Damp Proofing

Old stone mid terraced house with damp patches on bedroom walls and ceiling.

Anonymous user 03/03/2024 - 2.43 PM

I have an old stone mid terraced house which I let out (just one so not a big property tycoon). My tenant is complaing of damp patches on the bedroom walls. I have been to check it out with the jointer builder who does bits for me. The gutters are not leaking and had a membrane fitted last year between the roof tiles and the gutter to preven water running onto wall. The tiles are intact. He cannot see any problem with the pointing. We tried to explain to the tenant that it is an old house and that it needs to be ventilated, we told her to open the window regularly and not to dry washing in the room. We discussed the position of wardrobes up against the outside wall and how it will cause damp patches. My man said the only way to really get rid is to strip off all the plaster and have batons and insulation, plasterboard and platering. Which he thinks will cost at least £800. I said it is too much at the moment. In the end he suggested adding some more membrane onto the gutter into the house next door just in case, providing a de-humidifier which I have done and also suggested that insulating the loft may help which I have arranged a quote for. Do you think loft insulation will help or make the problem worse, some of the dark patch is on the ceiling in the corner? Thanks.

ADR Property Maintenance

Rating: 5 out of 5

5/598 reviews

Boston

could basically be any number of reasons for this but to baton and board only hides the problem does not solve it, by membrane at the gutter iam presuming you have installed gutter trays,or replaced the first metre of underfelt, this does not mean the rest of the felt is sound is it sarking felt that is on the rest of roof as this can cause condensation problems by not allowing the roof to breath, if this is the case some vented tiles could solve your problem, is it originally lime mortar in the walls ? if it has been pointed up using a portland cement in the mix this again can cause problems. there is no cement in lime mortar and anybody that wants to add it you should run a mile from. unfortunally older building have to be treated with respect this means using the original building materials when possible but this also means the costs of such works will be higher than normal repairs as they are all time consuming and more expensive to purchase. finally the building must be ventalated by opening the windows they only need to be opened a small bit ,but they do need to be opened hope this has helped best wishes alex

Answered3 November 2011

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Cannon Preservation Ltd

Rating: 5 out of 5

5/59 reviews

Colchester

If on the damp patches hiding behind wardrobes have mould growth it will be mainly a condensation issue and ventilation is the key. Also just a thought,if its a old stone property with a lime mix in the pointing are all the joints ok is the areas that are damp? Is this a wall that has alot of driving rain against it? Might be a good idea to have a closer look at the external fabric and make sure there is no cracking or breaks in the lime pointing. Good luck Scott Cannon.

Answered6 November 2011

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