Condescension or damp?

[Ccickenroast]

Hello im in a rented property and before I moved in there was work done outside on my bedroom wall as there was damp coming threw on the wall its happened again now 7 years later probably needs redoing but i have a new landlord now and he tell me its condensation pics to follow.

What is outside where the damp is ? What floor level is it?

Its on the third floor and always seeps threw after a downpour. When i moved in they did something out side where the patch is inside so i think the outside brickwork maybe need doing again as the water is leading inside again.

I cant see the outside much as its high up but i will post a pic of the outside its the bit where the cement is. Landlord says its condensation tho

That's the patch from the outside

I would investigate the guttering and pipe.

If it was 7 years ago it likely needs re rendering

Before i moved in see it was run by estate agents and they were in the process of fixing it the whole wall was done i wasnt sure what the problem was but it was in process of getitng fixed before i moved in. So looks like thw problem is back again. But its been taking over now by a new landlord and im not with a estate agents now just him personally and he twlls me to open windows more its condensation.

The landlord given me mould spray to keep putting on it. But he disagrees its due to the outside he is adameant its condensation. Its awful the smell rven the wall is breaking off

Ring shelter's helpline for advice, they're great.

Thank you will have look now and give them a go.

I'd say the original problem was broken or badly fitted gutters and down pipe. If that was left in a bad state, the wall would have been soaked and the mortar gone soft.

It looks like they've repointed the brickwork but not fixed the original issue of badly installed gutters.

As the wall dries, which takes ages, it would show as condensation inside - the water is evaporating through the wall. A very wet March and April this year has caused the original problem to recur.

Last time, did they get someone to replace the guttering ?

Im unsure what they did MintJulia as when i viewed the property with the estate agent they explained that the wall was being treated and it would be resolved by time i moved in they didnt indicate what they were actually doing. But it was that exact wall and patch that was all what i can explain like covered in a broen cement clay at the time i viewed it. But this new landlord is convincing me its condensation and keeps giving me mould spray. As you can see theres a patch where the wall has actually broken off and it was all lije mushy stuff in there

Definitely not condensation - the problem is the fabric of the building.
The landlord is fobbing you off.

The mould and probably the spray is very bad for your health.
Get advice from shelter.

Your landlord is not qualified to tell you what this is or isn't. Not unless a protimeter has been used to measure moisture within the wall.

I currently work in repairs for a local authority and i'd be sending an inspector to check that. I know he'd raise for a roof report and for the gutters to be checked because that looks like water ingress getting into the wall cavity from the roof or a leaky gutter and it won't just go away.

Keep pushing for the repair to be looked at by a professional.

It is not for the landlord to give his opinion on this and provide it as a conclusion and a basis for not investigating or doing work. I imagine he just doesn't want to fork out for the work that needs doing and hopes he can fool you into acceptance.

The fact the issue correlates to the very obvious damage to the brickwork and render outside would be quite a sign that this is in fact, not, condensation.

I would put in writing to him that he is obliged to investigate this and repair it, and if you don't feel able to navigate the process then absolutely make contact with Shelter, who can help. Gather up any emails/letters or messages you have about this ongoing issue, even from initially moving in and keep them as evidence.

That’s not condensation.

If you're landlord isn't doing anything about it, you can report it to Environmental Health (council) who will send someone out to inspect it on your behalf, as long as you have proof that you've reported the problem(s) to your landlord.
https://england.shelter.org.uk/housing_advice/repairs/complain_to_environmental_health_about_private_rented_housing

If your*

That is not condensation. You don't get a patch of it like that on the wall, it is usually around windows and the ceiling and you get black mould.

Next time it rains, go outside and see whether the gutter is leaking.

I can guarantee it's the gutter back-flowing into the wall. The water damage will be horrendous eventually if nothing is done about that. The landlord will end up with structural issues so it's in their best interests to deal with this problem.

Is it the same landlord/management for the whole of the building? If that's the case, they most likely don't want to cover the costs of a scaffolding and new gutters for a large building.

Condensation it definitely is not!

That is not condensation. 100% water ingress from the fabric of the building.

Is it a flat? The Managing Agent will need to deal with it.

Thank you for the advice. Yes its a flat on top of a shop which the landlord owns the whole property and shop also.i have a 2 story so the ground floor is the shop then i have 2 floors above.

The worse part is as its getting warmer weather the smell is getting awful no amount of window opening is shifting it im not even sure what i need to put on it landlord keeps giving ne mould spray

*me