Damp on a wall?

[Welderpaul]

I'd be interested in the forum's collective thoughts on the attached photo.
Report of 'damp' by a tenant on a 1890's terrace. This is on an adjoining wall.

 

[Welderpaul]

and here is the quote/scope of works by the 'specialist' provided by the letting agent.

I'd be interested in people's thoughts on the accuracy validity of this?

 

[Onoff]

Has the area been re-plastered maybe with modern materials that can't breathe? How's the property ventilation? Any air bricks covered up etc?

What's going on the other side of the wall?

 

[Onoff]

Double glazed, any trickle vents?

Some landlords fit positive ventilation.

 

[brightspark]

if thats a party wall from next door unless you drill and inject and tank it and there wall is the same and do nothing about it it will come through to yours

 

[More Amps]

That photo looks like the tenants have a sofa sittiing in an alcove - effectively sealing off three sides from any airflow. Combine this with a lack of ventilation, tumble drier, cooking, long showers etc and all the water vapour will condense on the coldest surface. Two possible solutions, increase heating (warm air holds more moisture) or open a window to let moist air out of the property. Tenants won't like either solution due to to higher bills - though with recent weather, opening a window or two should have been an easy option.
How long have the tenants been in there? Have previous tenants complained? How long have you owned the property?

I would say the price is a bit heavy, but probably about average for this type of work from a "specialist/expert". Ask them what guarantee they'll provide, the answer will likely be along the lines of "we offer a 25 year guarantee" which is worthless when you read the small print and find the guarantee only applies to the materials used and doesn't promise to either solve the problem or provide for coming back if the damp persists... (fair enough to a degree as they can't monitor your tennants' lifestyle)

 

[winchman]

Peter Ward is your man
A 1890's terrace shouldn't be tanked etc, it was designed to be well ventilated. As mentioned above people sealing the house to make it air tight nothing can breath, cooker, tumble dryer etc

Heritage Survey | Peter Ward

His background in geochemistry has given him a unique set of skills when applied to understanding the reasons for damp problems in old buildings. He has extensive knowledge of chemistry and the mechanisms by which stone and other building materials deteriorate and oxidise under the influence of...

www.heritage-survey.org

Look him up on Youtube it thought me loads

 

[carbonarc]

Hi Welderpaul. The first paragraph of the "Property Summary" confirms that the problems being experienced suggest it is related to the life style choices of the tenants. These being "condensation", "lack of adequate ventilation" together with " the activities of daily living such as cooking and bathing". Perhaps send them the quotation for repairs and request they adjust their life style to avoid additional costs being incurred and the possibility of damage to the property.

 

[gaz1]

ignore there tests as most is done with a wood moisture tester

 

[Pond frog]

I used to rent out a similar property with the identical problem .
looks a reasonable report to me you have two distinct and separate problems in some ways the lifestyle ventilation problem is the hardest to fix.
That plaster is contaminated with salts and will have to come off, the vapour board may not be the best solution but it may stop the salts coming through and save you from leaving the bare brick exposed for weeks to let the wall to dry out, it may push the problem next door.

 

[gaz1]

yours is better known as salt banding

 

[gaz1]

I'd be interested in the forum's collective thoughts on the attached photo.
Report of 'damp' by a tenant on a 1890's terrace. This is on an adjoining wall.
View attachment 405456

your information is very little paul other than its an adjoining wall

it looks like its between the chimney and wall , i cannot determine if its to the outside wall or the internal wall where a chimney could be

chimneys do leak unless maintained same can be said for the cavity in old propertys if there is no air gap or air bricks have been blocked

if you ever want to try damp try soil filled walls theres no cure

 

[Bobtail4x4]

that looks more like condensation behind a sofa,
it will need re plastering, and ventilation,
I can have a look in real time if you want Paul.

 

[julianf]

Lime plaster would have a way higher probability of actually resolving the situation.

Your issue would be finding someone to do it.

And stopping anyone painting over it with modern paint.

 

[julianf]

I would also suggest that the damp issue seems to run almost exactly to the height of the chair. I would not think that is coincidence.

Chairs are, kind of, triangular on the back.
They will touch the wall at the top and create a void of still air below.

If you insulate a wall, even a lime wall, with a chair, it will limit its ability to release moisture into the atmosphere.

 

[Pond frog]

When I was in your situation my final solution was to hide the problem behind wood panelling , I left gap of several inches between the wall and panel.
I’m not saying this is a good idea in any way but it worked for me until I sold the property

 

[Pigeon_Droppings2]

When I was in your situation my final solution was to hide the problem behind wood panelling , I left gap of several inches between the wall and panel.

I think they sell metal lathes...insulated and boarded might work as it will prevent the air hitting the cold wall....my neighbour did something similar and seems to have worked well....he vented the space behind the insulation.

Other option might be a room heat exchanger...but means drilling the wall. I haven't used one myself but I did looking them a while back...they basically swap out the air in the room while also swapping out the heat so saves money vs opening a window.

 

[Smallfry]

We have this in our cellar, because there is soil on the other side of the wall. I assume the wall is a party wall, and on the other side is living space ?

Most damp is caused by cooking, bathing, and drying laundry. The times people are told this, but they just ignore it.

When this house was built, it would have had solid fuel fireplace/s with a chimney. Great things for ventilation and removing damp. Makes me laugh now with all this hoohah about houses being airtight and insulated. How unhealthy is that ? Let alone the damp problems it will cause through lack of ventilation. It might not show on the walls but the moisture levels will rise, with damp soaking into fabrics, clothes, and carpets.

 

[Welderpaul]

Thanks lads, I will have a read through the comments with a JD