s nit a proper damp treatment. That said, most damp treatments aren!!!8217;t correct anyway, so I would like to find the cause rather than to just criticise.
    Originally posted by Doozergirl
    Will take more tomorrow.
    This is the outside of the front room. On the right hand side there is an air brick just above the sill. I wonder if that is the cause of the damp?


    The damp proofer said he will call tomorrow but i suspect he wont do anything, he has made his easy money from me (500) and doubt he will do anything else to rectify this without further payment (despite being recommended by the estate agent for doing all their rental properties and other clients work).

    my options to fix this
    -pay him more money (if asked) to remove skirting and airbrick?
    - go back to the other specialist via checked and vetted who wanted about the same money to redo all the walls again?

    seriously need this sorting as its going to delay my house move and decorating by weeks
    Last edited by mutley74; 11-02-2018 at 9:12 PM.
    • Doozergirl
    • By Doozergirl 11th Feb 18, 9:50 PM
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    Doozergirl
    Just wait.

    Please take some proper photos in daylight on the house, and the walls in focus. Street view is not going help any of us diagnose a problem.

    Incertainly wouldn!!!8217;t waste any more money with your builder friend.
    Everything that is supposed to be in heaven is already here on earth.
    • mutley74
    • By mutley74 12th Feb 18, 11:46 AM
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    mutley74
    This is the living room photos - inside and out








    concern is one can see tide marks and salting coming through. This was just dcp'd less than 2 weeks ago.
    • Doozergirl
    • By Doozergirl 12th Feb 18, 4:22 PM
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    Doozergirl
    Is that air vent blocked up?!
    Everything that is supposed to be in heaven is already here on earth.
    • mutley74
    • By mutley74 12th Feb 18, 5:41 PM
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    mutley74
    Is that air vent blocked up?!
    Originally posted by Doozergirl
    it does not look it from external view. But coincidentally building control inspector was visiting to provide advice on my next project - he said no need for a air brick.

    I would like to remove the air brick but don't really want to use the same dcp builder - he visited today but assured me nothing to worry about. He does lots of work for a large independent estate agent - and i did contact the EA owner who is an acquaintance for help (who is also a charted surveyor) - awaiting to see if he can visit.
    builder said "no water can get through an airbrick" - that was his words!! But the silicone around the frame is all loose and wet. I will see if i can get that changed.
    Last edited by mutley74; 12-02-2018 at 5:55 PM.
    • Doozergirl
    • By Doozergirl 12th Feb 18, 6:24 PM
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    Doozergirl
    I cannit see how someone damp proofed without taking the skirtings off. There are no tell tale holes on the outside of the house either. Do not invite him back into your house. What exactly did he say that he had done for you? How long did that work take?

    I can see issues outside that should be rectified.

    The pointing is bad - gappy, ugly, not a professional job. It looks like someone!!!8217;s tried to address a problem in the past.
    There appear to be gaps between the brickwork and the window frame that the sealant is not covering.
    You have at least one wire coming into the house - what is that black thing you!!!8217;ve gone quite close up on?
    The driveway comes right up to the wall - it shouldn!!!8217;t. Ground level should be 150mm below the original DPC. Where is that on your wall?
    This air brick - is it a vent for the room? In which case it has clearly been half blocked up and is a prime suspect as it will cause a cold bridge. Or does it turn at 90 degrees and go down to the sub floor? The ground level looks too high for your floor to be suspended.
    Everything that is supposed to be in heaven is already here on earth.
    • mutley74
    • By mutley74 12th Feb 18, 7:04 PM
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    mutley74
    I cannit see how someone damp proofed without taking the skirtings off. There are no tell tale holes on the outside of the house either. Do not invite him back into your house. What exactly did he say that he had done for you? How long did that work take?

    I can see issues outside that should be rectified.

