Advice on Damp problems – are these damp specialists trying to make a quick buck?

This article aims to help homeowners identify the specific type of damp affecting their property to ensure effective and cost-efficient treatment. The three most prevalent types of damp in residential properties are rising damp, penetrating damp, and condensation, each requiring distinct remedial approaches. Understanding the nature of the damp is crucial before undertaking repairs, as costs can escalate significantly with worsening conditions. While often appearing together, damp and mould are not synonymous; damp refers to accumulated moisture within a building's structure, whereas mould is a fungus that thrives in such moist environments. Damp can exist without mould, and vice versa. Condensation is identified as the most common form of damp, arising when warm, moist air cools and condenses on cooler surfaces like walls and windows. This issue is particularly common in moisture-generating areas such as kitchens and bathrooms and tends to be more prevalent in winter when external temperatures are lower. Factors like central heating cycles (heating and cooling) and insufficient ventilation can exacerbate condensation. Older homes, originally designed for natural ventilation, can experience increased condensation problems due to modern energy-saving modifications like airtight double glazing and the removal of chimneys. Symptoms of condensation include water droplets on windows or walls, the growth of dark mould, especially around windows, and a characteristic musty odor. Untreated condensation can lead to damage to paint, plaster, and window frames. Solutions involve wiping away moisture, improving ventilation through extractor fans, and using dehumidifiers. Rising damp occurs when ground water permeates upward through walls or floors. This process is normally prevented by a damp-proof course (a waterproof horizontal barrier in walls) and a damp-proof membrane (an impervious sheet under floors), which are standard in newer constructions according to building regulations. Older buildings, particularly those built before 1875, may lack these barriers or have degraded ones, making them susceptible. Poor drainage or ground levels higher than the damp-proof course can also contribute to rising damp. Key indicators include damaged skirting boards and plaster, peeling paint and wallpaper with wet patches, a white powdery substance (soluble salts) on walls, tide marks, and lifting floor coverings. Repairing rising damp can be a slow and costly process. Penetrating damp is characterized by water leaking directly through walls, typically expanding horizontally rather than vertically. This type of damp is usually a result of structural issues, such as faulty gutters, roofing problems, or cracks in exterior walls, allowing water ingress during heavy rainfall. Internal leaks from plumbing fixtures can also be a cause. Older buildings with solid walls are more vulnerable to penetrating damp compared to newer homes with cavity walls that offer better protection. Depending on the root cause, penetrating damp can often be addressed more quickly and less expensively than rising damp. Identifying the source of the leak is the first step towards effective treatment. #HomeMaintenance #Damp #Condensation #RisingDamp #PenetratingDamp #Mould #HomeImprovements #PropertyCare #BuildingRegulations

Damp in a home can pose significant problems if not addressed promptly, potentially leading to costly repairs. This comprehensive guide provides strategies for identifying and treating various types of damp, including rising damp, penetrating damp, and condensation. Early detection is crucial, with common signs including wet patches on walls, peeling wallpaper, flaking plaster, musty odors, rotting wood, and the appearance of mold or mildew. One effective method for managing excess moisture, especially from indoor activities like drying clothes, showering, and cooking, is to use a dehumidifier. These devices actively draw moisture from the air, and choosing between refrigerant and desiccant types depends on specific needs. Proper home ventilation is also highlighted as a simple and often cost-effective solution for condensation, the most common form of damp. Installing extractor fans in bathrooms and kitchens, regularly opening windows, drying clothes outdoors, and incorporating window or air vents can significantly reduce humidity levels. Penetrating damp typically results from structural issues such as faulty guttering, roofing problems, or cracks in external walls, allowing water to seep through. Identifying this type of damp involves looking for discolored interior walls, damp patches, mold, blistered plaster, and wet surfaces. Checking and repairing external gutters and downpipes is a primary step. If bricks have become porous, applying an exterior silicone water-repellent fluid or limewash can reseal walls while allowing them to breathe, though professional advice is recommended for older homes. Addressing rot in timber, which can lead to structural damage, is critical. Wet rot thrives on constant moisture and is characterized by black fungus, soft timber, and a musty smell. Dry rot, more aggressive, requires less moisture, can spread to non-timber materials, and presents as white or orange growths, crumbling timber, and a mushroom-like odor. Suspected rot necessitates specialist intervention. For rising damp, the article explains the importance of a damp-proof course (DPC) and damp-proof membrane (DPM), compulsory in new homes since 1875. If these are absent, damaged, or ineffective, treatment options include injecting damp-proof cream into walls or installing a physical damp-proof course. Repairing or replacing a damp-proof membrane involves applying waterproof emulsion for minor issues or full replacement for extensive damp. Additionally, ensuring external ground levels are at least 15cm below the DPC is vital, as built-up soil can bridge the barrier. Tanking, which involves sealing walls or floors with materials like asphalt or membrane, is a more intensive and costly solution for severe damp. The guide also advises caution with ‘free damp surveys,’ recommending multiple quotes and considering an independent damp specialist for an unbiased assessment. It also discusses guarantees for damp-proofing work and consumer rights if work is deemed unnecessary. Common causes of penetrating damp are further detailed, including air gaps around windows and doors, burst gutters and pipes, porous bricks, and issues with cavity walls, such as debris accumulation or defective cavity trays. Rarely, poorly installed cavity wall insulation in areas with severe wind-driven rain can also contribute. Finally, preventative measures include ensuring clothes and linen are fully dry before storage, ventilating storage areas, and using natural remedies like boiling lemons to combat musty odors. In cases of severe storm damage, the article emphasizes contacting emergency services, insurance companies, and specialists, and advises on safety precautions when cleaning up flood-affected areas. #DampProofing #HomeMaintenance #MoistureControl #RisingDamp #PenetratingDamp #Condensation #PropertyCare #HomeImprovements #MoldPrevention

