Damp/Condensation Consultant

[nairb123]

Hello, I have been trying to find an independent condensation/damp expert in the Grimsby area.

I have a Semi detached (Ex council) house (owned 15 years). Its been a rental property all those years. Two years ago the previous tenant move on and a new single mother of 2 moved in.
The house has generally performed well with minimum faults. Before I purchased the house it have cavity wall insulation installed. I believe it was the blown in type judging from the pattern of drill holes on the outside walls.

The problem.....
This year there has been a very noticeable rise in mould and condensation. Compared with other houses (next door etc) there is considerable condensation at the windows upstairs.

The gutters are all clear there is no obvious leaks to the roof. The loft is fully insulated.

So, something has changed.... I am not sure if the cavity wall insulation is causing the issues or lack of ventilation. Anyway mould has started to appear.

So I need advice from somebody who understands these issues and will be able to check the building and advise on a solution. I think the tenant would respond to an outside explanation better than me saying "Please open the windows"

Does anybody know of such a company/expert in the Grimsby area (DN37) who could advise.
Having looked online I have drawn a blank

Thanks
Nairb

 

[Flyboytim]

There has been a change of tenant and now there are condensation problems, during a mild, wet winter. If there has been blown fibre/particle cavity wall insulation installed over 15 years ago, it is unlikely to have been degraded in such a way to cause problems now, if it never has before.

This condensation indicates a difference in usage of heating and ventilation slnce the last mild wet winter a few years back. I would suggest that the condensation is actively removed by the tenant from upstairs windows on a daily basis, when present using paper towels supplied by yourself, the landlord, and bagged for collection weekly. You can use this to indicate if the situation is improving, or otherwise, by weight.

It may be that bedroom doors are left open, where the previous tenants closed them, and that temperatures now may be set higher in the bedrooms, than previously, and that windows and curtains are rarely opened, exacerbating condensation and damp. Cool and ventilated bedrooms are generally considered healthier than warm, stuffy humid ones.

Mould is a cleanliness issue as well as an indicator of condensation. It is easy to remove using inexpensive neat thick bleach and a nylon paintbrush, then patting dry with paper towels after the discolouration has gone, after about 5 minutes. Don't use dilute bleach - you are reducing the effectiveness of the bleach and adding excess water as well. Take care to avoid breathing chlorine fumes, and splashing sensitive fabrics and other surfaces, but polyester carpets and paint and laminates are fine. Damp areas with mould removed can easily be targeted with unheated fans to enhance any evaporation from cold spots without expensive energy use. Repeat treatment during the periods from October to April may be required.

Furniture and other stuff deposited against walls can trap air and encourage condensation, especially near extenal wall corners. Drying clothes over radiators, excess steam from cooking or showers and baths being allowed through the house should be discouraged

Overall avoid overheating when occupied, and allowing temperatures to get too cold when people are out or during the nighttime, try to keep temperatures moderate most of the time unless extra heating is needed during colder snaps. Opening doors and windows on very cold or wet days is just a waste of energy.

Educating your tenant and watching the progress in sorting out this problem will be much less expensive than getting a "Damp Specialist" to prepare a report.

 

[joe-90]

In wet weather washing doesn't dry so they put it over radiators. Just tell them to stop it.

 

[cjard]

Install a PIV, MEV or MVHR. People don't change, situations do.

 

[CortinaV8]

I recently installed a PIV unit due to similar problems in a house I just purchased. Was fine over the summer but once the temperature dropped we had huge amount of condensation appearing upstairs.

The house isn't damp, timed extractors in the bathrooms, washing is dried in a condensing dryer.

Fitted the PIV (Nuaire Drimaster) about 2 months ago and the condensation problem has completely gone, I was a bit sceptical at first as the reviews are 50/50 but it's worked for me. The only downside is a slight draught in the area around the ceiling outlet.

 

[andyb85]

I got in an independent damp surveyor (who didnt sell any remedial treatments or recommend suppliers) to check my property out - turned out a lot of damp spots were due to rubble in cavities and poor pointing. Was miles better than getting a free survey off a company which sells dampcourse treatments.

 

[m0t]

Even if they are drying washing in a condensing dryer (rather than hanging it around the house) this will create extra damp because they are only around 70% efficient.

 

[jeds]

Even if they are drying washing in a condensing dryer (rather than hanging it around the house) this will create extra damp because they are only around 70% efficient.

I've noticed that as well. We changed from a vented dryer to a condensing one about 6 months ago and we now have to leave the utility door open when it's on or it quickly gets wet with condensation.

 

[dpm_dpmartin]

So, something has changed.... I am not sure if the cavity wall insulation is causing the issues or lack of ventilation. Anyway mould has started to appear.

I'd surmise, as others have, that something has indeed changed... your Tenants. It might have taken a long time for problems to start showing but that's your most likely bet. Some people (and this is not meant to be offensive) just don't know how to live... plus there are at least 3 bodies in that house, all of them emitting moisture. I let out a house I used to live in alone for 13 years without any problem at all, a family of 3 moved in and in around 6 months they were complaining of condensation and some mould. I immediately told them that this was likely to be down to their lifestyle (when you say that to someone it's often difficult to do it without sounding accusatory) and suggested they turn the heating down a little bit (they did have it on very high), they ventilate properly (just open a window a crack or have a patio door open for a while) and stop doing the very obvious things like drying washing on the radiators. Within a few weeks they wrote back to me and told me things had improved massively. I would suspect the same situation is happening with you... of course, you could want a professional to write that viewpoint down for you, in a report you can pass to your Tenants?

 

[nairb123]

Thanks for the replies. I have spent several hours up in the loft to make sure that there are no leaks or other issues. It had been well lagged 20 years ago and still seems in good order. The only minor issue is that there is no obvious ventilation in the roof and there are no vents in the soffits. But this is the same as the other properties near by with the same construction.
So, as most of the replies have said, the excess water is coming from inside the house. Yes... I agree. I suspect the house was borderline with condensation issues for a number or years and adding an additional person to the house with the change of tenant has finally made condensation/mould and issue. Also a change in the way the building is being used is contributing. The current tenant does tend to keep the windows closed.

Now from a landlords point of view I would wish to solve the issue in a way that removes the problem without requiring education of the tenant (The tenant does pay on the dot and does look after the property within reason). I suspect the tenant will keep the heating on a higher setting and will still like to keep the windows closed.
Also...

of course, you could want a professional to write that viewpoint down for you, in a report you can pass to your Tenants?

I think this would be a positive step in showing the tenant that the problem could be self managed or improved.

To this ends I have contacted a company (Envirovent) who is going to check the property and suggest possible solutions.
Its not exactly a independent survey but costs nothing. I just think a solution that removes the tenant from the decision making might be easier in the long term. And if this tenant wishes to stay long term it could workout for the best.

Has anybody used an envirovent system or has experience of them

Thanks
Nairb

 

[dpm_dpmartin]

No, because I would not want to invite a company into my property who is likely to suggest product(s) to resolve the problem when those products would not be resolving the cause of the problem. It seems rather unlikely that a company would come out for a free survey just to say - "well, mate, it's your Tenant - I've got nothing in my kitbag of goodies here that can help you, but - don't worry - I'll spend some of my valuable time in writing you up a report that categorically states that, you can then use that to explain things to your Tenant, after all, I'm a nice guy and I have nothing else to do".

Unless you want to buy a product or service to be seen to be doing something? I suppose it takes all sorts, but I'd be aghast at that plan.