I recently attended a property in Hampstead London, to survey a dry rot problem, a terrible thing to find in your home, this being caused by the ingress of water from a new terrace roof, we were glad to give the first survey free, but we made a small charge for a much more in-depth destructive survey, in order to form a plan and estimate for the works. take a look at the images,
the client turned out to be lucky as the dry rot had not reached below the floor, although it had caused substantial damage to the window,.floor and skirtings, they were also lucky to be covered by the insurance policy they had in place, as this is sometimes a problem.
51% of renters have experienced damp or mould in their homes
1st April 2019 – The Homes (Fitness for Human Habitation) Act came into force on 20th March 2019. According to the UK Government, the purpose of this Act is to ensure that rented properties are:
fit for human habitation’, which means that it’s safe, healthy and free
from things that could cause you or anyone else in your household
serious harm. For example, if your house or flat is too cold and you
can’t heat it, this can affect your health.
The Act provides tenants with enhanced rights to take action against
landlords who fail to ensure that their properties are ‘fit for human
habitation.’
Safeguard Europe wanted to know what proportion of tenants were aware of their new rights and also to find out which building defects they had experienced which might render their home not ‘fit for human habitation.’ Working with leading pollsters, YouGov commissioned a poll of 1154 tenants in the UK who currently rent their home from a private landlord, housing association, or local authority.
With regard to awareness of the new Act, headline figures were as follows
65% of respondents were not aware of the new Homes (Fitness for Human Habitation) Act 2018
42% of respondents would be more likely to complain
to their landlord/ housing association about defects in their rented
home a result of the new Homes (Fitness for Human Habitation) Act 2018
Government guidance related to the new Act highlights a number of problems and defects that can affect rented properties, potentially making them ‘unfit for human habitation.’ YouGov asked the tenants which of these they had experienced in any of the properties that they had rented. The results are shown in the graph below:
The top response was “Damp and Mould” at 51.48%, showing that this continues to be a major issue in the rented sector.
Drilling down into the data, an unexpected observation is that
tenants with higher monthly rent bills are more likely to report having
suffered from damp and mould:
Those renting from private landlords were more likely to have experienced problems with dampness and mould than those renting from housing associations or local authorities:
% experienced damp and mould by landlord type:
Renting from private landlord 55%
Renting from local authority 46%
Renting from housing association 46%
This may be a reflection of the fact that previous attempts to improve the quality of rented accommodation (Decent Homes Standard, etc…) have tended to focus on housing associations and local authorities rather than the private rented sector.
Commenting on the findings of the survey, Safeguard Europe’s Managing Director, Hudson Lambert said:
Although it is disappointing that 65% of tenants are unaware of the new
Act, it is still early days as it only came into law a few weeks ago.
Sadly, the fact that damp and mould topped the list of defects affecting
rented properties came as little surprise. In many cases, these
problems can be easily resolved through early intervention and regular
maintenance. However there is a tendency to allow them build up until
they become critical, at which point they can be more costly and
complicated to resolve.
