Exterior inside wall treated for rising damp. Scammed? 12 months until decorate?

[WillShatsWig]

Also, 2 pics of the top of the bay window as requested.

 

[foxhole]

His report said the following:

Survey Report

Thank you for inviting ****** to carry out a damp survey on: ********
.
The above mentioned property is a terraced house constructed of random stone/brick masonry under a tiled roof.

Rising Damp

Accessible walls were tested with a hand held moisture metre and positive damp readings were noted in the walls and skirtingb oards. The dampness was varying in heights and obvious damage was noted to the internal decorative finish.

The reason for the dampness is due to moisture travelling from the ground floor walls by capillary action and causing the plaster workt o be affected by hydroscopic salts and these salts have the ability to absorb the moisture from the surrounding environment.

Recommendations:

To rectify the dampness it is recommended that the defective contaminated plaster is removed to a height of 1mtr and floor to ceiling where necessary and a silicone injection damp proof course is installed followed by the associated specialist re-plastering
incorporating a salt inhibitor and damp membrane system where necessary. The reason that re-plastering needs to be undertaken after ***** works is due to the existing internal plaster work being contaminated with hygroscopic salt and these salts have the abilityt o absorb the moisture from the surrounding environment.

Fairy story.

 

[JohnD]

Do the damp patches coincide with the patio and porch roof?

Mark the outside pics to show where the damp is.

Pour water on those roofs to see where it runs.

 

[WillShatsWig]

This is where the damp on the walls is. Below this line. And seems to be coming from the ground up.

 

[WillShatsWig]

The corner bay window damp is the vertical rectangle here, and this part of the bay window.

 

[WillShatsWig]

I poured water from the bedroom window on to the bay ceiling, and it poured off the front two corners (as expected?).

 

[JohnD]

The corner bay window damp is the vertical rectangle here, and this part of the bay window.View attachment 348195View attachment 348196View attachment 348197View attachment 348198

that is what I was thinking of. I don't believe that is "rising damp"

I believe it is rain penetration arising from the bay roof where it joins the wall. With a ladder, you should be able to see if there is a wet crack, and if lead flashing is turned up against the wall from the roof. Tar products and mortar fillets will have failed by now and may have been hidden by paint.

scrape away the mortar at the level just above and just below the airbrick. The original DPC is pretty sure to be in one of those places. It is not unusual for numbskulls to raise the level of ground or paving against walls so it bridges the DPC. If you have a large drill you can drill into the mortar just above the DPC and see if rainwater runs out.

Black paint at the foot of walls is usually done to hide (it does not cure) damp. By blocking evaporation, it forces damp inwards and upwards in the wall.

Presumably your house has cavity walls? If so they will be 11 to 13 inches thick. Are you able to lift a floorboard against one of those damp patches? Can you detect airflow through the airbricks?

 

[foxhole]

Like John said , thru window frame then tracks across .Moisture falls thru wall when it reaches the ground it finds the easiest way out .

 

[WillShatsWig]

So, you both think that the whole issue of damp in the window bay (from window sill to the ceiling), and the damp all along the internal front wall to the front door could be from the window bay?

I was thinking it could be two separate issues.

 

[Koolpc]

Never accept the solution by a damp proof company who also sell their work etc....

Independent expert is better.

Maybe ask family / friends to recommend a good builder to give you advice...shop around....

 

[WillShatsWig]

So cancel the damp proof "expert" who was coming on Friday, and find a decent general builder to take a look?

I had no idea who to approach, that's why I went straight to a damp "specialist".

 

[WillShatsWig]

I messaged him this morning asking:

Could you please let me know what's being put in place to stop the source of the water that's causing the damp?

The reply was:

"Hi -(DPC-injection.)"

I then replied with:

Don't we need to find out where the water is coming from first?
For example the damp from the bay window to the ceiling won't be rising damp, will it?
Could that be coming in from poor draining above the bay window?

The reply I got was:

"If So I Can Seal that as Well. It s a Combination of moisture ingress."

 

[JohnD]

I messaged him this morning asking:

Could you please let me know what's being put in place to stop the source of the water that's causing the damp?

If he is a person who makes his living out of selling silicone injections, he may not be in the habit of identifying and repairing leaks and other building defects that are the true cause of damp.

 

[ree]

OP,
Graham Coleman, Remedial Technical Services, Sherborne, Dorset DT9 3SH.
The following numbers were good some years ago:
Mobile 07885 765 142.
Landline 01747 840 715.

If Graham has retired then he could point you in the right direction for another Independent Damp Surveyor.
If Coleman is still working then he is an outstanding Independent Surveyor of long professional service.

 

[WillShatsWig]

@ree , thank you. However, the postcode you give is almost 100 miles away from me. I'm in the EX32 area.