Dealing with damp
Dealing with damp means finding where moisture comes from, improving ventilation, and using materials to stop it and prevent damage
Where condensation is mainly caused by everyday activities in the home, dampness is usually a result of building defects. That means tenants really have no control over damp and it can be a problem even if they’re ventilating and heating the property adequately during their tenancy.
There are three key reasons damp needs to be addressed:
Prolonged damp exposure can lead to structural issues with the property, so acting sooner rather than later is extremely important
Damp walls act as a heat conductor, which can sap warmth from a room so tenants will feel colder and may have to spend more on extra heating
Damp surfaces attract mould spores, which can be extremely unsightly and may pose a risk to your tenants’ health
Rising damp
This is where moisture in the ground is gradually absorbed into the floor or walls of a property and it’s what damp proof courses are designed to prevent. Rising damp usually affects older properties over time, where damp proof coursing or membrane was never installed or has failed. As the moisture rises up through the mortar and masonry, it appears on the inside walls of the ground floor, up to a height of about a metre.
Penetrating damp
This is where water leaks into the property from outside, usually through cracks in the brick work or tiles. If there are damp patches on the upper walls or ceilings, it will be penetrating damp.
It can come from a variety of sources, including:
blocked or broken guttering that causes rainwater to run down the outside of the walls and gradually seep inside
external plumbing issues – cracked or weathered piping introducing water into the property
gaps or cracks in a window frame
faulty construction, e.g. a basement not being properly waterproofed
With both types of damp, it’s important to identify and treat the cause as soon as possible, to avoid further damage and make sure your tenants’ health isn’t put at risk.
Signs of damp in a property can vary, but here are some common symptoms:
A ‘damp’, musty smell
Dark or discoloured patches on walls or plaster work
Damp patches that spread upwards from the base of the wall
Brown or yellow staining or a ‘tide mark’ on the wall
Walls or ceilings that feel cold and wet to the touch
Peeling wallpaper and/or paintwork
Damaged/blistered plaster or skirting boards
If your property is showing any of the signs above , the best advice is to seek help from a damp specialist.
You or your trusted handyman may think you know what’s causing the damp, but it’s not always possible to tell how serious the issue might be simply from looking at it.
Ideally you need a qualified surveyor who is a member of The Royal Institution of Chartered Surveyors or The Residential Property Surveyors Association (RPSA).
The cure may be as simple as repairing broken guttering and letting the wall dry out, or it may require having a damp proof course renewed.
Depending on how easy that is and the damage done to date, this may mean replastering and redecorating.
However, it could be more complicated than either of these fixes and sadly, the idea that you can just paint over damp or mould is unlikely to get rid of the problem!
If water has been soaking through walls or flooring for some time, there could be structural damage that’s not visible. And because mould can grow and spread in damp conditions behind wallpaper and tiles, you might not even know it’s there.
So, for any damp-related issues, contact a damp specialist. Make sure they are suitably qualified company, ideally a member of RICS or the RPSA and for anyone that carries out remedial work, they should be a member of the Property Care Association.
If damp problems are left unchecked, it could cost you dearly as a landlord, both in terms of property damage, adverse effects on your tenants’ health and fines by the local authority if you don’t get it fixed.
However, the best cure is prevention, and there are a number of ways you can help avoid damp creeping into your rental property.
Make sure any damp proof course is still within its warranty/guarantee period
Make periodical property inspections during every tenancy, or make sure your managing agent does this on your behalf. Tenants don’t always report small issues, so visiting the property every six months (possibly 12 if it’s become a long-term tenancy) gives you/your agent the opportunity to identify and then rectify any issues before they escalate
Make sure that the property is in a good state of repair ahead of winter, when it’s most vulnerable to damage by the elements, by checking for common problems that can easily lead to damp:
Leaking roofs
Blocked guttering
Blocked or cracked pipes
Evidence of rising damp
Ineffective damp coursing
Blocked or overflowing drains
Make sure the property is well insulated
Make sure the heating system is well maintained and serviced annually
Fit extractor fans in areas with high moisture content, such as the bathroom and kitchen
In areas that are partially prone to moisture – e.g. a laundry room or where tenants tend to dry clothes – it may be useful to invest in a dehumidifier.
Although this is an additional cost, it could help save money in the long run.
DIY solutions
Consulted a professional
Improved insulation
Other