Dampness in Buildings

Investigating condensation issues within buildings 

There are a variety of reasons condensation may be causing damp problems within a building or property. It is generally the result of:

• Excessive moisture production, 
• inadequate heating,
• building elements with reduced thermal performance or cold bridging. 

Identifying which of these is “out of balance” so an appropriate remediation strategy can be employed can be difficult. It typically requires good investigation and good knowledge & experience from the investigating surveryor.  However, there are tools now coming to market to help property professionals investigate a condensation issue more thoroughly such as the PCA's Condensation & Mould Diagnosis System. Emerging surveying tools like these can help get to the cause of the issue and in turn, help you focus your remediation. 

However, generally speaking, most condensation issues are caused by a lack of ventilation in the property. Sometimes problems can be countered by relative simple, fixes e.g. better use of purge ventilation such as opening windows, cooking with lids on saucepans and alterations to the heating regime. However, for more serious problems, our property care surveyors may suggest installing professional ventilation solutions.

Condensation info for Professionals >>

Investigating & controlling ground water dampness 

Rising damp is the name given to the process of external ground water being drawn up through brickwork by what is known as capillary action. Investigating the ingress of ground water (Rising damp) and the possibly suggestions to help rectify the dampness issue within the building can take different forms. 

Firstly establish if there is a damp proof course. In modern build properties a damp proof course is usually installed near the base of the water to prevent capillary rise of water. Where an existing damp proof course has been compromised and bridged by raised ground, patios, solid floors, plaster, and debris in the cavity, the bridge should be removed and the existing damp proof course returned to efficiency. 

Where a damp proof course is: 

1. Not present, 
2. Located below raised ground levels that can not be lowered or 
3. Has failed 

Then the installation of a remedial damp proof course may need to be considered. Details on the various options for retrospective damp proof courses can be found in the Code of practice for the investigation and control of dampness in buildings that is located within our professional damp technical library. 

Dampness below the level of a damp proof course or adjacent to higher ground level resulting in lateral penetration of moisture will require a different approach. Here suitable products to prevent moisture becoming a problem will be required. For areas that are substantially below ground level, there is substantial risk of hydrostatic pressure. The guidance in BS 8102 should be sought in these situations. 

Rising damp treatment info for professionals >>

More about damp proof courses >>