Forum Topic

More Damp

Can anyone help, please.  We had a loft conversion done 6 years ago and over the past 18 months to 2 years there has been a leak in our 1st floor window (above the window and below the loft conversion) but the window itself is good.  We re-sealed it too.  However, slowly, slowly the leak returned and now, the whole wall externally and internally on the side of our semi is a soaking mess.  The paint on the outside is bubbling from underneath (it's rendered where the loft conversion was built and I've done enough research to know the water is trapped underneath the paint somehow).  The other part of the wall, brick is soaking too.  Inside, we now have huge damp patches.It's the whole wall, which is very long, not a patch of damp, but the whole wall.  The roof looks good.  There is no guttering on that side of the wall, only the rendering.  The builders scratch their heads and were willing to write us off as "it's normal".  Well it isn't and I'm mad as hell about it.  They are now thinking about what the causes can be and whilst they do that......anyone out there who might know what the cause is please?

Angela White ● 4583d20 Comments

Has anyone gone up a ladder to look at the roof and wall junction that isn't the original builder? If there is nothing obvious then you have to start cutting holes for inspection. There should be a track of staining. Follow the track to source.

Steven Diver ● 4580d

Thank you so much, Steven.  Very useful.  Yes, we've had a roofer up there and he's said the roof is fine and has blocked every tiny crack and hole.  Still more damp.  We think it's the rendered wall itself.....we're not builders but research seems to point to the ingredients used for the rendering.....perhaps it's a cement render, which in that case would act like a sponge.  We will, however, look at cutting holes to inspect, thank you again.

Angela White ● 4580d

Did you get a guarantee from the builder for some years after the work was done?

John Pollastrini ● 4580d

http://www.petercox.com/damp-proofing.phpWe used these people when we bought our flat. Their work is guaranteed.

Bob Crossley ● 4580d

Yes, John, we did get a guarantee.  However, it was built 6 and a half years ago and the guarantee has expired BUT if the fault is what we believe it might be (the rendering) that takes time to show itself, so the problem has been there for some time and therefore it's not like it's "broken" but more that it wasn't fit for purpose.  If, of course, it is the rendering.  It may be something else, but we cannot think what.  Whatever it is, it's a massive problem and not localised.

Angela White ● 4580d

Thanks Bob.  Will call them.  Problem for us is, it's not about ridding our home of the damp, but finding the cause first.  Thanks anyway.

Angela White ● 4580d

Perhaps your insurance company could send an engineer to inspect the damage/trace the fault?

Maria Pettit ● 4578d

Thank you, Maria, will do.

Angela White ● 4578d

Well, we're convinced it's the rendering that's at fault now, having had many experts up on the roof.  However, the company are dragging their heels and keep promising emails, reports, analysis, etc.  Any suggestions on how to get them to take action, other than me sitting in their offices?  They're a well-known company, not a 2-bit crew, so have plenty of experience and the money to back them.  Although the guarantee may have run out, the wall isn't fit for purpose and clearly hasn't been from the day it was built.  Therefore, they are responsible.

Angela White ● 4576d

A few people have kindly emailed me directly to make suggestions - thank you.  It seems we do have legal advice/insurance coverage in our buildings insurance, so we will pursue that if we have to.  Any further suggestions are very much welcomed, thanks.

Angela White ● 4576d

Thanks to those who gave me advice by email and some names for specialists in damp and building matters.The company have washed their hands of us, trying to duck and dive responsibility.  They say it's not the roof despite massive leaking inside the house from the top floor.  They gave us a report in which they say they believe it's the paintwork (can't be) or the window (can't be) and furthermore have washed their hands saying their own contractor is the person we had the contract with (not so....they are the main contractor and a big company).  We've had 2 specialists in damp and leaks look at the issue and they've both found the roof to be to blame....the tiles put there by the loftroom people were too small and not adequate for the job.  I've asked them to come out again and this time look at the roof but they've not responded.  Any further advice greatly welcomed!  Thanks all.

Angela White ● 4571d

Publicity or the threat of it has worked on occasion. I have had success also writing to the CEO's with copy to the manager of the department you are dealing with. Mention in passing the  organisation you work for. Even use their letterhead or email address if you still have it. A solicitors letter might also help. Checkout www.ceoemail.com for email address of CEO

Bob Crossley ● 4571d

Twitter can be very effective - companies really don't like it if you tweet madly about their short-comings (the defence of truth is absolute if they say you are defamatory)Isn't there a cowboy builders programme? Possibly made by Mentorn?Or the consumer section of the Observer

Sara Nathan ● 4571d

Yes, thanks Bob and Sara, great ideas.  I've called them and emailed again, so will give them a chance to respond, in fairness, then take action that you speak of.

Angela White ● 4571d

Get an estimate for the remedial work and then send your original company a bill for it.  I believe if they don't pay you can get the company wound up but I don't know all the ins and outs of the process.  However the first bit might get some action out of them.

G Meacock ● 4569d

BBC Watch Dog, Rogue Traders.

Nikki Howard ● 4569d

Thanks again G Meacock and Nikki.  We've been in touch with them again and they're asking for an insurance surveyor's report, which we're getting next week, so we'll see what happens then.  Thanks again.  Will post with update.

Angela White ● 4568d

They'll cave in, they're just testing you to see how serious you are.I bought marble tiles around 20 years ago which only manifested themselves as faulty and "not fit for purpose" about 12 to 18 months later - quite a relatively long time. As always, the Supplier tried to fob me off but 18 months later after "structured" Complaints, a complete new bathroom was fitted with new marble tiles, all at the Supplier's expense.Just keep at it and use the Complaint procedures outlined by "Which" and their ilk.

Rosco White ● 4568d

Hello, i got a texed message from Bruce about your problem, can i call round and have a look, (i am a qualified bricklayer)it sounds like the guttering or lack of could be the cause, have you any water tanks in the loft or roof areas?give me a call 077433 38091

walter coady ● 4567d

Hi Walter.  Many thanks for your details (sorry been away, so not replied).  Thanks for the offer of coming around - we will bear it in mind as we've now had 2 builders/roofers have a look at the problem and the original loft building company has now asked us to get a certified surveyor's report from our insurance company, so they can have a look at that and decide what they are going to do about it.I may be in touch (hopefully not!) but will also keep your details in mind for the future.  Thanks.

Angela White ● 4563d