Question about existing damp-proof course condition.

[LarryN]

Hi there,

I've been in my 1900's terraced house for over 10 years and when i moved in there was damp coursing in the front of the house.

I'm sure it's a gradual thing, but recently I've noticed that there are obvious lines (damp?) along the brickwork above and around the damp-course plugs.

Also some of the bricks appear to be in not too-great a shape and sometimes the front step (pictured on the left in the first photo) appears to be wet, despite it being undercover.

I know very little about damp coursing and am loathed to get an "expert" to look at this unless I need to.

If someone with a little more knowledge than me could have a look at the pics and see whether you think I need to get the damp proofing looked at, or whether this is normal.

Thanks.

 

[Nige F]

Not damp but the damp proofing chemical staining the bricks as to the bricks spalling slightly - I personally wouldn`t worry - it`s taken near 100 years to get that far Avoid any damp experts like the plague - Plenty of proper experts here ( I`m not one ) and it`s free

 

[LarryN]

Thanks Nige. Yeah I'd prefer not to ask someone who's job it is to sell me solutions.

So you think this just looks like staining from the damp proofing chemicals? This would make sense as it follows the plugs around the wall.

Although I'm slightly concerned about the bricks feeling damp, I haven't spent the last 10 years feeling the bricks, so it's only been recently that I've checked. This means I have no idea whether it's any worse than when I moved in.

Any other experts got 5 mins to have a look for me?

Many thanks again.

 

[wavetrain]

The title of this thread is 'Question about existing damp-proof course condition'

Then you wrote 'damp coursing', do you mean damp proof course aka DPC? I cannot see a DPC. Can you point to the DPC on your photos? What is the DPC made of?

Which bricks feel damp? The ones above the holes or below? Or do all bricks feel damp, even 1 metre above ground?

Do you have damp inside at skirting level?

 

[LarryN]

Thanks wavetrain.

Apologies for my lack of expertise on the issue, and understanding of the terminology.

There's no obvious DPC as in an obvious barrier and from what I've read you wouldn't expect a 100 year old house to have one. What there is are the plugs (clearly visible) from where a Damp Proof Course(?) has been injected?

The darkening follows these plugs round, so it may be that the darkening is staining from the chemicals as Nige F suggested.

I've checked the bricks and although the bricks below the plugs feel very slightly "greasy" and a bit colder, there's no wetness when I take my hand away.

I've checked inside the cupboards in the house behind the wall and there's some signs of staining on the paint from possible damp, it's not currently damp and hasn't been painted or cleaned in 10 years, so could be from anytime.

My main concern in that the bricks above the plugs are in considerably better condition than those below where they are showing signs of spalling and if I were to make the effort I could pull the edge of them off easily.

 

[^woody^]

The staining is the chemical.

It's not normal, but is not uncommon - perhaps an inappropriate choice of chemical for the brick or just a natural phenomenon

You wont eliminate this now

The spalling bricks below the injection line is a sign that the chemical is working - the bricks below are staying damp and spalling due to frost, whereas the bricks above a drying out.

Any feeling of damp, grease or coldness is going to be subjective and not an accurate determination of any problem or condition

By all accounts, if you have no damp issues internally then the DPC is working

 

[LarryN]

Thanks woody. I'm not too bothered about the staining, etc and will address the brick spalling if it gets any worse.

General consensus would be not to bother getting a "professional" to check this out if I'm not getting damp issues internally?

Still need to work out why my step gets really wet when it rains when my neighbours identical step doesn't, but I think this is a seperate issue to any "rising damp".

Really, really grateful for the advice.

 

[^woody^]

Your steps seem to be some sort of granite or 'grano' concrete, and as such will be impermeable to water

So the most likely reason for them staying wet after rain is that they are not laid with a slight angle to cause water to run off naturally, but may be either level or have a back-fall towards the house

 

[LarryN]

Thanks again woody. Yeah, it's not going to be water coming up through the step. It's covered over though so not sure where the waters coming from.

It's an entirely seperate issue though, that requires me going out in the rain and working out what's going on rather than harrassing people on the web