At a loss - Damp line on outside brick

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Just wondering if anyone can give me some advice as I'm at a real loss.

I recently purchased a property back in April (new build built back in 2016 but only recently bought by myself) and have been moving in and ordering various furniture.

Back in July (when we had a large downpour) I noticed a large watermark suddnly appear down the side of the back of the propety in one area.

Had a roofer out who fully checked the roof and guttering was advised that the gutter was completely blocked and required realigning. This was unblocked, realigned and extra clips added to guttering. Was advised to wait a few weeks and that the wall should dry out.

Roll on a few weeks and the wall wasn't drying out (was exactly the same) had a builder out and he advised that it could be the electrical socket causing damp due to being drilled through instead of being sealed.

I've had a electricican out and was advised that it was simply drilled straight through without any sealent added. He sealed the hole but did advise he didn't think it would cause the issue.

Roll on a few months and the water mark still hasn't disappeared (it's exactly the same from July) I'm at a total loss on what I should do now.

There doesn't appear to be any damp coming through on the inside, it still smells brand new and there isn't any bubbling on the inside.

Does anyone have any idea on what could be causing this and what sort of tradesmen I require to properly diagnose the issue?

Could the wall simply have a water stain or is it something more serious?

Thanks in advance

(End of July)
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September (today)
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I'd question whether the gutter was ever the problem, and on that basis I'd question whether the "roofer" has had a proper look at the felt further up the roof.

It's certainly not the socket.

First check the roof felt. Especially if the stain gets a lot darker after rain.
If there is insulation, and that got saturated or gets wet in a single place then that could produce an effect like that.

Otherwise I'd suspect a quality issue relating to the cavity, caused by the builders - lack of insulation, cavity bridged or suchlike. In that case, bricks need to come out and the cavity inspected.

Unless the builder is extremely knowledgeable, and trustworthy so as to not tout for work, then instruct a building surveyor to inspect and supervise any opening up of the wall or roof.
 
Thanks for your reply - This is the thing it doesn't seem to get any worse after a downpour nor getting any better.

Forgot to mention when the electricican removed the socket it was also full of water between the seal and the socket.

Would a roofer need to fully remove the tiles to inspect the felt? They are tiles that lock in together apparently so I'm guessing it could be a big job either way?
 
For water to be getting into the cavity from the roof, it must be getting in format least the second or third row up. This could potentially be keeping insulation damp (but thinking about it, this would tend to have white surface salts too) but it's still a possibility.

The tiles come up easily.

Is there an internal wall in that location?
 
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There is yes its the dining room - I've attached a photo I can't see if my eyes are playing with me but I can see a very slight shadow. The wall doesnt feel damp though and can't smell any damp smell

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Have you tried going out there "during" a downpour and not after?
Doing so can often allow you to see where the water is coming from.
 
The water stain looks far to straight sided and regular to me, is it really moisture and not something else? I wonder if the OP has a damp meter and could test the brickwork for moisture. Compare the stained brickwork with the unstained. He could also check his inside plastered wall for dampness, where he suggests he can see a slight shadow.

I would suggest adding some sealant along the top and sides of the electrical outlet - outside edges, without disturbing the socket. Water will be more likely to find a way down the wall surface and into the back of the socket, than water will find a way in through the wall.
 
Cracked tile?

Thanks this looks like a new cracked tile somehow, it wasnt there when I got the roof fully checked a few months back. Will get this reaplced but I don't think this is the issue as it wasnt there before when I got the roof checked after the issue.

Have you tried going out there "during" a downpour and not after?
Doing so can often allow you to see where the water is coming from.

I have and couldn't see any water at all coming down the wall at all.
The water stain looks far to straight sided and regular to me, is it really moisture and not something else? I wonder if the OP has a damp meter and could test the brickwork for moisture. Compare the stained brickwork with the unstained. He could also check his inside plastered wall for dampness, where he suggests he can see a slight shadow.

I would suggest adding some sealant along the top and sides of the electrical outlet - outside edges, without disturbing the socket. Water will be more likely to find a way down the wall surface and into the back of the socket, than water will find a way in through the wall.

Thanks for your reply, the electrician has already done this just in case. I will purchase a damp meter and report back.

Thanks for everyones help so far.
 
Check the roof felt actually goes into the guttering? If a tile/ridge is leaking further up it will run down and go onto the wall if the felt isnt run into the gutter.
Perhaps put some tissue paper at the top of the wall and see if it gets wet?
 
he top of the wall ( above the green lines ) looks to be different from the brick work below.

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Are you aware of any alterations that might have been carried out before you bought it. ? Sometimes overflow pipes from tanks in the loft get cut during alterations and they then can drip onto the tops of the wall and not fall clear of the wall.
 
he top of the wall ( above the green lines ) looks to be different from the brick work below.


Are you aware of any alterations that might have been carried out before you bought it. ? Sometimes overflow pipes from tanks in the loft get cut during alterations and they then can drip onto the tops of the wall and not fall clear of the wall.

Not aware of any, I did turn off the main stop cock for a month to see if this was a possble water leak but no improvement.

The issue I have is that the property came with no NHBC warranty bar an indemnity so I'm kind of on my own here and trying to keeps the costs to a minimum while getting to the root cause.
 
get one of those cheap usb endoscopes off ebay that plug into your phone, drill a small hole in the mortar to the cavity at the top of the damp section (or drill out one of the perpendicular (upright) mortar sections to give you a bit more wiggle room) poke it in there and have a look. They have a light on them so you can see if the cavity has been blocked. The hole can easily be refilled once you've looked in there.
 
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Just an update to this, had a further roofer out today who stripped the tiles off from the roof and it was bone dry (still had cobwebs below felt) wood underneath was also bone dry he replaced the cracked tile but explained this wouldnt be causing the issue due to felt as secondary was dry and would prevent this sort of issue happening. He also confirmed that roof felt was going into gutter.

Purchased a damp meter this shows 14% damp on the opposite wall inside but nothing on the outside?

Builder measured up between the green line posted above and this is the internal floor on the upstairs which lines up exactly, could it be pointing towards a possible pipe somewhere? I've had the water turned off 2 months almost but it hasn't dried up but nor is it getting even slightly better.
 

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