On Tue, 26 Dec 2017 23:58:28 -0800, clive.r.long wrote:
Hello all,
Without going into (much) detail, my ground-floor flat in 1970s
brick-walled self-contained block, had damp in one corner of a room.
With the assent of maintenance company, I had some work carried out
(Sika injection) on the external and internal walls. Currently I am
not sure 1) if the wall if "drying out", 2) whether the work done was
irrelevant or 3) (sleepless night scenario) the work done has made
the problem permanently worse, since damp has re-emerged internal on
one (very rainy) day.
My question is: what "rights" do I have to have the roof inspected and
can the freeholder / maintenance company refuse access for inspection?
I am trying to locate a competent, impartial, experienced building
inspector / surveyor in North London to advise on any recommended
further actions. I am in discussion with one surveyor as how to proceed.
Is there a specialist building / damp or legal forum I could go to for
advice before I start paying large amounts in professional fees? I
accept the information I gain through forums may be ill-informed opinion
but I am hoping someone who reads this can give me advice based on
knowledge or personal experience - or at least point me in the right
direction as to where to get help.
My current issue is that the parties concerned have different positions
on how to proceed
1) The builder wants access to the roof to inspect the coping stones at
the top of the parapet as he feels that could be the source of water
ingress. Ok, if that is true, how come the damp is not experienced by
the top floor flats? I have asked the occupants of the top floor flats -
I have only established contact with one flat owner at the moment - if
they experience damp, and they say no. I have left my phone number at
all flats asking for any information on symptoms of damp. Those I have
spoken to say the have temporary condensation issues fixed by opening
windows.
2) The building manager will not permit my builder access to the roof
citing insurance concerns/ restrictions. I understand this concern.
3) I have had a phone conversation and sent an email with some attached
photographs of the problem to a local building surveyor. I have asked
the surveyor for his fees.
My great concern is the work I have had done has actually made the
problem worse and is irreversible. My more immediate concern is if I pay
for a survey (one could argue it is the collective responsibility of the
block for such issues to be investigated - but I just want the problem
understood and fixed) without access to the roof any survey might not
locate the probably / possible source of the problem.
Any suggestions on how I can proceed?
Clive
How many storeys in the block?
You can hire cherry pickers very reasonably to go up the outside and look
without actually getting onto the property.
If you are worried about legal/insurance issues then I would hire someone
who is licensed to do a drone survey. In this case DIY is almost certainly
illegal as you are flying over other peoples' property.
I can't initially see a major issue with a builder inspecting a roof (they
do that kind of thing as a job) so I wonder if the Building Manager knows
that there is a problem and is trying to avoid it being discovered;
especially if it would mean a new roof.
Oh, is it a flat or pitched roof? That could make a difference in ease of
access if it is 8 storeys up and a pitched roof. Still, cherry picker.
One alternative is to remove on or more bricks/blocks from inside the wall
at the main point of damp. That would at least establish of there is
mortar on a wall tie bridging the gap. As you are on the ground floor you
could also remove a brick from the outside.
As far as I know cavity walls are expected to have some water running down
between the cavities at times. What should not happen is that the water
bridges across the cavity. So to me it is less important if the water is
coming from above or from directly outside. In either case it should not
be able to get from the outside to the inside. Of course, if there is a
problem right at the top which allows water to run all the way down the
inner wall then you could have problems, but even then the water should
run past your room and into the foundations.
Main thing is that if you have had the inner wall waterproofed and the
water is still coming through the area that has been treated then the
treatment has not (yet) worked.
Cheers
Dave R
--
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