we will look at each of these groups and consider whether the cause is likely to derive from condition and design of the building itself or from the activities of the inhabitants. Structural damp
This category covers dampness that penetrates into the structure of the building, either from the ground or from rainwater. Examples include rising damp, rain penetration, groundwater penetration into basements and leaking roofs. Most structural damp issues occur due to lack of maintenance, poor detailing when buildings have been extended or modified or from buildings being poorly designed in the first place. For this reason, in most cases, it is reasonable to say that it is the responsibility of the landlord to ensure that this type of dampness is dealt with. Unfortunately there are a multitude of routes through which rainwater or groundwater can enter a building, especially in the case of older solid-walled buildings such as those from the Victorian era. Examples include: Lack of a damp-proof course Porous masonry – i.e. under-fired bricks, porous stone or porous mortar Cracks Defective pointing Unfilled joints and perpends Defective seals around doors and windows Holes in walls – e.g. where cables or pipes protrude Defective render Missing tiles Defective guttering
With all of these examples, prevention is normally better than cure and it is a good idea to try and deal with them at the same time as carrying out other works to a building, in order to minimise costs. For example, if you are replastering a room in a building that doesn’t have a damp-proof course (DPC), installing a new DPC using Dryrod Damp-Proofing Rods at the same time is a simple and cost-effective intervention compared with having to deal with a rising damp issue in the future. Likewise, when a building is scaffolded for painting, always take the opportunity to look at the condition of the external walls and carry out any necessary repairs. As a second line of defence, consider the use of damp resistant plastering systems on internal walls. Standard gypsum-based plasters are very susceptible to moisture damage, but specialist plastering systems are now available that are specifically designed to resist dampness. Escape of Water Dampness caused by escape of water most commonly derives from leaking plumbing or appliances – typically:
Water tanks Water pipes Central heating Domestic appliances such as washing machines or dishwashers Ascertaining whether fault lies with the landlord or tenant requires the use of a bit of common sense. Generally, if the fault has occurred due to lack of maintenance, the fault will lie with the landlord. In many cases, damage caused by escape of water will be covered under home insurance policies. Condensation & Mould
Dampness caused by condensation, and the resulting mould problems, are likely to be the most contentious issue raised by the new Act. There are a number of factors that contribute towards condensation risk in buildings, some of which are likely to be regarded as the responsibility of the landlord. However, tenant behavior also plays a major role. Condensation occurs when moisture-laden air comes into contact with cold surfaces, causing the moisture within the air to condense into liquid water. Although it is a problem in its own right, it is the resultant mould growth that tends to cause the most concern. Due to their inherent design, some buildings are more susceptible to condensation issues than others and it can even affect modern buildings. Landlords can help minimise the risk of condensation by ensuring that walls are well insulated, as increased wall surface temperatures mean that condensation is less likely to occur. Supplying adequate ventilation is also essential, as it replaces moisture-laden air from inside the building with air from outside the building, which is actually drier throughout most of the year.
However, for condensation problems to be resolved, a certain degree of co-operation from the occupants of a building will usually be required. Insulation measures will be of little use if tenants do not heat a building at all, which, sadly, is a common occurrence due to fuel poverty. Mechanical ventilation systems are also of little use if tenants turn them off, due to concerns about running costs or noise. For these reasons, it is sometimes necessary to treat the symptoms rather than the cause and use fungicidal washes and fungicidal paints. These don’t deal with the condensation itself, but will help alleviate the resultant mould growth, which is what is usually the primary concern of the tenant
Black mold, Its bad out there at the moment, that is for condensation problems, in your homes, especially when it leads to the black mold problems, fungi growing on the damp walls .behind wardrobes even under your beds, to cure the problem we have to look at good ventilation or insulation, usually both,as cold bridging of the external walls often causes the moisture in the atmosphere to condense on to the walls or ceiling, giving a perfect environment for the Black mould to flourish. Stachybotrys is a genus of molds, hyphomycetes or asexually reproducing, filamentous fungi, now placed in the family Stachybotryaceae. Historically, it was considered closely related to the genus Memnoniella, because the spores are produced in slimy heads rather than in dry chains. The spores are harmful, causing respiratory to young and old.
38 percent of potential house purchasers would withdraw their offer on a house if it suffered from damp – YouGov
A poll carried out by YouGov on behalf of damp-proofing product specialists Safeguard Europe has found that 38 percent of people would withdraw an offer on a house that they were considering purchasing if it was discovered that it suffered from damp.
Even where potential house buyers were prepared to continue with the purchase, a substantial discount would be expected to compensate for the cost of repairing the damp problems. 48 percent of respondents said that they would expect a price reduction with 18 percent expecting a price reduction of 20 percent or more – equating to more than £42,000, based on the June 2016 UK average house price of 213,927.