    The pointing is bad - gappy, ugly, not a professional job. It looks like someone!!!8217;s tried to address a problem in the past.
    There appear to be gaps between the brickwork and the window frame that the sealant is not covering.
    You have at least one wire coming into the house - what is that black thing you!!!8217;ve gone quite close up on?
    The driveway comes right up to the wall - it shouldn!!!8217;t. Ground level should be 150mm below the original DPC. Where is that on your wall?
    This air brick - is it a vent for the room? In which case it has clearly been half blocked up and is a prime suspect as it will cause a cold bridge. Or does it turn at 90 degrees and go down to the sub floor? The ground level looks too high for your floor to be suspended.
    Originally posted by Doozergirl
    He took 1 day to do the living room and about 2metres in the kitchen. I agree after a few people have pointed out its not a professional job - hence why i have asked the EA owner for advice.

    No idea what the black thing sticking out of the brick? possibly previous membrane from the last window frame??

    Note this window is full height about 2 bricks higher than the ground - i think it was extended by previous vendors about 20 years ago.

    Floor is not suspended - its solid concrete.

    Air brick does not lead to any vent inside the room.

    Good observation on the poor pointing (even my HB survey did not pick that one!). I will see if I can get someone to do the repointing and re-seal around the frame, and even remove the air brick.
    • Doozergirl
    • By Doozergirl 12th Feb 18, 8:25 PM
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    Doozergirl
    That air brick either needs to go or to be opened up properly on both sides. If you have a solid floor then it might have been needed for a gas fire in the room? It seems to have been blocked on one side and so you effectively have one area of single skin wall which will get very cold and exacerbate any water ingress that occurs.

    There will be salts when it dries out, but not when a proper dpc and rendering is done - BUT you didn!!!8217;t need it anyway, you need to maintain the house properly and solve the causes, not just the symptoms.

    Stop talking to the estate agent. They know nothing about building and managing agents for let properties are the worst of all. They have no interest in anything than collecting money, certainly no interest in their clients!!!8217; very expensively properties and just call up some jack of all trade whi can charge what they like for shoddy work because tenants are like second class citizens.
    Everything that is supposed to be in heaven is already here on earth.
    • mutley74
    • By mutley74 13th Feb 18, 7:31 PM
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    mutley74
    That air brick either needs to go or to be opened up properly on both sides. If you have a solid floor then it might have been needed for a gas fire in the room? It seems to have been blocked on one side and so you effectively have one area of single skin wall which will get very cold and exacerbate any water ingress that occurs.

    There will be salts when it dries out, but not when a proper dpc and rendering is done - BUT you didn!!!8217;t need it anyway, you need to maintain the house properly and solve the causes, not just the symptoms.

    Stop talking to the estate agent. They know nothing about building and managing agents for let properties are the worst of all. They have no interest in anything than collecting money, certainly no interest in their clients!!!8217; very expensively properties and just call up some jack of all trade whi can charge what they like for shoddy work because tenants are like second class citizens.
    Originally posted by Doozergirl
    The bay window must have been extended in height over 10 years ago. The black bit on the photo is where the original frame dcp membrane was (comparing with the neighbours house).
    Airbrick is from original.

    My contact with the EA is a charted surveyor (who is a friend, and i have asked him for a professional opinion, especially as they use the same builder for all their rental and other client work).

    The sealant along the frame is wet and coming away - i will ask someone to reseal around the window.
    • mutley74
    • By mutley74 13th Feb 18, 7:34 PM
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    mutley74
    This is the "dcp" under the sink - i was furious the day i saw the job when they were finishing - why they left a gap. Pure laziness why they did not remove the waste pipe, despite their phoney excuses there was no rising damp in that bit.

    • Doozergirl
    • By Doozergirl 13th Feb 18, 8:06 PM
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    Doozergirl
    How many times do we have to say that it is not a DPC before you listen?

    They have plastered the wall. Maybe put some additive in it, but the job is an utter bodge.

    But what I am saying is also that a DPC is not the right solution either. Fix the maintenance problems which I have listed for you.

    I feel like I am wasting my time a bit here. Have a read of the Heritage House website. Get an idea.
    Everything that is supposed to be in heaven is already here on earth.
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