Appreciate people's thoughts on this

[JunoMcDuff]

Please see attached pictures. Just wondering what people think of this on the brick work? Can answer questions but just looking for people's initial views. Thanks

Is there a DPC ?

Looks like damp

@GoodnightGrandma

Is there a DPC ?

Yes but it's at the same height as the patio.

Well it looks like it failed.
Are there any drains or pipes under it which might have cracked ?
How old is the building we’re looking at, is it newly built ?

Are the gutters blocked or leaking and maybe splashing on the bricks?

@GoodnightGrandma

Well it looks like it failed. Are there any drains or pipes under it which might have cracked ? How old is the building we’re looking at, is it newly built ?

It's a newly built extension of a Victorian property.

No drains or pipes under it.

Basically, we're saying to the builder we aren't happy and they are saying there's nothing wrong.

Was there a building inspector involved to ask ?

I’m assuming the original brickwork is dry, so I’d take a picture to show the difference.

@GoodnightGrandma

Was there a building inspector involved to ask ?

No. this has appeared after sign off

if you think it is damp, you can buy a damp meter pretty cheaply & test the bricks to see what the readings are.

Looks like damp to me as well. Do you know any surveyors?

DPC same height as patio? That's odd. The outer ground level should be two bricks at least below DPC.

@BlueMongoose

DPC same height as patio? That's odd. The outer ground level should be two bricks at least below DPC.

That's what we thought but were told it was fine

I've always been told two bricks. And the specialist damp surveyor who did this (old) house said at least two bricks, preferably more. I think this may be part of your problem. I have never heard of any situation where you don't need that sort of spacing, but I'd be interested if there is and why/how.

My other concern would be- was there anything placed between the steps and the wall behind the steps in terms of slate or DPC to isolate the wall from the steps? There ought to have been. Otherwise the steps also bridge the DPC.

I think you need PigletJohn's help for this one, anyone know if he is about?