38 percent of people would withdraw an offer
In areas of the country where property prices are particularly high the effect would be even more dramatic – for example, a 20 percent price reduction would equate to almost £115,000 in inner London where the average house price is £574,915
According to Hudson Lambert, Managing Director of Safeguard Europe, the key message that comes from the survey is “Fix damp before selling”.
We already knew that damp was a big turn off for potential house purchasers. However we were still surprised at the degree to which it affected purchasing decisions.
The fact that so many people appear to be willing to walk away from a house purchase or expect a price reduction of tens of thousands of Pounds would indicate that people’s perception of the cost and difficulty of dealing with damp problems is overblown.
In reality, most damp problems are relatively straightforward to deal with. Product developments such as damp-proofing rods and damp-resistant plaster systems have made the treatment of common forms of dampness easier and more reliable than ever before. Even in extreme cases where dampness is widespread in a property, it is rare for treatment costs to run into the tens of thousands.
For this reason, it would seem that most sellers would be best advised to treat any dampness issues before placing their properties on the market as this will allow them to attract the most buyers and achieve the best price.– Hudson Lambert – Managing Director of Safeguard Europe
Other Findings
87% of people would be put off making an offer on a property if it suffered from damp problems. This topped the list ahead of Small Room Sizes (65%).
49% of people have experienced damp problems in a property that they have lived in.
The top 5 damp-related issues that would deter people from putting an offer on a property were Mould & moss growth (76%), Damp patches and salt marks on walls (73%), Warping of timber (68%), Crumbling plaster or render (67%), and possible negative health effects (66%).
Resources
YouGov Data
More than 1250 UK respondants took part in the poll which aimed to find out what people look for when buying a new home. Approximately 60% were homeowners and 40% non-homeowners. The full data from the poll can be downloaded below (YouGov - All). The data is also available filtered into homeowners and non-homeowners.
Safeguard Europe Newsletter March 2015. In this issue: safeguards new certification for Stormdry, Granted 25 Year Certification
Stormdry Masonry Protection Cream is the only BBA Approved Colourless Masonry Water Repellent
The British Board of Agrément, the UK’s foremost body for the testing and certification of construction products and systems, has granted certification to Stormdry Masonry Protection Cream after months of extensive testing. The certificate confirms that a single coat application of Stormdry will be effective for at least 25 years.
Stormdry Masonry Protection Cream is the only colourless masonry water-repellent that has been approved by the BBA. The special testing performed by the BBA took into account the following factors:
25 year durability – Stormdry has been certified as effective for 25 years with a single coat
Water repellency – Stormdry resists the uptake of water into masonry from driving rain
Freeze/Thaw resistance – Stormdry is resistant to the effects of freeze/thaw cycling
UV resistance – Stormdry is resistant to the effects of UV radiation
Condensation risk – Stormdry is breathable and does not increase the risk of condensation
The certificate (cert no. 15/5198) covers not only Stormdry Masonry Protection Cream but also Repointing Additive No.1 and Repointing Additive No.2. The 25 year certification is in line with the performance requirements for insulation under ECO/Green deal, which Stormdry can help to protect.
It is this kind of assured performance and durability that has lead Stormdry to be used by councils, trades people and homeowners alike. No other masonry water repellent offers the same BBA approved performance.
For more information on exactly what is included in the certification, we recommend reading Stomdry’s BBA certificate. To see the BBA approved performance for yourself, ask for a free sample.
Take a look at the video and discover our new plastering system from safeguard.It saves time and time is money.
Dryzone re-thinking plastering.
A new cutting edge way to approach plastering for rising damp remedial work,less mess than sand and cement,a faster,more cost effective way of solving the problem when
re-plastering your walls.
The usual problem of waiting to redecorate straight away are a thing of the past.Thermal values far out reach that of conventional sand and cement Plastering.
In this blog we intend to help our visitors where ever possible.
We Know how tough it can be,when moving house or moving into new premises,only to be greeted with some sort of maintenance problem.We intend to make this as painless as possible.
If you have any questions please do not hesitate to call or email our details are on the contact page.Or leave a comment below.
