@Paula28 agree with Colin, any change to the fabric of the building will need the LL permission (and freeholder too if different ) - which is why I suggested dehumidifier first - you don’t know it’s rising or penetrating damp and with no ventilation condensation likely to be a problem anyway. If doing that sort of work you should also look at how windows can be made open-able again and can look into retro fitting some trickle vents on windows, or even an extractor fan to outside on an outside wall. Also worth looking to see where there are any air bricks or vents and make sure these aren’t blocked on the outside (often happens when people raise ground level eg by adding patio stones)
There’s some good YouTube videos about sorting damp (including on diy dpc injection) by a guy called ‘Skill builder’
Thank you. This all makes sense. Although the landlord assured me through the agents that the wall has been treated and he said it has probably been painted with acrylic paint and that’s why it’s blown off. I just wished he himself would come and look because the pictures don’t show the true extent or damp feel. I’ve just woken up again with a catagh in my throat.
I can’t afford to get those works done as much as they are a good idea. Anyway, sadly I’ve had to escalate this and was met with such compassion through our housing standards. They have a full diary of events including the landlord banging on about opening windows for airflow. None of the blooming windows open, every single one is sealed shut, its a grade 2 listed and I honestly can’t believe how it passed the health and safety, especially for fire escape.
Having said all this, I do like it here. This is such a shame because I would have been a good tenant and instead I am so seeking legal advice for how hes treated me.
@Karine1 I ordered one yesterday. Wish I hadn’t said anything to the agents because thr landlord went mad because I’ve ordered one. I’m not jeopardizing my and my dogs health. This is ridiculous and now feels like a part time job! I’m hoping housing standards will be in touch soon because for various reasons is a potential category 1 problem.
@Paula28@A_Z there is a risk if you get repairs done and don’t get agreed by LL first that they will not agree with what was done and so if you take off rent payments they will consider it as rent arrears and that’s a whole other source of trouble. Probably best avoid
(@A_Z almost every ‘damp specialist’ Co (and dpc product manufacturer) will claim its rising damp recommend a new DPC, and often tanking with a waterproof layer before insulation and plaster- I’ve had condensation cause similar effect to shown in photo and had recommendations to tank an entire room when issue was small and in one corner.. and was solved by dehumidifier and better ventilation. it could easily be failing gutters with water splashing at ground level and a plinth or brickwork with cracks or failing pointing/Mortar. Or a leaky pipe somewhere.. Or all of those. If treatment has been done before then first step is finding out what that was and whether has failed, and second is finding source of the water (not always easy). Then decide solution. Can’t be done off photos alone. Sorry if all v obvious)
I’d also comment that if treatment works were done and it was done badly /has failed then the LL will reasonably want to claim under the gtee for those works not incur new costs.
LL quite possibly freaking at mention of dehumidifier and effect on your health of current situation because has already spend no doubt lots on renovation and had thought had found a great tenant but now has a problem, realises it’s serious issue and wasn’t told by agents. If windows sealed shut and LL banging on about opening them to ventilate then at least LL knows that’s needed and could be LL’s builders sealed shut or painted over frames during ‘renovations’ and LL simply isn’t aware. Builders/painters can do stupid things sometimes. Sometime people do seal shut basement windows for “security” and don’t think that those rooms may get used for sleeping and living in. It may be ok for rarely used spaces like cellars if there are air bricks but not for a bedroom
Getting the ventilation sorted by fixing the windows might just solve it.
Last if it’s a serious health hazard the council environmental health have the powers to instruct LL to get repaired and if LL doesn’t, to do it themselves and bill the LL. LL really won’t want that as may also face a large fine for that as well.
Sorry if all too much info, I feel sorry for you its such a shame as you’d found what seemed perfect.
@David79 it’s the ground floor. The ground floor has 2 bedrooms and bathroom. Upstairs is an open plan living area. I discovered through a contractor that downstairs was once a war bunker, just in general conversation. I don’t know anything more about it.
Appreciate that ,my enquiry was more to get an understanding of what could be the cause of the problem, but as has been mentioned earlier in this thread , without a detailed inspection and assessment of the property,it could be being caused by any number of issues.
Great advice there! I find it unfathomable to expect tenants to leave their front doors open for the purpose of ventilation because of sealed up windows.. Not only for security reasons (does anyone just leave their front doors open for longer than they need to? That’s an open invitation for anyone to simply step on inside!), but also the cost of heating will skyrocket, especially during winter. I do wonder if that LL is local.. because if they are then they should have been round to visit the property by now. And they haven’t (yet), despite as you suggested, having spent money on renovations that seem to be sub-standard to say the very least. Hands-off LLs do their reputations no favours at all when using the services of dubious agents who only want their monthly fees for doing as little as they can get away with. It’s infuriating.
Good grief! Those agents sound like a piece of work.. How do you know for sure that the landlord went mad? Is this what the agents have told you? What proof do they have for you apart from their ‘word’? I’m inclined to think that they are just trying to intimidate you into silence, for taking matters into your own hands because it shines a spotlight onto their nefarious agent/tenant/LL relationships and conduct. Investing in a dehumidifier and air purifier is not a crime worthy of freaking out over. And your LL should foot the bill for them too, and add to the inventory. If not then they are yours to keep. These items are NOT luxuries, they are essential for the quality of life and health for which you are expected to pay rent for while this situation is resolved. The fact is that this is not a situation to drag your feet over in the expectation and deluded hope that it will just go away. It will get worse. And if you are already waking during the night because of congested breathing, then your case is very real indeed; and do trust in the environmental health guys to step in sooner than later.
I can’t believe the landlord / agent are not being helpful.
That is definitely rising damp / ingress and needs proper treatment with a chemical DPC and / or rectifying whatever influence from outside issues, possibly below ground level, broken drains, downpipe leaking, all manner of possibilities, not sure if you’ve noted any of these as I’ve not read the entire post of replies.
Worst case scenario it may need waterproofing with Newton 500 or similar and dry lined with, preferably, an insulated independent lining wall.
Give them notice to agree to arrange the work or do it yourself and withhold the rent until you have recouped the cost.
If there’s any dispute or uncertainty regarding the cause get a professional damp surveyor to inspect it and write a report.
Good luck, and sorry to hear you are in this situation.
