DPC failed is it too high?

[JohnD]

Damp is caused by water, which has a source. Very often it is a leak from pipes, drains, gutters or roof. It will be worsened by blocked airbricks, or raising the level of ground or paving above the original real DPC. DPC have been compulsory for about 150 years and don't wear out, so your house probably has one

Sadly silicone injections do not repair any of these faults

It is time to find and rectify the source.

 

[Harry Bloomfield]

Hi thanks for the response, I guess my worry is if I were to get in a chartered surveyor for example to write a report he won't have any access to the neighbouring property as they do not have to give access!

It would be unreasonable of them, not to allow access for a visual inspection.

Could the damp from that house of spread to mine? I guess so as there is no cavity so brick to brick.

If you have damp on that wall, then they will also have damp - depending on the difference in floor levels.

 

[kellylucinda]

Thanks for your response, gutters are clear and intact, the roof has been checked by several roofers I am confident there is no issues. I have also been the loft plenty of times when it's raining just to check myself!
I have had the plumber out who has checked my central heating there is no pressure loss when I have the heating on which would be the result of a leaking pipe. There are also no pipes at all that run along that wall.
I feel as though I have tried to eliminate any other causes.
Thanks

 

[Harry Bloomfield]

I feel as though I have tried to eliminate any other causes.

As requested earlier - Can you draw a diagram, looking from above, showing where the damp is, in relation to the chimney, and post it please?

As said, a roof leak would first show up on the walls of the upper floor. It is not a roof leak. It could be water running down the inside of the chimney, unlikely, but we don't know where the chimney breast is, in relation to the damp - hence the request for a diagram.

 

[JohnD]

My guarantee states it will be redone free of charge.

If silicone injections do not repair faults (they don't)

Then doing it again will also not repair them.

 

[JohnD]

BTW, incoming water mains usually run under the floor towards the indoor stopcock where the sink used to be when the house was built. Iron pipes commonly leak after about 60 years, and lead pipes after about a hundred.

 

[kellylucinda]

@Harry Bloomfield
I have attached a photo I would say the chimney is central to the wall in question. My house is the bright yellow one. Thanks

 

[JohnD]

I understand the damp is on the party wall, and not on the external walls.

Please stand back and take a wider pic of the entire wall, floor to ceiling and end to end.

Also of that party wall in the other room(s)

And draw us a floor plan please showing the position of the damp, the chimney breast, the kitchen and internal stopcock

Is yours the house with the burglar alarm?

Where is your bathroom?

 

[RandomGrinch]

My house is the bright yellow one. Thanks

Sorry, I wonder if you could clarify something for me?
Is your house on the right, or left of the photo?
You said most of the damp was around the chimney area, but also that your neighbours house was higher, whereas if the photo is showing your chimney, your house is the higher one!

 

[^woody^]

Hi thanks for the response, I guess my worry is if I were to get in a chartered surveyor for example to write a report he won't have any access to the neighbouring property as they do not have to give access!
Could the damp from that house of spread to mine? I guess so as there is no cavity so brick to brick.
My guarantee states it will be redone free of charge.
Thanks

Hide your address

 

[Harry Bloomfield]

If silicone injections do not repair faults (they don't)

Then doing it again will also not repair them.

It can only work, if the cause is genuinely rising damp, in many cases, the cause is not rising damp, but other issues. The problem is, the companies selling such solutions, over sell it as a total cure-all, which it is not - which its bad reputation comes from.

 

[kellylucinda]

@JohnD
Sorry just left the house but managed to measure the difference in ground level from the outside with the neighbours property. So the neighbours outside ground level seems to be 10" higher than mine I'm assuming that's why the damp course in mine has been positioned where it has. My damp course starts at 23" from my ground level.
I have attached a photo of the outside of the house. I have also been able to enter the neighbours property and take a couple of photos of the party wall chimney from their side. The tenant has informed me her landlord is selling and wow I'm not surprised 6 kids the house was trashed and kids had drawn all over radiator, walls and doors! Photos of their chimney shows damp and also on the opposite side of their house which isn't a party wall with mine but has rising damp on it. The dining table was in the way so hard to see much and I didn't dare ask for it to be moved as the house was full of Polish people having a party and the lady was hesitant to let me in!
Thanks

 

[^woody^]

Under the warranty, it appears you have two options for a claim - one that the injected work has failed, but also (and more relevant) that the damp prevention/eradication treatment has not worked.

So, I would suggest that the work originally specified and done was not successful - ie they should have lined the wall in addition to the injection. This is more relevant if the neighbouring house is at a higher level, but even if not that section of wall between the floor and the injection is susceptible to dampness.

If you are not able to argue your case, then best get a competent building surveyor or independent specialist damp surveyor to report and argue your case.

www.property-care.org/

Initially tell the firm you don't agree with their response, and tell them that if you get an independent report and it finds in your favour and the work is covered by warranty then you expect/require the costs of that report to be reimbursed.

 

[^woody^]

If you believe the cause eminates from next door, or that treatment is required next door to protect your property, then get in touch with your council who will have powers to get access and if necessary enforce the neighbours to carry out any necessary works. Environmental Protection Dept - EPA 1980.

 

[kellylucinda]

@Harry Bloomfield
Hi Harry, my house is the left hand side house on the photo. The house to the right is a fraction higher.
difference in ground level from the outside with the neighbours property. So the neighbours outside ground level seems to be 10" higher than mine I'm assuming that's why the damp course in mine has been positioned where it has. My damp course starts at 23" from my ground level.
I have attached a photo of the outside of the house. I have also been able to enter the neighbours property and take a couple of photos of the party wall chimney from their side. The tenant has informed me her landlord is selling and wow I'm not surprised 6 kids the house was trashed and kids had drawn all over radiator, walls and doors! Photos of their chimney shows damp and also on the opposite side of their house which isn't a party wall with mine but has rising damp on it. The dining table was in the way so hard to see much and I didn't dare ask for it to be moved as the house was full of Polish people having a party and the lady was hesitant to let me in!