Condensation/ damp

[whataboutbob]

My last post was waffly so I'll simplify. There is a lot of condensation/ damp in a flat which my dad rents out and I have to manage. It s on two external walls in 2 bedrooms. I have had it professionally removed and provided a dehumidifier for the tenants but it is coming back and they are now saying they will withhold rent.
Cause. Of damp/ condensation unknown it s a block of flats ( freeholder is council) and it is on the 1 st floor. There is the possibility of a leaking balcony in the flat above. I will be going there in a couple of weeks to investigate. In meantime the letting agents are chasing up the council s contractors who did a visit to try and get their report. Any advice on how to tackle this gratefully received.

they can't with-hold rent, it is a breach of their tenancy. Remind them of that.

all you can do is keep them informed of what you are doing and when. Remind them that you are investigating the possible building problem (which will be yours to fix) but are they doing all the right things on their side? That means ventilating, heating, using extractor fans, not spending 30 minutes in the shower, not drying washing on radiators - all the normal ways to look after a property.

BTW have there been other tenants previously? Was this problem always there? Doesn't mean it isn't a building fault but it could also be how they live.

Thanks special subject. The really frustrating thing with this s not knowing for sure what is causing it. Last year's tenants (it's laways let to students) did mention it but it wasn't as bad and they were OK just wiping off the bits that did occur. Looks like it has got worse, plus maybe this year's lot are more vocal.

all you can do is what you are doing - get the building thoroughly checked and eliminate all causes of damp. Then anything left is condensation, and that's up to them to stop.

hope you find the cause!

if it is near you, drive past at different times of day and see if the windows are ever open.

Is there an extractor fan in the bathroom; does it work; does it come on automatically with the light switch?

If they drape wet washing around it will always be wet.

IMO it depends what dehumidifier is in the flat and how the tenants are using it. I have a good dehumidifier and it is on constantly (often on high if I am drying washing - the washing is hung near the dehumidifier as opposed to draped everywhere), once the filter gets old it stops working so well, I replace it and then it is brilliant again.

I guess if you have students living there they might not understand the benefit of paying for the constant running of the machine or for new filters.

Thanks everyone.Piglet it is unfortunately not near me, but in Dad's town which I visit once a fortnight. There is an extraxtor fan in the bathroom which comes on automatically. The dehumidifier is a deLonghi, it cost £200 and had good reviews in Which? so I hope it is a good one.
I'll be looking inside the flat when I visit, checking if windows are open. I'll also take binoculars and look at the external wall, and try and see if the upstairs neighbour is kind enough to let me in and look at his balcony to see if there is a leak. I don't want to be a bad landlord and don t like the idea of having unhappy tenants. I'm considering giving a rebate for electricity and heating bills say £40 pm, to compensate for running the dehumidifier and increased heating bills of opening the window.

£40 would cover the cost of about 100 dries in a tumble drier, so more than enough (if the problem is wet-washing draping, which it sadly usually is).

People often have exaggerated ideas of the money they are saving by draping wet washing around the home.

Yes, there isn't a tumble dryer there but I am seriously thinking of installing one.