Damp problem ??

[kevin_robson]

We seem to have a small damp patch that has appeared recently. I'm not sure how long it has been there as we normally have this corner of the room covered by an armchair, and prior to plastering it was wallpapered. Paste the following links into a web browser for photos.

http://kjpublic.dynalias.com/damp1.jpg
http://kjpublic.dynalias.com/damp2.jpg
http://kjpublic.dynalias.com/damp3.jpg
http://kjpublic.dynalias.com/damp4.jpg

The wall on the right is a non-cavity outside wall. The wall on the left is an interior wall. We had this room plastered in Feburary of this year, but have not painted it yet. Whether it was damp before the plastering I dont know.

Can anyone see what type of damp this is and what would be needed to rectify it. The neighbour's garage is very close to the outer wall (18"") but all guttering seems to be OK. The ground outside also doesn't seem to be raised at all.

The floor is solid concrete with parquet flooring from 1950s if that helps any.

Is it likely to be a long standing problem, or something caused by the plastering?

Any help or advice would be greatly appreciated - from what I have read so far damp problems seem to be somewhat of a minefield.

Thanks in advance

 

[jeds]

My guess is that it has been there a long time and has been shown up by the new plaster. If that is standard gypsum plaster on the wall (which is what it looks like) unfortunately that isn't ideal for solid wall construction. A lime mortar or a renovation plaster would have been much better. (I wouldn't mind betting it was lime mortar that was there before?)

I would have said to check the external ground floor level but I note you have already done that. Just to eliminate it completely, how far below internal floor level is the external ground level at that point?

If it were mine I would hack off about 750mm of plaster and do it again with lime mortar.

 

[Jbonding2]

I agree with jeds, Id say that problems alway been there and youve reskimed and its shown up. By the looks of the photo you left the skirting on and reskimmed. take the skitting off and id bet the plaster goes to the ground. hack off an inch from the floor and see if it dries out

 

[JohnD]

Don't mention R*S*NG D**P

 

[Jbonding2]

Don't mention R*S*NG D**P

 

[kevin_robson]

Thanks,
When I said replastering it was actually only skimmed, so the original plaster would have been left behind. Not sure if this is relevent.
You are also correct in assuming it was plastered with the skirting boards in place.

The plaster was from B and Q and was a combination of orange and purple bags if that helps any.

Although I shouldn't mention it, is this classed as rising damp then? Is it likely to get worse?

If so can anyone explain where the damp is coming from i.e. from the floor, through the outside wall, up the outside wall from the ground, up the plaster from the ground?

Finally, should I get the plasterer back to discuss with him, or is it not really a problem with his work?

Sorry, I know its just photos but I'm trying to do as much reserach as possible so I dont get ripped off.

 

[JohnD]

You say it is a solid wall, the picture suggests it is coming in from the bottom of the wall. You say there does not appear to be a source of water such as dripping gutter, and the ground outside is not heaped up, can you see a DPC and how far above the ground is it? Is there any sign of damage to it or bridging? Including a garden wall or gatepost? Or of a big dog peeing against the wall regularly

If it is a 1950's house I am surprised that the wall is solid not cavity; are you sure?

Have a look behind the skirting to see if the bricks are exposed. If they are plastered hack it off.

What is that small interior wall made of? Could there be any plumbing going up there, or, if it is hollow, water dripping down inside it?

Have a look for pipes such as central heating or water mains that may be under the floor. Old steel pipes will eventually rust through and pinhole. Any pipe can have a bad joint. See if you can get some of the parquet up and see if the concrete subfloor is wet.

Is there any water in the room above, such as a bathroom that might have e.g. a dripping overflow?

Go out there on a rainy day with an umbrella and a torch.

 

[Static]

Check the level of the ground on the other side of the solid wall, make sure its about 150mm below the floor level.

 

[Nige F]

1950`s house with lime plaster?.........we were still using wattle+daub then

 

[JohnD]

It looks very local.. if it isn't a dripping overflow, I'm beginning to think particularly of a pinholed water pipe. Is it close to the kitchen?

 

[kevin_robson]

Firstly, thanks to all who have replied. There has been some very helpful info pasted. I will try to answer some of your questions with a bit of help from a few more photos.

I will definitely have a look behind the skirting and see where the plaster goes to.

The wall has a neighbouring garage very close to it.

http://kjpublic.dynalias.com/damp16.jpg
http://kjpublic.dynalias.com/damp17.jpg

The wall is deffo solid without a cavity. The damp is against the outer wall in the middle between the two chimneys, and has spread slightly to the edge of the dividing interior wall.

There is a fair bit or rubbish left from the neighbours extension, but it seems to be below the level of the dark coloured bricks from what I can see - it is a bit tricky to get in to see.

http://kjpublic.dynalias.com/damp13.jpg
http://kjpublic.dynalias.com/damp6.jpg

The guttering all looks OK from what I can see but will check more when it is raining.

As for the floor, at the rear of the property the surface of the parquet flooring seems to be in approx the middle of the two black bricks. The lower of these two bricks is behind the pipe in these pics though you cant see it too clearly on the pics.

http://kjpublic.dynalias.com/damp21.jpg
http://kjpublic.dynalias.com/damp20.jpg
http://kjpublic.dynalias.com/damp18.jpg
http://kjpublic.dynalias.com/damp19.jpg

I cant see how there can be any running water in there. All the heating stuff is in the middle of the house. Kitchen and bathroom at other side.

Just in case you aren't thouroughly bored of my pics, here is the rest in case there is anything useful!

http://kjpublic.dynalias.com/damp5.jpg
http://kjpublic.dynalias.com/damp7.jpg
http://kjpublic.dynalias.com/damp8.jpg
http://kjpublic.dynalias.com/damp9.jpg
http://kjpublic.dynalias.com/damp10.jpg
http://kjpublic.dynalias.com/damp11.jpg
http://kjpublic.dynalias.com/damp12.jpg
http://kjpublic.dynalias.com/damp14.jpg
http://kjpublic.dynalias.com/damp15.jpg

Over to you guys.........
Any help or advice would be greatly appreciated.

 

[kevin_robson]

One last thing. Looking to either side of where the fireplace was I can still see the old plaster below/behind where it was skimmed. I'm assuming that this may mean the plaster goes right down to the floor behind the skirting??

http://kjpublic.dynalias.com/damp22.jpg
http://kjpublic.dynalias.com/damp23.jpg
http://kjpublic.dynalias.com/damp24.jpg

Any comments?

 

[JohnD]

I had a look at the brickwork in your external pics, and it looks like all stretchers to me. How did you find out it was solid not cavity?

 

[Nige F]

You`re dead right ,John........1950`s Phorpres London Brick flettons .I reckon.....neat job on the bays with all headers..............must be cavity with a snot on a walltie ........Y`know I reckon thats a Home Counties New Town house

 

[kevin_robson]

Decided to see what was behind skirting for once and for all. Was wrong about the plaster going behind it unfortunately,

Pics of course

http://kjpublic.dynalias.com/damp25.jpg
http://kjpublic.dynalias.com/damp26.jpg
http://kjpublic.dynalias.com/damp27.jpg
http://kjpublic.dynalias.com/damp28.jpg

The darker coloured brick is the most damp to touch.

As for the above comments I wont pretend to know what you are on about, but the survey said it was solid walls no cavity. The house is in the East Midlands 1954 build.

Thanks