The article addresses a common concern for property investors: the necessity and value of specialized damp surveys after an initial Homebuyers survey identifies dampness. A prospective property buyer, Tom, recounts a Homebuyers survey that detected damp at the rear of a building, specifically in the ground floor WC, suggesting a faulty or non-existent damp proof course (DPC). Despite believing it to be rising damp and not condensation, Tom questions whether a further, more detailed damp specialist survey is truly essential given its comprehensive scope. The proposed damp specialist survey includes a thorough examination of chimney stacks, external elevations (pointing, brickwork, render), external ground levels relative to internal floor levels, and internal rooms. For each internal room, it involves moisture content and relative damp assessments, salt analysis to determine moisture origin, thermal imaging to ascertain damp extent and source points, and checks for pipe leakage. The specialist promises to identify causes, extent, and recommend rectification works. Responses from other experienced individuals challenge the immediate need for such a specialized survey. Neil Patterson, a member since 2011, raises the point of whether the property is being purchased with a mortgage, as lenders might mandate a damp report. Steven Way, a surveyor, criticizes the limitations of HomeBuyers Reports, stating they often provide insufficient detail and lead to requests for additional surveys. He argues that many aspects of the proposed damp specialist survey, such as checking external conditions and using thermal imaging, should ideally be covered in a comprehensive building survey. Steven Way also highlights that WCs are prone to condensation and surface dampness from cleaning. He suggests that some dampness in older properties is inevitable and not always detrimental, especially in ancillary spaces like WCs. He proposes evaluating damp issues based on three criteria: impact on structural integrity and performance, visual appearance, and health risks. If none of these are significantly affected, remedial work might be unnecessary. Chris Clare further supports this perspective, noting that in 20 years of surveying, he rarely encountered genuine rising damp, attributing most cases to issues like high external floor levels, poor rainwater drainage, or objects bridging the damp course. He explains that DPCs prevent water from both rising and draining downwards, meaning external water ingress can be trapped, mimicking rising damp. He also emphasizes that cold, unheated toilets often collect and condense moisture from the rest of the house, which can be mistaken for other forms of damp. Chris recommends moving into the house and ensuring it is adequately heated before commissioning further surveys, as damp specialists are inherently incentivized to recommend works. #DampSurvey #PropertyInvestment #HomebuyersReport #RisingDamp #PropertyMaintenance #LandlordAdvice #BuildingSurvey #Condensation #PropertyInspection

This article provides an in-depth guide to understanding the costs associated with repairing various types of damp issues in a home, offering insights into typical damp treatment and damp proofing expenses. It emphasizes the importance of accurate diagnosis and encourages homeowners to be informed to avoid unnecessary costs. The content is based on data compiled in collaboration with the Royal Institution of Chartered Surveyors (RICS), leveraging their Building Cost Information Service (BCIS) database, which includes labor, materials, preliminary work, contractor overheads, profit, and VAT, all benchmarked against national averages and current wage agreements. The information is current as of November 2023. The guide breaks down potential damp problems into several categories, detailing the recommended solutions and estimated costs for different house types (terraced, semi-detached, detached) or specific areas (one wall, whole house, by square meter, or room size). For instance, if an existing damp-proof course (DPC) is below ground level, solutions include excavating soil only or excavating and laying a new gravel path, concrete paving slabs, or a 10cm-thick concrete path, with costs varying significantly based on the scope of work. When walls are damp at a low level due to a damaged or non-existent DPC, solutions involve injecting silicone damp-proofing or inserting a new damp-proof course, which entails cutting out brickwork, inserting bitumen-coated hessian, and making good the brickwork. Cavity wall damp penetration issues can be resolved by clearing blocked cavities, a process that can be done from the outside by removing and replacing bricks. For damp penetrating walls at different heights, around windows and doors, or at ceiling height, inserting a cavity tray or a new damp-proof barrier/course is suggested. The article specifies options like polypropylene cavity trays and, for stepped trays, a combination of polypropylene and lead, differentiating costs based on whether scaffolding is required for high-level work. If exterior surfaces are damaged, leading to damp penetration, applying waterproof paint to brickwork, concrete, or rendered surfaces is presented as a solution, with costs depending on the area to be covered and height. Internal wall dampness often requires 'tanking'—sealing walls with damp-proofing material like asphalt or bitumen-coated polyethylene membrane. This process involves removing old plaster, clearing brickwork joints, applying sealing coats, rendering the walls, and reinstating skirting boards. Similarly, damp floors are treated by 'tanking' with bitumen-coated polyethylene membrane or mastic asphalt, necessitating the removal of flooring, screed, and skirting before reinstallation. For kitchen or bathroom damp, installing an extractor fan in an external wall is a practical solution, covering the cost of forming a hole through the cavity wall or window glass. The article also includes a jargon buster for common damp treatment terms, such as DPC, DPM, silicone damp-proof barrier, cavity tray, and tanking, explaining their functions. Crucially, the article advises against paying for unnecessary damp treatment by emphasizing that not all damp issues require expensive professional intervention. Simple measures like improving ventilation, not drying clothes indoors, clearing gutters, or fixing loose tiles can resolve common problems like condensation damp and some types of penetrating damp. It notes that rising damp, while potentially expensive to fix, is one of the least common types. Homeowners are encouraged to monitor damp problems and try inexpensive solutions first. If professional help is deemed necessary, the article recommends obtaining multiple quotes and considering an independent damp specialist's advice to ensure the proposed treatment is genuinely required and cost-effective. It also directs readers to Which? Trusted Traders for reliable professionals. #DampProofingCosts #HomeMaintenance #DampTreatment #PropertyRepair #RICSData #BuildingCosts #HomeImprovements #MoistureControl