Dampy patch...PLS HLP!

[ripperuk]

hi there, last year i got a full rising-damp course done on the ground floor. My living room seems to now have brown patches coming through at a height of about 1metre. I'm believing that these could be penetrating damp, but my mind is thinking where is this damp coming from, if there is no sign water leaking anywhere above the living room...could it be condensation??? Could the damp course have broken down??

I ripped some wallpaper and the old plaster seems to be a little dampy, cold, but mostly sticky.

I am very worried as this property has been giving us nothing but headaches.

I attach some photos and hope the experts can tell me what they think:-

Thanks

 

[Nige F]

I`d try the dec. forum and the Master...Zampa I reckon a special foil lining paper ,like my M8 uses when decorating old piles he gets a lot of places like that.......wouldn`t hurt to rip paper off then put a de humidifier in room for a while first....probably some wierd salts in the old plaster........not sure about your moniker/ county tho I wouldn`t let you loose with a Brummie Spanner

 

[JohnD]

Is that an external wall?

Take some pictures of the outside, to include:

The condition of the gutter, downpipe and overflow pipe above

The condition of the bricks and the pointing between them

Any gaps around or above the window frames or other outside features

If there is a bathroom or radiator in the room above, check for leaks in the pipes.

 

[ripperuk]

@ nige F - Its a possibility that the old plaster is no good, but then why would the same signs be where the new plaster was put on when the damp course was done?

@ John D - Yes mate, that is an external wall.

I have checked the radiator upstairs and there are no signs of leaking. I also checked the pressure on boiler to see if water has lost but definately none.

As for the pointing outside, there is about a centimetre of pointing missing, but the general condition of the pointing and stone is good and there are no gaps around the window. I can confirm that no water/damp was present on the outside wall as i checked this first with the heavy rain yesterday. The gutters are aluminium put in only last year and the downpipe is actually going towards a kitchen extension, which definately can't affect it.

Regarding pictures...i will take them tomorrow as my friend has borrowed the camera for a wedding.

I would be very grateful if you could give me any advise. If this is not the damp course broken down, then why are there small damp patches below the window.