damp survey

[georgedawes]

I'm contemplating paying for an independent damp survey (not one of the ones that sell you a damp course!) and looking for any advice/experiences.

We've recently bought a victorian end terrace and the front room has significant damp problems but the cause isn't clear to me. Our surveyor recommended a further survey and possible damp course, but it's not rising damp. The moisture is in the alcoves and around the bay but high up. The outside wall, guttering and bay roof appear OK. The damp is significant though and has 'bubbled' the wallpaper. It is not rising from the ground as far as I can see. Walls are stone with no cavity.

Any ideas/experiences?

from what you describe it is most likely the roof or flashing of the bay. Might be the guttering. Ask a recommended local roofer to look.

Lead is good, a cement fillet or felt is not.

Tape clear plastic sheet tightly to the wall to see if it is condensation.

Was it wet when you moved in, or has it been getting worse? Do you drape wet washing around your home, or over radiators?

No was wet before we moved in, it's pretty noticeable. The bay roof really does look fine, although I should say the majority of the damp is to the right of the bay roof (i.e. not under it, on the front wall). This is near a drainpipe but that is fine. The bay guttering is fine, roof guttering looks fine from street level but if it's not the damp doesn't seem to correspond with where you'd expect.

The only thing I can think is that the side of the bay roof (is it called a fascia board?) has been replaced in uvpc, this is the side that has the most noticeable damp. However, like I say the damp is on the wall past the bay window. I realise I'm not describing this very well - it is a box bay, and it is the wall next to the box bay that is the main problem.

I wouldn't say it is getting worse, it appears to have been there for some time. We run a dehumidifier in there and do have washing in the house, but mainly in the other room. Don't think it is condensation either, it was there before we moved in and the windows were very draughty (just been replaced). We had a condensation problem in our last house (lifestyle, like you say wet washing etc) and I don't think this applies here. It seems to be too high up the wall and in quite a specific (but large) place for that.

Also not sure how this explains the damp in the alcoves either? These are on the gable wall and can't see anything there either. We did have some pretty destructive ivy removed from that wall but the brickwork looks ok.

Also meant to say it is lead flashings/slate roof on the bay and they all look fine (can get a good look from the ground). As above, the problem is more to the right of the bay (as you look internally) so just not sure. I did wonder if the drainpipe had leaked previously but surely the wall would have dried out a bit if that was the case?

There a few other damp issues in the house, but they seem easier to understand (e.g. damp in bedroom chimney breasts seems to be because no pepper pots on the chimneys).