Condensation / Penetration Damp - disagree with surveyor

[tuacanso]

First time poster here.

My apartment windows have obvious signs of deterioration, water stain and wall peeling off.

I'm very convinced it's a water ingress issue as it's prevalent in the whole building, especially the way the stain looks suggests to me it's from the structure side, not the interior side. And I've never seen puddle of water forming near the window recesses.

I had a surveyor come over to inspect it and he was very convinced it's a condensation issue. Now, I believe condensation does exist in the property, but I am not convinced this is the cause of the deteriorating condition.

Wonder if I can get another opinion here.

 

[oldbutnotdead]

Those stains aren't typical of condensation. What makes you think you have condensation issues & what have you done about them? And who instructed the surveyor, you or the landlord/freeholder?

 

[^woody^]

Location, pattern and colour indicate water penetration.

 

[tuacanso]

oldbutnotdead - I agree, those stains aren't typical condensation. I think condensation exists because it's such an easy thing to exist; I haven't done much other than keeping ventilation well. I instructed the surveyor myself (I own the property).

woody - I agree, just looking at it, it is so clear to me it is water penetration, but the surveyor insists it's condensation.

 

[^woody^]

What the surveyor should do in his report, is explore and explain all the potential causes, and then discount the least likely ones and reach the conclusion on the most likely - giving reasons.

But fundamentally, condensation issues would show up in other places too or instead, and that's the most unlikely place for condensation to occur.

Did he check the external areas?

 

[tuacanso]

woody - that he didn't do; he is very determined this is a condensation issue, and didn't discuss the possibility of other sources.

He did look briefly at the external wall, but there isn't much he could do because it's an apartment building with cladding on the outside. Can I possibly send you a private message with a bit more info?

 

[tuacanso]

woody - I noticed your profile says "West Mids", which is where the property is in, and you're clearly experienced and knowledgeable. I'd be happy to have you look at it for a fee for another opinion.

 

[^woody^]

I don't take work from the forum.

You are welcome to send a PM or post details here for other opinions.

Photos of the external - general view of the whole elevation and showing the wall above and roof, one of the top of the frame wall connection taken from an open window would be useful.

 

[KenGMac]

Is there any indication of water droplets forming on the glass itself? can be argued that the glass is the most likely place for Condensation to show up first?

Ken

 

[tuacanso]

woody - thanks will do

Ken - not while I lived there (I have since moved out); I won't be surprised if there's some mild condensation there, but again that doesn't explain the stain at all (to me).

 

[KenGMac]

The rational behind my question was that Condensation happens more frequently and at lower thresholds on glass than anywhere else, if there was little / no glass condensation then the staining around the frame must be occasioned by another source.

That other source certainly appears to be some sort of penetrating damp?

Ken

 

[tuacanso]

Ken - thanks, I totally agree. And I've lived in apartments with condensation issues before, but this one doesn't look like anything I've experienced before. The surveyor is very persistent in his view and unwilling to consider penetrating damp being an explanation.

 

[sxturbo]

Is there a parapet wall above it?

 

[tuacanso]

sxturbo - no I don't think so; if there is, I've never heard of it

 

[sxturbo]

sxturbo - no I don't think so; if there is, I've never heard of it

Is it a flat roof above you?

Is your apartment block similar to that outside your window in the pic you attached?