Just spalling bricks or DPC to cure damp

[Sarcasticdave78]

Hi

We’ve moved into a detached house built in 1910. The survey had damp meter readings on 30% on the outside of one wall with some spalling and pointing work needed.

Having been here for 3 months we’ve now just moved a few bits of furniture inside and found mould and damp (up to half metre high from the floor) on the walls across two rooms. There's no wetness inside on the solid floor but the rooms always feel cold.

Are the photos just showing a question of replacing the bricks or does the DPC need looking at as well ?

 

[^woody^]

What sort of damp did you find? Condensation damp with associated black mould, or rising damp with brown stains, a defined line between damp and dry wall and white salts?

 

[Sarcasticdave78]

On one wall inside there was black mould, bit of peeling paint. This was behind a shelfing unit. The other wall was over a larger area and idea say more staining, brown. .

 

[Deleted member 292770]

furniture up against walls in old properties is a no no. You should learn how to live in it.
keep beds and furniture away from external walls, keep a dehumidifier running at 60% this time of year , don’t dry clothes on radiators, keep shower times to a minimum.
That’s a good start.

 

[Sarcasticdave78]

Ermm right thanks for the advice..I've lived in an old house before and not had to worry about any of that.

Can anyone actually answer the question?

 

[^woody^]

Can anyone actually answer the question?

If you have condensation mould then the question may well have been answered.

You may well have lived in an old house before, but not this house, in that location, with that very construction and conditions.

Those bricks are not the cause of any damp problem in any case.

 

[Sarcasticdave78]

Cheers woody. I'll investigate a bit more.

But is it worth sorting out the spalling bricks anyway ?

 

[^woody^]

Are the bricks actually spalling? The appearance is poor, but they seem to have their faces. There is a problem with the mortar though.

The problem you have there is that that black render is keeping those bricks damp. Your surveyor should have identified that problem and advised. Putting a damp meter on external walls is just plain idiocy, and not something any surveyor with half a brain would do.

 

[Sarcasticdave78]

Cheers Woody, really appreciate the advice. I'm on the case with a damp specialist visiting on Friday.

 

[^woody^]

Be careful with damp specialists.

As a rule these are salesmen, and you should never rely on a firm that does surveys/reports that recommend products or services that they also happen to sell.

And as soon as anyone puts a damp meter on a wall or floor that is not timber and exclaims "Damp", you should show them the door.

 

[opps]

Ermm right thanks for the advice..I've lived in an old house before and not had to worry about any of that.

Can anyone actually answer the question?

Blimey... I appreciate that your name is Sarcastic Dave... but the advice offered by Godwasaplasterer was not incorrect.

As a decorator, I often find signs of mould behind units on external walls in solid wall houses (even upstairs). Any unit against a wall will reduce airflow, airflow that would prevent the condensation in the first place. The more moist air in a house, the more that you are likely to find condensation. For many people, not all, but many, increasing airflow or using a dehumidifier will help.

If you want to find out if the problem is damp or condensation, select some spots on exterior walls, ideally including ones behind furniture. Gut up some squares of bacofoil. tape those to the walls. Wait a week or two... if they are wet/damp on the room facing side but showing no mould underneath, then condensation is an issue. If they are now mouldy underneath, then, yes you have an damp issue.

I am not a "damp specialist" but surely bricks under the DPC are supposed to be wet? That is the point of the DPC- to prevent that moisture rising. I would also add that damp meters are extremely unreliable when dealing with anything other than timber. I gave up on damp meters for checking plaster years a go, once I discovered that bonding and finish plaster over brick work that has previously been damp will always show a high reading, even if it is perfectly dry.

 

[cdbe]

damp specialist

He'll sort it out for you, especially if by some strange coincidence he happens to own a damp treatment company.

 

[Deleted member 292770]

I gave up on damp meters for checking plaster years a go,

totally useless . that’s why ‘damp people’ turn up with one. ££££££££££

 

[tell80]

Pics of the interior damp walls will help?

Remove the bottom render thats been painted with black bitumen paint.
Removing the render will reveal the state of the brickwork & pointing behind the bottom render.
There seems to be the possible remnants of some kind of DPC in the perished mortar bed?

The stones & fabric suggest that remedial measures have been tried in the past - perhaps the ground level has been raised?
Is the interior FFL higher than the outside ground level?

 

[Sarcasticdave78]

OK the photos inside aren't great. We clean off the mould last week but there are still some bit there.
The floor is the same height as the bottom of one level of bricks under the black render if that make sense.

So if I don't want to hire a damp specialist then who? I've asked some builders who don't want to even look at it as they can't guarantee their work if damp comes back.