Pointing a terrace house

[cheshireblue12]

I have bought a two up two down terrace. The front was painted and now the bricks within the paint are laden with moisture (bricks quite soft), possible causing damp within the property.
I am thinking of having the bricks repointed (approx 20m2).
Any ideas if this will help mitigate against damp and how much this should cost ?
Cheers.

 

[dishman]

Whatever you do, do not, repeat, do not get tempted to jet wash or sand the bricks to get the paint off nor allow a company to jet wash or sand them (even if they say it will be fine).....you will destroy the outer surface of the bricks.

In fact I remember this post from not to long ago....learn from it..do not let this happen!!!!

http://www.diynot.com/forums/buildi...e-of-bricks-on-front-of-house.385677/#2960202

Same situation as yourself initially.....and what happens when you do the wrong thing....

It is hard just looking at those photos.....

 

[dishman]

forgot to add:

You say it is possibly causing damp within the property;

How is this damp presenting itself? Where is is forming in the property? How often? Why do you think there may be a link between that and the painted exterior wall?

While painting a solid wall constructed house is not recommended and is not "healthy" for the brickwork, there could be a number of more obvious causes for your damp and much easier ways to mitigate it.

 

[cheshireblue12]

forgot to add:

You say it is possibly causing damp within the property;

How is this damp presenting itself? Where is is forming in the property? How often? Why do you think there may be a link between that and the painted exterior wall?

While painting a solid wall constructed house is not recommended and is not "healthy" for the brickwork, there could be a number of more obvious causes for your damp and much easier ways to mitigate it.

Hi
had some damp-coursing done and still a couple of areas of damp patches keep showing through at ground floor and condensation caused mould upstairs.

 

[dishman]

Where on ground floor and upstairs? Specific locations (high up, low down), what rooms, near windows etc....

Why did you get damp course done?

When did you first start noticing damp? Was it worse at specific times of the year?

Are you mid-terrace? So houses to both sides?

 

[cheshireblue12]

Where on ground floor and upstairs? Specific locations (high up, low down), what rooms, near windows etc....

Why did you get damp course done?

When did you first start noticing damp? Was it worse at specific times of the year?

Are you mid-terrace? So houses to both sides?

Gable end terraced.
Damp on wall facing road, in living room approx 0.5m heigh roughly .3m square.
Also damp on wall facing the road in the hall again aprrox 0.5m heigh a few dark patches. Both areas have had damp coursing work done due to reported high moisture content from the wall. (Not really cured the problem.)
Also damp mods done upstairs but this area suffers more from condensation.

 

[Bouba]

If you are end terraced,you are more likely to get cold flank walls,ie side of the house.

Follow some of these and see if you still have damp problems.

1.Open you windows for few hours every other day.
2.Painting bricks does not mean you will get damp.All it means is that you are shortening their life.It can though add to the problems if you already have damp.

3.What damp course are you referring to.Houses should normally have a slate dpc.

4.What is the hieght of your external ground level.Do you have air brick to the front of the house.Is your render at the bottom of the house intact.

 

[dishman]

Out of interest, do you have or do any of the following:

Upvc windows? Do they have trickle vents or a night lock (a bit open but locked)?

Extractor Fans in the bathroom?

Extractor Fan in the Kitchen?

How do you dry your clothes? Radiators? Or vented tumble dryer?

Central Heating? What/how is it set to work?

 

[cheshireblue12]

Out of interest, do you have or do any of the following:

Upvc windows? Do they have trickle vents or a night lock (a bit open but locked)?

Extractor Fans in the bathroom?

Extractor Fan in the Kitchen?

How do you dry your clothes? Radiators? Or vented tumble dryer?

Central Heating? What/how is it set to work?

Yes to double glazing (No trickle vents) but installed condensation vents in both bedrooms.
Vent fan in bathroom and kitchen. (Controlled on light switch)
Central heating has a timed controller.
Not sure about drying it's a rented house. (Suspect drying may be done on radiators) No tumble dryer.

What are your thoughts ?

 

[dishman]

Rental....so you do not live there?

Ahhh

You damp problems may be being cause by the living habits of your tenants.

Your tenants are very likely to be drying clothes on radiators. This is probably the primary cause for your problems. Either point them in the direction of a launderette, or buy a decent vented tumble dryer. If you are a nice landlord , maybe the latter (after all it should benifit your property/investment) but you must ensure they use it.

