Condensation on walls

[EdT]

Our new-ish flat that we let out seems to have been built with too little ventilation. We could whine to the builders til we're blue in the face about them cutting costs etc, but realistically think we're better off just getting on & treating it. I gather there's a decent anti-fungal treatment that can be painted on before decorating - any tips guys?
Ed

[Horse_Apple]

EdT said:

Our new-ish flat that we let out seems to have been built with too little ventilation. We could whine to the builders til we're blue in the face about them cutting costs etc, but realistically think we're better off just getting on & treating it. I gather there's a decent anti-fungal treatment that can be painted on before decorating - any tips guys?
Ed

No point in re-decorating until you've fixed the cause, to be honest.

[Busamav]

your newish flat is highly likely to have trickle vents in each room , probably in the window frames .

Have you checked these are open ?

[EdT]

Horse_Apple said:

EdT said:

Our new-ish flat that we let out seems to have been built with too little ventilation. We could whine to the builders til we're blue in the face about them cutting costs etc, but realistically think we're better off just getting on & treating it. I gather there's a decent anti-fungal treatment that can be painted on before decorating - any tips guys?
Ed

No point in re-decorating until you've fixed the cause, to be honest.

The Builders have removed a brick from the outside wall & looked in - all day - and have checked (albeit a small) amount of the lining below the floor. Next step, if we want, is for them to take the floor up. Trouble is it's sitting there empty now but the mortgage payments continue so costing us dear. Further investigation may find something.. eventually.. but may not. Cant really afford to have it empty too long. The condensation issue - we think - could be managed as long as tenants play by the rule (i.e. more ventilation going by opening the windows now & then)

[EdT]

Busamav said:

your newish flat is highly likely to have trickle vents in each room , probably in the window frames .

Have you checked these are open ?

They were open. Had a 3rd party damp chap look in the other day - reckoned the vents not up to the job as so small. Is a 1 bed flat but only 2 pairs of vents in total.

[Horse_Apple]

EdT said:

Horse_Apple said:

EdT said:

Our new-ish flat that we let out seems to have been built with too little ventilation. We could whine to the builders til we're blue in the face about them cutting costs etc, but realistically think we're better off just getting on & treating it. I gather there's a decent anti-fungal treatment that can be painted on before decorating - any tips guys?
Ed

No point in re-decorating until you've fixed the cause, to be honest.

The Builders have removed a brick from the outside wall & looked in - all day - and have checked (albeit a small) amount of the lining below the floor. Next step, if we want, is for them to take the floor up. Trouble is it's sitting there empty now but the mortgage payments continue so costing us dear. Further investigation may find something.. eventually.. but may not. Cant really afford to have it empty too long. The condensation issue - we think - could be managed as long as tenants play by the rule (i.e. more ventilation going by opening the windows now & then)

The only certainty here is that a tenant won't play by the rules.

I wouldn't think it prudent to rely on some chimp to give the slightest care about your property.

It must be better to protect your investment by creating better ventilation.

[EdT]

Horse_Apple said:

It must be better to protect your investment by creating better ventilation.

I agree - but my bank account doesnt

[B17NNS]

If the flat has been recently built it should comply with the current (strict) regulations regarding ventilation.

Might be worth a call to building control telling them that you are concerned that your flat does not meet their regulations and would they mind having a looksee.

Is anyone in a similar property having similar issues or is it just your flat?

[EdT]

B17NNS said:

If the flat has been recently built it should comply with the current (strict) regulations regarding ventilation.

Might be worth a call to building control telling them that you are concerned that your flat does not meet their regulations and would they mind having a looksee.

Is anyone in a similar property having similar issues or is it just your flat?

Is building control a governing body, or the builders of the flat themselves do you mean? So far the NHBC have been over a couple of times to do the checks listed above; not convinced they no which way is up.

Apparently there are a few others having problems.

[Busamav]

EdT said:

Busamav said:

your newish flat is highly likely to have trickle vents in each room , probably in the window frames .

Have you checked these are open ?

They were open. Had a 3rd party damp chap look in the other day - reckoned the vents not up to the job as so small. Is a 1 bed flat but only 2 pairs of vents in total.

