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Property/DIY

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Original poster

Damp patch on wall. Roof work hasn't helped

65 replies

WaterLeakWoes · 22/08/2021 09:59

I live in a Victorian, 2 bed end of terrace without a loft conversion, so the loft is just used for storage. In my bedroom there is a big damp patch on the wall on the gable end side. A bit near the ceiling but also big patches lower down above bed level.
I've had two roofers out doing various work but it's made no difference at all. They say the roof is in good order and they've done all they can. It's getting worse if anything with all the rain we've had. It gets worse when it rains and dries out when we have a dry patch of weather. Rain definitely getting in somehow
What can I do next please?

OP posts:

Thread gallery

PragmaticWench · 22/08/2021 11:09

Could it be the pointing needs redoing?

SecretOfChange · 22/08/2021 11:11

Pictures?

Geneticsbunny · 22/08/2021 11:11

Get some pics of the inside and outside on this thread and hope that @pigletjohn is around to come and help find the route cause. Is there a chimney on the leaky wall?

Original poster

WaterLeakWoes · 22/08/2021 11:29

Here's some photos of the inside. I'll take some outside ones soon. Yes there is a chimney. It's been repointed twice as the second roofer said the first roofer said the first one had done it wrongly. It's also been recemented at the top by 2nd roofer and they did some sealing work.

Damp patch on wall. Roof work hasn't helped

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Original poster

WaterLeakWoes · 22/08/2021 11:31

Sorry that should say "the 2nd roofer said the first roofer had done it wrongly."

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Original poster

WaterLeakWoes · 22/08/2021 11:33

Sorry I mean the lead flashing has been redone twice not pointing. I get mixed up between the two names

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Original poster

WaterLeakWoes · 22/08/2021 11:39

@PragmaticWench

Could it be the pointing needs redoing?

I asked if it could be coming through the wall but the roofer said no. They seem to be at a loss though. I just want to stop spending money on work that is making no difference to the leak.

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PreacherTeacher · 22/08/2021 11:39

How's your guttering?

NeilBuchananisBanksy · 22/08/2021 11:41

Have you got any plumbing pipes in the roof? Could they be leaking?

Original poster

WaterLeakWoes · 22/08/2021 11:49

PS. Please ignore the crappily applied lining paper done by me. Will redo once I've sorted out the rain leak

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Original poster

WaterLeakWoes · 22/08/2021 11:50

@PreacherTeacher

How's your guttering?

The roofer said the guttering is fine. I don't think there's guttering on that outside wall. I'll be back with photos soon

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Original poster

WaterLeakWoes · 22/08/2021 11:52

@NeilBuchananisBanksy

Have you got any plumbing pipes in the roof? Could they be leaking?

I've got a water tank. The roofer has been in the loft (2 different ones) and not suggested that. I get the damp patch when it rains and it dries out when dry

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Original poster

WaterLeakWoes · 22/08/2021 11:52

2 different roofers not lofts

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SecretOfChange · 22/08/2021 11:59

Post outside pictures, that should give a clue what's going on.

Original poster

WaterLeakWoes · 22/08/2021 12:08

Will do. I'll post them in the next 15 mins

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candycane222 · 22/08/2021 12:30

The water could be soaking straight in through the brickwork in the wall, rather than coming down from the roof -particularly if the wall is relative ly exposed. This could either be due to cracked pointing, or porous/damaged bricks. Did the roofers have a good look at the walls when they were up there?

Do the stains suggest this is a long standing problem ? Was that wall very freshly decorated when you moved in (possibly to conceal a problem?) Or is this a new problem in a house you've occupied for a while?

Original poster

WaterLeakWoes · 22/08/2021 12:33

Here are some photos. I'm not sure what the max I can post per day is

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FTEngineerM · 22/08/2021 12:35

Is the fireplace blocked up in the room?

Original poster

WaterLeakWoes · 22/08/2021 12:37

@candycane222

I've been here a while and there was a tiny damp patch when we moved in. It's got worse over the last year or two and now it's just me (widowed) I knew I needed to sort it out

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Original poster

WaterLeakWoes · 22/08/2021 12:41

@FTEngineerM

Is the fireplace blocked up in the room?

In my bedroom and downstairs on that side of the house yes. The fireplace on the left side is open and can be used for an open fire. It all seems to lead into a chimney in the middle at the side rather than a chimney for the open fireplace at the front and one for the back

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userlotsanumbers · 22/08/2021 12:47

I had wondered before you posted the outside pics as to whether you had rendering on the gable end...and yes, there it is. I put forward as a suggestion that the render has come away from the wall and is trapping water underneath it. The only way for the water to go is inwards, to the inside of the wall.

I've just spent 4k removing rendering from my stone gable end (ridiculous notion to ever put it on a stone wall) and am looking forward to getting rid of the damp and the heat sink that it becomes in winter.

Original poster

WaterLeakWoes · 22/08/2021 12:52

Thanks. How does the water get in between the render and bricks? Does it sink through the render? Do I need a damp survey? What type of workman do I need to assess it? I want to get it right this time so I stop spending thousands on work that doesn't fix it. The property maintenance company is sending round another roofer to look at it but I don't want to spend more unless it will work. Thanks for everyone's help

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Original poster

WaterLeakWoes · 22/08/2021 12:52

Work person I mean

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chocolateorangeinhaler · 22/08/2021 12:54

Is it a blocked off fireplace? The soot absorbs moisture. Make sure it's swept and air can move through the stack. Do you have PVCu windows as these help with heat loss but stop moisture from everyone in the house getting back out. Again windows need to be opened daily to let the inside dry. Paint on exterior walls is bad too as it seals the walls to any moisture getting in can't get out. Are all gutters clear and leak free. Lastly do any cables going through the wall have a loop under where they enter to stop any water going straight in? Has any repointing been done using lime mortar. Cement shouldn't be used as again it doesn't breathe. Loads to check there.

FTEngineerM · 22/08/2021 12:59

Obviously I don’t think anyone can properly diagnose on the internet so it’s good you have people coming over but we had a similar issue which it maybe be worth thinking about.

Built in 1901 solid stone and then someone had cement rendered the gable end, blocked up all the fireplaces (there were 4) and then plaster boarded on top. Cement is good, too good for old houses. Old houses need to breathe that’s why they use lime instead.

We hacked off the cement render and put lime back on, then used vent bricks on the old blocked up fire places so that there was some airflow.

It’s gone now, the walls would be saturated on a rainy day and it drove us mad for years. We kept thinking it must be rain pouring in but it was actually just a wall at peak saturation and then the humidity in the chimney would be sucked into the salt deposits and just condense and show up as damp.

If you do get a damp specialist in I’d recommend one specifically for old buildings, there is one but they charge >£1k for an in person survey or less if done over video call. To be honest I wish we’d done that at the start rather than just spend what turned out to be thousands on things that didn’t fix it.

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