DAMPNESS/CONDENSATION

Probably one of the most common and concerning problems to be found in a property is dampness and in particular rising damp.

Before the 1920's, properties were often built without thought of installing a damp proof course which is an impermeable membrane preventing dampness rising from the ground into the walls. This dampness is a problem in itself but can readily lead to other problems such as rot and fungal decay in adjoining timbers, and damage to internal plasterwork and decorations.

Subsequently, it became routine to incorporate a damp proof course in property construction, normally of bitumen although plastic dpc's became common in the 1970's.

Many of the earlier bituminous damp proof courses will by now have failed with age and therefore require replacement. Dampness can exist without being noticed by an occupier and tell-tale signs such as staining to decorations and plasterwork are often reduced by central heating.

A surveyor will be careful to find all evidence of dampness and electronic moisture meters are now widely used to locate and diagnose problems. It is important that the surveyor carefully reports the extent of dampness and the likely consequences particularly as concealed timbers may be affected by rot or fungal decay (e.g as sub-floor timbers).

Dampness can be eradicated in a number of ways (chemically, electronically or physically) and many specialist contractors carry out this type of work and provide long-term guarantees. It is important to use a reputable contractor and a useful start in searching for a specialist is through a recognised trade association such as the British Wood-Preserving and Damp-Proofing Association www.bwpda.co.uk - 01332 225100.

We now mostly live in properties which are free from rising and penetrating dampness and our homes are less draughty, better insulated and generally equipped with a number of domestic appliances. As a result, condensation has become more of a problem and improvements, such as the installation of upvc double glazing or the installation of a second bathroom, can lead to condensation in a property where it never existed previously.

Condensation may be a problem for one occupier where it has not been a problem for earlier occupiers and it is not unusual for a house owner to be reluctant to accept that condensation problems are generated by the occupiers of the property rather than the property itself. Many occupiers can put up with problems (such as mould growth on clothing and shoes in wardrobes) for years without realising that condensation is the cause.

The control of heat and ventilation in a property will largely deal with most condensation problems and surveyors will certainly differentiate between condensation and other forms of dampness, and provide advice appropriately.

In certain circumstances (perhaps a small house occupied by a large family) it may be difficult to fully eliminate condensation at certain times of the year and in such cases mechanical ventilation systems or de-humidifiers can provide an economic method of controlling the problem.