Should be 10,000 mm2 free ventilation per room nowadays, was 8000 up to a year or so ago , so it could be thats what applies to you.

plus an extract fan / cooker hood to the kitchen and also a fan top the bathrooms / utility areas

[robinhood21]

I would wash the walls/affected areas with warm water and a splash of bleach. When dry, paint with Dulux bathroom paint. This should help with the prevention of mould and, can easily be washed down if it does reappear. Would suggest that you also pursue the builders to rectify the cause.

[mk1fan]

I'd say it was the tenant(s) causing this too.

Adding additional ventilation won't help unless it can't be closed or blocked off by the tenant. Was there a problem before or have you bought and let straight away?

Having similar issues with the OH's property at the moment. Tenant's are continuosly washing and cooking. Refusing to turn the heating on (although less of a problem during the summer) as they can't afford to run it(??). Turning off the humidistat controlled extractor fans (cost of electric) and refusing to open windows. Put in addition through the wall vets and they cover them up. The place is a mess and the tenant's are blaming the OH.

Had some work to do in the shower room and left a de-humidifier running in there for three weeks - removed about three leitres of water a day. Two months later the place is a mouldy mess again.

[EdT]

Busamav said:

plus an extract fan / cooker hood to the kitchen and also a fan top the bathrooms / utility areas

The bathroom is, surprisingly, OK. It's the bedroom & living/dining room that are bad. However, these rooms are against outside walls whereas the bathroom is internal. Dont think it was built as well as it could have been

[EdT]

robinhood21 said:

I would wash the walls/affected areas with warm water and a splash of bleach. When dry, paint with Dulux bathroom paint. This should help with the prevention of mould and, can easily be washed down if it does reappear. Would suggest that you also pursue the builders to rectify the cause.

good tip many thanks

[EdT]

mk1fan said:

Was there a problem before or have you bought and let straight away?

yes, but very minor is one corner. It's been let for last 18 months & they moved out due to the condensation. Like you say, it people that cause the problem, either knowingly or not, but the mortgage demands there are people paying rent on it!

[toomuchbeer]

You need to get to the root of the problem, as condensation on the walls will not go away on it's own. Condensation is caused basically by two means, airbourne vapour or damp passing through the wall.

The funny thing is, the bedrooms are the mostl likey places to get it, as we sleep there our breath provides the moisture, 1 and half litres per peron, if my memory seves me correct. If the specialist you got round say's there's not enough ventilation, then you need to install more vents.

You say the proporty is newish, and you are obviously talking to the builders, then maybe there is something you can get them to do. All building if new or refurbished, needs approval from the local council by the Building Control Department, it's worth giving them ring.

If not, and you need something done quickly, get a vent put in the outside walls.

[anonymous-user]

If this is an empty flat it where is the water vapor coming from? I'd imagine that this building has become saturated during the building process and there may well be a high level of moisture in the building fabric! It sounds like this property needs time to dry out! Ive seen many other propertis that have not been made water tight and have had up to 300mm of standing water within inside rooms! these prperties have been finished and on the market 3 months later.

[EdT]

MonkeyMatt said:

If this is an empty flat it where is the water vapor coming from? I'd imagine that this building has become saturated during the building process and there may well be a high level of moisture in the building fabric! It sounds like this property needs time to dry out! Ive seen many other propertis that have not been made water tight and have had up to 300mm of standing water within inside rooms! these prperties have been finished and on the market 3 months later.

Sounds about right.. build fast & sell quickly as possible.

It's been empty for about 6 weeks now.. the walls didnt seem any worse than last time we looked which was good news.. so perhaps with some bathroom paint, extra vents & asking new tenants PRETTY PLEASE to allow some fresh air it will be OK

[Wacky Racer]

In the mean time buy or hire a de-humidifier.....Don't cost a fortune to run and will pay for itself in thhe long run, but ventilation is the key really.......

[mk1fan]

Any additional ventilation you fit make sure that it can't be blocked or obscured by a tenant - which is hard admitedly. Even with the minimum background ventilation as required by the Building Regs you can stil get condensation.