Water above DPM, not exposed to rain

[redconker]

Hi - I am hoping somebody might be able to help me please. As you'll be able to see in the attached photos, I am getting water in brickwork above the DPM after heavy rain. The affected walls (to the left and right of my front door) are covered by a porch and it is not possible for rain water to splash this area. Internal walls are not damp or stained. I live on a hill with land raising behind my house, and falling away in front. The soil in this area is a mixture of heavy clay and chalk.

I've had this problem for a few years now and have tried many things to fix it such as:

1. Having some bricks removed to see if the cavity is blocked with building material
2. Looking to see if cavity wall insulation is causing problems
3. Having the DPM inspected and reinstalled in places
4. The roof has been checked, fixed where issues, or potential issues could arise
5. Lead repointed on porch roof
6. Porch roof inspected for leaks

So far the following people have investigated and tried to improve the situation:

1. Damp specialists
2. Architect
3. Roofer (couple)
4. Brick layers

I am wondering based on the hill and soil type if water is travelling beneath the house and a drainage issue is causing water to collect in this area. To try this would mean taking up the paving stones, digging down and inserting drainage and drainage material before putting it all back. As this is expensive I'd like to know if this sounds feasible before starting.

At this point, I'm not sure what to do next or who to get help from. If you have any ideas on something I may have missed, I'd appreciate the pointer please. Many thanks.

Porch

• redconker
• 2 Mar 2019

LeftFrontDoor

• redconker
• 2 Mar 2019

FrontDoor

• redconker
• 2 Mar 2019

BeneathFrontDoor

• redconker
• 2 Mar 2019

Aspect

• redconker
• 2 Mar 2019

 

[^woody^]

Have you had the main roof eaves felt checked and the verge?

Is there a DPC below that door frame?

Is that porch canopy original or retro fit?

Do the slabs below the front door get wet after or during rain?

What was the result of checking the cavity insulation - was it damp, does it go below dpc level?

 

[Dereekoo]

Before you go the full hog of putting any drainage in could you not just remove the slab, dig a 2 foot hole with a clay spade and insert a length of 6" pipe and monitor any rise/fall in water level after heavy rain. This may or may not prove you theory about water collecting in this area and give you a basis to decide on for your next move.

 

[redconker]

Have you had the main roof eaves felt checked and the verge?
Is there a DPC below that door frame?
Is that porch canopy original or retro fit?
Do the slabs below the front door get wet after or during rain?
What was the result of checking the cavity insulation - was it damp, does it go below dpc level?

Hi Woody - thanks for coming back. I dont know for sure if there is a DPC under the door. The Porch is original and yes, the slabs do get wet but not from above. I was told if the cavity insulation was at fault, it would bridge the cavity and I would see damp on the inside wall - is this not correct please?

 

[redconker]

Before you go the full hog of putting any drainage in could you not just remove the slab, dig a 2 foot hole with a clay spade and insert a length of 6" pipe and monitor any rise/fall in water level after heavy rain. This may or may not prove you theory about water collecting in this area and give you a basis to decide on for your next move.

Thanks Dereekoo - The slabs are cemented in but it might be worth a go. Thanks for coming back.

 

[Leofric]

So far the following people have investigated and tried to improve the situation:

1. Damp specialists
2. Architect
3. Roofer (couple)
4. Brick layers

What did these people say the problem might be ?
Is the dpc bridged by mortar ?

 

[redconker]

What did these people say the problem might be ?
Is the dpc bridged by mortar ?

Hi Leofric, the architect thought it was the roof. The roofer found and fixed a problem and look at lot for other issues. The brick layer replaced part of the DPC and told me that the rest was okay. The damp person said it's not raising damp. Thanks

 

[Dereekoo]

Thanks Dereekoo - The slabs are cemented in but it might be worth a go. Thanks for coming back.

Even if they are cemented in looking at the pictures it appears to be only a superficial infill of the gaps which a bolster and lump hammer should sort. Worst case scenario is smash out the slab and replace with new.

 

[redconker]

Even if they are cemented in looking at the pictures it appears to be only a superficial infill of the gaps which a bolster and lump hammer should sort. Worst case scenario is smash out the slab and replace with new.

Okay - good point, thanks. Does the water staining slabs not exposed to rain tell you anything?

 

[Dereekoo]

Okay - good point, thanks. Does the water staining slabs not exposed to rain tell you anything?

Unfortunately not

 

[arkie]

Have you put a spirit level on it, is it running away from the wall?

 

[redconker]

Have you put a spirit level on it, is it running away from the wall?

Hi Arkie, water is not running on the surface of the slabs even in heavy rain. Although they can look saturated it's not from above.