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Semi-Detached Garage Leaking - help!!

Discussion in 'Building' started by keithbucknall77, 28 Dec 2013.

  1. keithbucknall77

    keithbucknall77

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    Hi all,

    Hope you all had a great Xmas, over the last 9 months but especially after all this rain my garage is leaking from the single course party wall between mine and the (grumpy) neighbours garage.

    I had thought I stopped this by putting wickes liquid Damp proof course down, but the leak is coming through from what I can see under the damp proof course (it is a single concrete slab, DPC and then single course brick).

    Now I have cleared the garage it appears to be coming through the bottom of the whole party wall, front to back which would indicate roofing issues maybe? Running down the side of the wall?

    What are my options I have mentioned this to him before and will be writing a letter to explain but is there a way of stopping this or draining it off some how.

    Thanks and any help would be appreciated it?

    Thanks and happy new year.

    Keith
     
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  3. KenGMac

    KenGMac

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    Keith, compliments of this season.

    must admit I am a wee bit confused? [having difficulty with turkey feathers] - stopping them growing that is?

    Is this water entering your garage at floor level? and if so I assume hat is where you applied the Damp proof Liquid?

    If there are no indications of rain water entering via your roof and running down the wall on your side of the Party Wall then it is safe to assume that [if indeed there is a roofing problem] your neighbours roof may be leaking at or close to the party wall?

    As an aside how old are the roofs? again I assume felted, these types of roof are goods for about 9 / 12 Years only then watch out for leaks?

    Can you see any major breaches on the roof surface on either roof? a slate or tile puncturing the roofs? given the wind and rain this can at times speed up [greatly] water ingress?

    Further assumption is that the roofs are timber?

    Sorry about the questions but it may assist to get more info?

    Cheers.

    Ken
     
  4. keithbucknall77

    keithbucknall77

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    Ken,

    Hi there, sorry let me explain in more detail:

    1) Garage is semi detached - think of a double garage seperated by a single course party wall, left side is mine and right side is the neighbour.
    2) My roof is felt (4 years ago I replaced it) his is still the asbestos sheeting, about 0.75ft of his sheet overlaps the party wall into my side - I have just boxed this in.
    3) The water is coming through the bottom of the wall either under the DPC or between the brick and DPC - can't really tell. I have a video if that helps.

    In the summer where I thought it was leaking I put liquid DPC down which covered the first 4 ft of the party wall.

    Now the water is leaking through 3 main areas at the bottom of the wall although all the way (back to front) seems is to damp.

    I cannot see a lot of his roof due to Ivy which I battle with 3 times a year to keep it away from my garage roof and also our fence which seperates the 2 gardens.

    Does this describe it in more detail as I am at a loss of what to do next.

    Thanks

    Keith
     
  5. Alastairreid

    Alastairreid

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    There's not much you can do about this without your neighbour's co-operation..If there is that much water coming through his roof to cause you water ingress at dpc level.
     
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  7. keithbucknall77

    keithbucknall77

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    One idea although extreme if he refuses to play ball was to lay a DPM down up to 1st course and re-lay the floor bringing it up to first level?
     
  8. Alastairreid

    Alastairreid

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    Send him a lawyers letter telling him the neglect to his property is damaging yours.
     
  9. KenGMac

    KenGMac

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    Keith, hi again.

    Possible course of action?

    1/. Have a quite word about the situation, with the Neighbour. Tell him [as your O/Post] that rain water has been entering your garage for some time, your O/Post stated some 9 Months, suggest that you "try" to explain to your Neighbour that your property is suffering damage, and any goods stored within your garage are being "adversely effected by his lack of due care and attention.

    2/. It is very possible that action 1/. above will in effect "bounce off" In that case a "carefully worded" letter explaining the damage caused to date, to the overall fabric and stored possessions in your property have been damaged, Invite your neighbour in the letter to view the "problem" and keep a copy [obviously] of said letter. In this letter point out that your roof is 4 Years old. It is important in this letter to point out that the ivy has to be cleared off your roof frequently

    3/. After a period of time [during which it is assumed / that no action will be taken] once again approach your neighbour and enquire as to what his intentions are in the "Immediate future" meaning in the next two weeks or so to remedy the issue.

    4/. If all the above "bounce off" have a word with the Local to you Environmental health, and CAB to see what they have to say. I suggest this route because it is if you will a "free service"

    5/. Other things in the "background" get busy with a Camera, log any damage to the fabric, including wet floors with a date stamped photo, weekly if you can remember, and to stored possessions in your garage. make a list dated as best you can recall about clearing the Ivy off the roof and from your side of the fence. In effect what you need are simply records, records and more records [try Google "street view"?] why? because in my area and a lot of areas I work in the "street view" is at least two years old ! this could assist in proving that the problem has been around for some while. Street view has a sort of a time stamp in the bottom left of the picture.

    Hope this assists?

    Some ideas at least?

    Ken
     
  10. keithbucknall77

    keithbucknall77

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    thanks Ken, I have put some more liquid DPC down and will write the letter this week.

    Thanks

    Keith
     
  11. DIYnot Local

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