Damp ceiling

[DIYheadache]

Dear Forum,

Owing to the recent weather, I see this is a common topic at the moment! I have searched the forum but most relate to solid walls.

Details:

1981 first floor flat, brick cavity, concrete floor slabs.

We have what appears to be penetrating damp on the ceiling around the perimeter of the outside SW facing wall.

Untitled

• DIYheadache
• 12 Jan 2014
• 1

I'm not sure how the floors/ceilings are constructed, but have always assumed that the ceilings sit on top of the inner concrete blocks and do not penetrate the cavity. There is evidence there is some sort of damp proof layer or cavity tray at ceiling/floor level from the outside but no weep holes. I am assuming that water is somehow bridging the cavity by one of three ways:

1) The floor spans the cavity.
2) The damp proof layer/cavity trays are faulty, possibly filled with mortar?
3) Water is bridging the cavity over mortar dropped on cavity ties.

The outside wall joins the block next door at roof level:

Untitled

• DIYheadache
• 12 Jan 2014
• 1

I am assuming this is where the water is coming in, but to my eyes the roof and flashing look in good health.

My question: How should I go about having this investigated? What kind of builder/specialist do I need? As I am a leaseholder, and this is a buildings issue, should it be the maintenance company that should be notified first?

Many thanks

Peter

 

[dishman]

First thing, eliminate the things you can easily change/check yourself before going any further and getting surveys/specialists etc.

What is above your flat at that point? Another flat? Have you checked upstairs to see if there is an issue there?

Second (and most important), do you get condensation elsewhere in the flat at all? Has this only appeared during the winter?

Third, have you had a lot of heavy rain in your area recently? Have you checked or can you see the state of the gutter, especially where it terminates against the wall. Is it properly draining or blocked with crap. Is the end cap (the bit meeting the wall) secure or leaking. Is it coping with the rain fall that comes off the roof.

Finally, yes you are correct, if this proves to be damp cause by a damage/defect or poor maintenance in the building structure/material, the Freeholder should be informed and their maintenance crew should inspect make a repair. They should also make repair to any damage cause to your flat. This does depend on what your lease says but this is usually the case.

However, I would check the first points yourself to ensure you can eliminate yourself (or someone else) as the cause.

 

[DIYheadache]

Hi Dishman,

I have been into the flat above, no signs of damp/mould on their wall or ceiling.

We have had heavy rain and strong wind, the wall in question faces the prevailing wind so does get completly soaked. The gutter/drains were replaced about two years ago and there are no visiable signs of overflowing/blockage etc.

The ceiling is physically very damp, showing a clear water mark, this has only shown during the last few weeks of heavy rain and wind (We have lived here 8 years). We do dry our washing indoors but this is placed in one of the bedrooms with a dehumidifier on. Average RH in the flat is 55% ish. We do get condensation on windows when really cold outside and there is slight mould around the window reveal. I'm going to stick some clingfilm across the ceiling to test for condensation, just to be sure.

Many thanks

Peter

 

[dishman]

If you have had driving rain, and this is a penetration issue of some sort, there are a variety of possibilities as to the cause and an inspection of the cavity may have to be made, as well as a close inspection of the exterior wall.....

However, this should be the Freeholders concern....

But...the Freeholder will want to eliminate you as a cause first. If you are drying clothes inside your property, even with a dehumidifier...this will not look good.

The fact that you have not had an issue here in the last 8 years, and if the way you use the house in winter has not changed (i.e you had a tumble dyer last winter, but it broke....so your drying your clothes indoors this winter) then it does go in your favour as being an issue not cause by you.

I would still look to ensure you follow all the guides for mitigating the causes of damp in a house. Use a tumble dryer (or launderette) where possible. Good ventilation in bathroom and kitchen (active vents with humidistats). Good control of heating (not too much on/off... heating and cooling). You say your RH is 55% - if that is the case and an accurate measurement, then it is a good reading.

It should be clear to the Freeholders when they inspect the property that the damp is not created by you. Then you have more ammunition to say to them it is a problem they have to deal with as per the terms in your lease.....

 

[DIYheadache]

We have always dried the clothes inside using the dehumidifier, the lease actually forbids the drying of clothes outside We have the central heating set to 21 during the day and a set-back of 16 at night, although the heating only ever comes on at night if it is below -5 outside.

I'll keep on monitoring the situation, but I think there is a link between the driving rain and the dampness ive seen

Thanks

Peter

 

[dishman]

Thats quite normal in a flat lease. I presume to stop the complex looking an eyesore.

If your happy you are not the cause, then just refer it to the Freeholders and say you have a leak. It is their responsibility....

My point is.....just make sure when/if they inspect the leak you do not have clothes out drying, a bit of mould round the windows etc. as all they may say is...not our problem....

You should not have to pay anything for the repair nor sort it yourself. They will have to make good any damp patch made by the leak too...