Damp and what the correct next steps are?

Damp and what the correct next steps are?

8:34 AM, 7th December 2015, About 8 years ago 39

Text Size

Tenant has just reported damp in many rooms of a small 2 room terraced property. Visited the property 8 weeks ago on an inspection and no issues. damp

Damp in many areas of the house downstairs and upstairs. Wipes off. House full of clutter. Internal doors shut. No air flow. Windows wet in condensation. Damp corse fitted in living room prior to this first tenancy.

We have agreed to 1) Rentokil report 2) exit from tenancy should they wish 3) left information on damp and condensation. No visible signs of exterior issues.

What should the next steps be to ensure an appropriate resolution – we don’t want it to continue as it looks like living conditions could be the major cause?

Many thanks

Simon


Share This Article


Comments

Joe Bloggs

10:31 AM, 12th December 2015, About 8 years ago

'The only way of managing the problem is by ensuring moisture is expelled to the exterior.'

VENTILATION IS IMPORTANT BUT NOT THE SOLE WAY OF MANAGING CONDENSATION. THE OTHER FACTORS ARE:
- ADEQUATE HEATING
- REDUCTION OF MOISTURE SOURCES
- INSULATION
AND CONDENSING TUMBLE DRYERS ARE BETTER IMO.

Renovate To let

10:48 AM, 12th December 2015, About 8 years ago

Reply to the comment left by "Joe Bloggs" at "12/12/2015 - 10:31":

Joe, shouting in capitals really isn't needed.

The reason I concentrate on building "effortless" ventilation into my properties is that you cannot enforce 1,2 or 4 in your shout list and the water vapour produced by living has to get out of the building somehow, regardless of heating or insulation levels.

Designing the property for living is less painful than trying to influence (as you can't enforce other than evict) how your tenant lives day to day.

Sam Addison

10:48 AM, 12th December 2015, About 8 years ago

Reply to the comment left by "Robert Desbruslais" at "12/12/2015 - 09:47":

It may be better to purchase a condensing tumble drier which will warm the property without the added humidity.

Joe Bloggs

10:55 AM, 12th December 2015, About 8 years ago

Reply to the comment left by "Renovate To let" at "12/12/2015 - 10:48":

NOT shouting. upper case obviously differentiates the quote from my comment. and if i want to use upper case thats my decision!
you CAN control the other factors, eg LL can upgrade insulation and warn tenants about heating and moisture sources.

Renovate To let

11:03 AM, 12th December 2015, About 8 years ago

Reply to the comment left by "Joe Bloggs" at "12/12/2015 - 10:55":

Warn - yes. Enforce - no.

And you still need the water vapour to leave the house by some means, regardless of insulation and warmth.

Renovate To let

11:05 AM, 12th December 2015, About 8 years ago

Reply to the comment left by "Renovate To let" at "12/12/2015 - 11:03":

I have been trialling the dual speed extractor in my HMOs - they run all the time very slowly and inaudibly then speed up if the relative humidity rises above the preset level. They are very good and keep the ensuite rooms fresh rather than "fruity"..

Kevin Kilkenny

11:20 AM, 12th December 2015, About 8 years ago

I've a granite walled house and having the same problem. Done my research. Problem I have is gypsum plaster stopping the moisture exiting through the naturally porous granite. My quick fix solution is to install a spacer into double glazed unit so window can only lock in the 'ajar' position. Monitoring this at the moment. If it needs more help then I am hacking off the plaster underneath the window where this mould occurs (Thinnest part of the wall). Repoint with lime mortar and leaving as a feature. If it doesn't look good then I'll plaster with a lime based plaster and a breathable paint which is compatible with old style plaster. Lime wash was the old breathable solution.

If this doesn't work, I'll fit a ventilator. Some would argue for a ventilator straight away and it may be the best solution in new houses. Old houses need old solutions. These problems were solved years ago, but new materials and building practices have blinded us.

Robert Desbruslais

11:36 AM, 12th December 2015, About 8 years ago

Reply to the comment left by "Joe Bloggs" at "09/12/2015 - 09:34":

This is incorrect. The higher the temperature the more moisture can be held in the air and the greater propensity for condensation when the air hits a cold surface. Moisture must be extracted. The ideal is a combination of insulation and ventilation. This creates comfortable conditions without excessive fuel bills.

Joe Bloggs

12:37 PM, 12th December 2015, About 8 years ago

I THOUGHT SOMEONE WOULD DISAGREE BUT HOW DISAPPOINTING ITS A CBS.
'The higher the temperature the more moisture can be held in the air...'
CORRECT
'and the greater propensity for condensation...'
NO. TAKE A STEAMING KETTLE. THE STEAM WILL BE IN THE AIR REGARDLESS OF AIR TEMP. HOWEVER IF IT IS COLD THE STEAM WILL CONDENSE ON A COLD SURFACE. CONVERSELY IF THE PROPERTY IS HEATED THE STEAM WILL BE HELD IN THE AIR LONGER, THERE WILL BE LESS COLD SURFACES (I.E. BELOW DEW POINT) BECAUSE THESE SURFACES ARE HEATED UP (BY THE HEATING) AND BECAUSE THE MOISTURE IS HELD IN THE AIR (RATHER THAN ON THE COLD SURFACES) VENTILATION IS EFFECTIVE IN EXPELLING THE MOISTURE LAIDEN AIR.
'Moisture must be extracted...'
YES, OR ALLOWED TO MIGRATE TO THE EXTERIOR AND AS EXPLAINED ABOVE THIS IS EASIER TO ACHIEVE WITH HEAT; FOR CONDENSATE TO BE REMOVED IT FIRST HAS TO BECOME AIRBORNE WHEREAS IF ITS IN THE AIR ALREADY THE REMOVAL IS OBVIOUSLY MORE DIRECT.
'The ideal is a combination of insulation and ventilation. This creates comfortable conditions without excessive fuel bills.'
AND ADEQUATE HEATING FOR THE REASONS SET OUT ABOVE.

Robert Desbruslais

12:57 PM, 12th December 2015, About 8 years ago

We will have to agree to disagree Joe. In 25 years of surveying I have learned there is no substitute for a good balance of heat and ventilation. Furthermore, tenants do not all want to maintain a high temperature in the home. Over the years tenants have been blamed for creating condensation problems. However, they are warey of high heating bills. By installing appropriate insulation, landlords can encourage the tenant to maintain ventilation without risking wasted heat loss and higher heating bills. A humidistat with a heat exchanger will also be effective. Simply turning the heating up without maintaining ventilation is a recipe for condensation.

Leave Comments

In order to post comments you will need to Sign In or Sign Up for a FREE Membership

or

Don't have an account? Sign Up

Landlord Tax Planning Book Now