Need more than pictures
Sorry I’m just trying to figure out how to write a post.
Found a lovely property. They allow my autistic dog - great. And it’s ideal. The problem is, in the past 4 weeks I’ve discovered if I run my hand along the brickwork around 2/3 feet up, the paint will just pull off the wall all the way along. It’s damp. I’m physically disabled, the agents know this, I’ve a metal leg and arm, plus am immune suppressed.
I don’t want to move. It’s in an ideal location. And so nice. But no one is taking notice of my emails or telephone calls.
I signed up in August. Moved in mid September. Discover damp in November. I’ve had no response from the agents only that they’ve mentioned it to the landlord. I’m getting worried because I need to sleep near this. Tia
is this ground floor?
Yes, bedroom is ground floor, living area upstairs
Yes. It’s 2nd bedroom where my visitors stay when I need physical help
see the agents again with your pictures. >Do you have landlords address?
Yeah. I’ve sent 3 emails to agents, with pictures and video. Last one last Tuesday.
No response.
Write direct to landlord ?
Done - sent pics as shown here and a recorded video. They sent to landlord over 2 weeks ago. No response. Is this normal to wait this long to hear anything?
Do YOU have the landlords address?
No. Agents won’t release to me.
You can find out who owns the place at Land Registry for a small fee . £3 I think
Thanks I’ll take a look tomorrow and get this sorted because the agents have a bad reputation according to other tenants in area
If all else fails try local housing officer at the local council
Yeah. I’ve checked and can’t find the owners details. Its a local architect.
I’m going to reluctantly ring the council again tomorrow. And set things going for an urgent inspection by environmental health. I hate doing and feel like I’m causing trouble. But I own property and know how to respect it.
Thanks for your encouragement
Just because there is damp does not mean this is either the LL’s fault or for them to fix.
- You don’t say if on an outside wall or internal walls or both, which would help
- In any case a lot of damp issues are caused by people not heating and ventilating properties properly. You need to be opening windows and maybe using a dehumidifier too (looks like issue is not close to a window ). This is your responsibility as part of normal maintenance and taking care of the property. If not being used and heated all the time that will contribute to the problem (whether main cause or not)
Google ‘Condensation, damp and mould centre for sustainable energy’
And ‘How to get rid of damp energy saving trust’ for lots of great advice
- You can get ‘hygrometers’ from Amazon to tell you the relative humidity (6 for 20 quid manufacturer thermopro ) if this is kept below rH 70% (or better 60%) you shouldn’t get damp from internal condensation
- If the damp is coming from the outside through the wall or from groundwater below (this is the infamous ‘rising damp’) then it would be for the LL to get fixed (or possibly the building mgt Co or freeholder if the LL only owns the property leasehold). However rising damp would normally show up as a tide mark
5 Even if LL gets fixed it’s a good idea to monitor the rH anyway
- Paint peeling and a musty smell is typical when there is condensation and lack of ventilation. (Hence why so often bathroom or kitchen ceiling paint peels if there’s not a working extractor fan and windows aren’t opened)
- Water coming from outside could be faulty gutters or roof (so water coming down the wall and splashing/puddling against wall at the bottom), or driving rain or the pointing (Mortar between bricks) failing. If it’s near the floor check the outside and it may be obvious- if a plinth is old/damaged or plants are growing out of the base of the wall that can be a clue. Take a look and try and work out how/where water may be getting in, take photos if you find a likely source.
- If there is no insulation on the wall inside or outside then when the outside is cold, this will turn the brick into a cold surface and without ventilation water from the warmer air inside will condense on it in the coldest places - just like a window in winter in the morning (even a double glazed one). This could be the cause too. The solution is a dehumidifier and/or better ventilation. From photos looks like area may be where a door has been bricked in so there may not be a cavity between 2 walls (which helps avoid this) and being low down and in a corner it will be the coldest least ventilated part of the room
Good luck
Hi thank you for your detailed reply.
This is the 2nd time I’ve used this forum and apologize for not getting the information all in the same place. If you read through all my comments you’ll see I noticed it after around 5 weeks of moving in; its the internal wall of the 2nd bedroom; I’ve owned property before (including a 250 year old cottage - before my accident I helped renovate it.); I’ve done my research - before posting; to add to information - in this property, no windows open! None of them. I have spoken to the agents since before moving in and have been told ‘well you can hold open your front door’! This is unacceptable. I spoke to the council and environmental health last week, reluctant to take anything further, and they too assured me how they have left me is against the law and would prefer to come and inspect.
I feel like you have tried to educate me or patronize me. I’ve already said, I love this house and am taking care of it. But I can’t help it breathe if none of the windows will open!
Sadly, I cannot find the name and details of the landlord otherwise I would have made efforts to speak to them myself. I do understand they are in architecture and have a bad reputation in our area, according to neighbours.
So, for the sake of my health, and the preservation of this grade ii listed building, I am going to start an investigation through the council and environmental health as they asked me.