Damp solutions - sources not removable – experts please

[tree]

The original part of my house was built sometime before 1742 and has random stone, rubble filled walls and naturally, no proper DPC. There is no question about the presence of damp (the evidence is all too clear), but the issue is the correct remedial treatment. Everything I have read (particularly on this forum) tells me that modern chemical solutions are unlikely to work.

My research also tells me that the place to start is identification/elimination of sources of damp. I certainly have a number of these, some of which may have solutions and some of which probably will not. This may mean ‘living with’ the remaining problems.

While the property is detached, I only own the land on one side. One of the other walls is directly adjacent to a sloping tarmac lane which is undrained. On this wall, interior floor levels are just above the outside level at the closest point. The other two sides both have guttering downpipes draining from my roof directly onto the adjacent land (earth) belonging to my neighbour - there are no drains, but internal floor levels are well above outside earth levels. There IS mains drainage on the one side that I own.

Probably of most significance, is that the house stands on a sloping site, under which water courses are known to run. This probably means that my rubble-filled cellars are also filled with water! The floors are (now) solid, which presumably, forces any moisture beneath to the walls.

Actually documenting these issues is frightening in itself, particularly as it may not be possible to eradicate all of the sources of damp. Does anyone have any views and, in particular, can anyone recommend a suitable expert. I have already been disappointed by previous ‘experts’ and I much prefer to pay just once (more) for the definitive solution(s). Incidentally, I live near Chesterfield.

 

[MdB]

I have similar(ish) problems and would suggest the following. Others will correct me I am sure if I am wrong. (knew nothing about this a few months back - some would argue I still don't....)

if damp problems are at bottom of walls then....

Down pipes - Reroute so they discharge a distance away from the building.

Drainage - consider lowering ground levels where possible. Consider fitting french drains which lead away from building.

Floor - assume you mean non breathing concrete - Consider removal around walls and replaced with limecrete.

Celler - remove rubble so as to drop water level. Fit pump to drop water level further.

if damp problems affect the wall from top to bottom then you have water coming through the walls so ....

Pointing - check type / ability to shed water.

Water splash - from gutters etc. maybe wind blown.

Read the damp FAQ....

 

[Matt Green]

MdB has pretty much covered the majority of solutions that won't cause lasting damage. Given you don't own the land adjacent to the building on one side I can see your hands tied in this somewhat.

You say you have signs of damp- I take from this your decorations are failing. what finishes are on the internal walls and what finishes do you want or are you expecting? If we know your ideal end -point we might be able to point you there.

I can't help but feel that unblocking and thoroughly ventilating the cellar would relieve a lot of the water pressure on the walls above. The only reason the water is currently evaporating through your ground floor walls (which is presumably what is happening) is that it has nowhere else to go. give it somewhere and there will likely be less of a problem.

And you get another room to boot. Job's a good'un.



Matt

 

[NT]

Dont assume its rising damp, most such are condensation or penetrating damp.

Look for interior sources of damp and minimise them, even simple things like using lids on pans make a difference.

finally a dehumidifier can help, but it must be set to a sensible RH, dont use them to create unnecessary levels of dryness or timber warping can occur.


NT

 

[tree]

Guys, many thanks for taking the trouble to read and offer advice on my problems. I understand all that you are saying, it's just that I don't think a number of the obvious solutions are practical because of the characteristics of my site.

Re-routing downpipes is a possibility, but problematic when all three sides of the building that I don't own do not have mains drainage. My neighbour is entirely 'drain-free', as is the adjoining lane.

Lowering the ground level on the one offending side would mean persuading the council to relandscape the lane, which is already quite a steep slope.

I really don't think it is practical to dig out the cellars - I have no access to them saving digging straight down through the floors. Digging up the floors around the walls sounds promising.

As always, it's difficult to advise without seeing the site/property and I think my best bet is to get someone along who is an expert in these things. This expertise may need to include how to live with rather than correct the sources of the damp.

As you will know, not all those claiming expertise really have it. So, I wondered if anyone can recommend anyone in my area(ish)? I am happy to pay for a knowledgable assesment, but not from someone who says they know what they're talking about, but don't. You may detect the irritation of previous experience!

Thanks again

 

[chuckey]

You have a lane next to your house, no verge? Chat up your neighbours and dig down to the top of you foundations or 6" lower then the floor level. install a 3" perforated drainage pipe at the bottom, two sheets of DPC vertical either side of the pipe (stops it filling with earth, the top of the sheets against your walls and back fill. The only proviso is that the lowest part of the pipe must be some where convenient, like on your property or on the verge. This should allow the soil to drain and hopefully reduce (but not cure) any low level damp you have.
I did this on my property, but the trench at one corner of the house was 62" deep, one side in a farmers field, the other in my garth. The outlet is on the "verge" because its the lowest point.
Frank

 

[NT]

I see there are some things you can do, though your options are limited. Dehumidifiers can be effective too.


NT

 

[tree]

Thanks again guys. Any suggestions re an expert to come and have a look - Chesterfield Area?