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A little bit more digging and exposing has revealed this. Really dark/black mortar and wet bricks. No pipes as yet, tiled bath panel now off and no leaks under the bath from above.. All looks ok there... think I can see signs of an injection damp course and a lot of slurry on? 2 inch thick in...

Thanks for this. Yes, I see what you're saying about their experience and point of view. I think a little bit more peeling back on our behalf is the way to go, as you say, expose anything and then can go from there. Thank you.

Oh, and no water meter... Missed that one

The alcove above the toilet is the external wall 'over looking' the patio area. All pipe work in the utility is behind plasterboard boxing in behind the toilet and sink, but I guess pipes could be buried in that wall showing damp, from the bathroom above. The plaster on the damp wall...

I dont think so, well not to my knowledge. Nothing on any plans I've seen or have.

I've cut an access panel in to the boxing in to check the internal soil pipe behind that wall and it's not wet, next check would be the bathroom above. Unfortunately, it's beautifully tiled and 'cleverly' fully boxed in so I'd have to do a lot of damage to explore that. Hence my hope in it being...

Floor plan may help give a better idea, just found this on Rightmove. Orange circle is damp wall

Pictures before and after I scraped it back a bit. Removed some plaster and along the skirting there is pink foam material behind the wall. Maybe insulated plasterboard!? This is an internal wall where the damp is showing. It may not have been injected when the chemical damp course was done...

I did, 3 quotes, good website, yell reviews, my builder reviews... But an awkward hang out my top bedroom window to look how clean the gutters were and seen this. All looks great from the ground. Laziness!? Rushed job? Apprentice!? reluctant to call them back, might get someone else to do the...

It's a shame, it's a really pretty Victorian semi and I want to do my best to look after it as it's new owner. I'll get there, just unpick the botched jobs one at time.

Great advice and makes perfect sense, even to a novice like me. Thank you. Definitely rather solve the problem than skirt around it for a few more years. Thanks for your time. I really appreciate it.

Yes, this is what I want to avoid. I want to solve and not mask.

I think it is solid floors, (?) laminate throughout and not lifted anything up yet to inspect. No sign of air bricks at the back of the house at all, some at the front but not sure if they are for the walls rather than the floors (photo) no access to the side of the property due to neighbours...

Thanks both so much for taking a look. I've rang so many people to come out and just keep getting silly tanking quotes and no shows.

Yes, I guess so. I see what you mean so more likely the teaspoon/thumb mortar job...

:LOL: You're right about the teaspoon. Looks like a child slopped it on. So would you recommend getting a general builder to lower the ground level and repoint in lime mortar and a drain specialist to check for broken or damaged drains in terms of the gully? In terms of who to approach. Only...

Ha, ok.. so it's definitely not right with the responses so far. Why can't getting someone to do a job be easy, ay!? :( Thanks guys.

Having problems with damp on one wall of our Victorian semi. Chemical injection carried out in 2013 by Peter Cox still under guarantee. Only moved in 6 months ago and been quoted silly money for tanking the whole of the downstairs by a damp specialist. Could the patio be a potential issue, I...

Had a new roof done and I'm a little concerned as to the standard of finish. Is this normal!? New home owner and first time employing a roofer, so Im not sure what it should look like, flashing and pointing wise.