In addition, fans that activate with light switches are not the best. It is always best to go for extractor fans with humidistats. These stay on until enough moisture in the air has been extracted.

Unless the fans have a good light overrun (stay on for a while after the light has been turned off), the chances are, the fan doesn't go on during daytime showers, and may go off quickly when someone has finished in there.

An average household can produce 15 litres of water vapour. If you have upvc windows and not enough ventilation much of this water vapour can end up on cold surfaces (exterior walls) as condensation as it is trapped in the house.

I wrote a rather long winded explanation about condensation and why older but updated properties (upvc, insulation) can become more prone to it. It may be helpful:

- http://www.diynot.com/forums/windows-doors/tripple-glazing-v-double-glazing.400769/

Also read this:

http://www.bolton.gov.uk/sites/DocumentCentre/Documents/Condensation and Mould.pdf

In fact maybe print it off and give it to them....

 

[cheshireblue12]

Rental....so you do not live there?

Ahhh

You damp problems may be being cause by the living habits of your tenants.

Your tenants are very likely to be drying clothes on radiators. This is probably the primary cause for your problems. Either point them in the direction of a launderette, or buy a decent vented tumble dryer. If you are a nice landlord , maybe the latter (after all it should benifit your property/investment) but you must ensure they use it.

In addition, fans that activate with light switches are not the best. It is always best to go for extractor fans with humidistats. These stay on until enough moisture in the air has been extracted.

Unless the fans have a good light overrun (stay on for a while after the light has been turned off), the chances are, the fan doesn't go on during daytime showers, and may go off quickly when someone has finished in there.

An average household can produce 15 litres of water vapour. If you have upvc windows and not enough ventilation much of this water vapour can end up on cold surfaces (exterior walls) as condensation as it is trapped in the house.

I wrote a rather long winded explanation about condensation and why older but updated properties (upvc, insulation) can become more prone to it. It may be helpful:

- http://www.diynot.com/forums/windows-doors/tripple-glazing-v-double-glazing.400769/

Also read this:

http://www.bolton.gov.uk/sites/DocumentCentre/Documents/Condensation and Mould.pdf

In fact maybe print it off and give it to them....

Thanks for the explanation I did think of providing a condensing dryer but space in the kitchen is a bit limited, and like you said they still have to use it after you provide it.
I will pass on your article.
My gut feel is that most of the issues we have are man made I guess you would agree.

 

[dishman]

It is very likely to be "man made" caused by living habits, especially in rented properties. But there could always be another cause.

However, I always say, look at the things you can change yourself (by changing your habits) which are usually free solutions before considering more expensive costly solutions.

One you have fully eliminated the free solutions, then you can consider alternatives.

You have already found this yourself by getting a damp proof course re-injected. By your own admission this did not work.

Educate your tenants. Try to get a vented dryer as condensers (in my experience) do not always seem to fully prevent water vapour from escaping. Whenever I have used one, I notice it getting a bit more humid in the room. Although it is better than nothing! Consider the humidistat fan, and make sure they are powerful enough, those things can make a big difference too!

 

[cheshireblue12]

If you are end terraced,you are more likely to get cold flank walls,ie side of the house.

Follow some of these and see if you still have damp problems.

1.Open you windows for few hours every other day.
2.Painting bricks does not mean you will get damp.All it means is that you are shortening their life.It can though add to the problems if you already have damp.

3.What damp course are you referring to.Houses should normally have a slate dpc.

4.What is the hieght of your external ground level.Do you have air brick to the front of the house.Is your render at the bottom of the house intact.

Some of the brickwork beneath the painted front of the house feels quite soft and very red.
I appear to have a number of damp areas approx 1m above the ground ,even though a new dampcourse has been injected into this area .
Any thoughts

 

[Bouba]

who advised for damp proofing.Did you check the cavity before injecting.Any chance of picture of front of your house.I have a similar house and had a full survey done.I have gathered a lot of knowledge through these forums and was able to sort my damp problems.

 

[cheshireblue12]

who advised for damp proofing.Did you check the cavity before injecting.Any chance of picture of front of your house.I have a similar house and had a full survey done.I have gathered a lot of knowledge through these forums and was able to sort my damp problems.

Will get a picture tomororw. (Damp proof "expert" recpmmended this cause of action.)
Walls have no cavity they are solid.