Issue: Damp in Marden, a 200 year old detached farmhouse
SURVEY TYPE - Damp, Snapshot Survey £95+ VAT
We were contacted by a landlord regarding a charming detached farmhouse in Marden, Kent, which he rents out to a long-term tenant. The tenant reported damp issues on the ground floor, causing decorative damage, and expressed a desire to address these concerns before redecorating. After assessing the situation, we recommended one of our snapshot surveys (£95 plus VAT) to identify the extent of the problem.
Meeting at the property, the landlord introduced us to the tenant, and it was evident they had a positive working relationship, which was reassuring for collaborative problem-solving.
Inspection of the Property and Historical Background
The original part of the farmhouse, estimated to be around 200 years old, displayed clear signs of moisture damage, affecting the internal decor. The landlord informed us that the property had undergone damp proofing in 1997, supported by a 20-year guarantee. However, inspection revealed this guarantee had expired, and the existing damp proofing measures, including a dense sand and cement render system common at the time, were no longer effective.
Further investigation identified multiple external factors contributing to the damp in Marden problem:
- Leaking Rainwater Goods: Guttering and downpipes were damaged and required urgent attention.
- Blocked Drainage: A French drain introduced in 1997 was obstructed, with grass growing out of it.
- Cracked External Renders: The render was in poor condition and was failing to protect the structure.
- High Ground Levels: These exacerbated water retention around the property.
Solution
We advised the landlord to address these external issues as a priority, ensuring the building fabric and their investment are safeguarded. Even if the original damp proofing certification had remained valid, it likely would have been compromised due to these external defects.
Steps Taken to Resolve the Issue
Addressing External Defects
Before the arrival of colder, wetter months, immediate attention was given to the external maintenance of the property.
- Rainwater goods and leaks were assessed as priority areas.
- We recommended that the tenant monitor features like guttering during rainfall and promptly report any issues to the managing agent for swift resolution.
Introducing a Damp Proofing Solution
To enable the tenant to proceed with redecorating before Christmas, we implemented our air gap damp proofing system.
- This system was applied to all damp-affected walls.
- With good drying conditions, the walls were ready for redecorating within seven days of replastering.
Should you have questions about the air gap damp proofing method, please do not hesitate to contact us for detailed advice.
Providing Additional Guidance
To support lasting improvements, our condensation control leaflet was shared with both the landlord and the tenant. This provides helpful tips for maintaining a balanced internal environment and preventing further damp issues.
Outcome
Taking these steps helped create a more stable and adaptable living environment for the tenant, allowing them to redecorate and preserve the long-term value of the property. Maintaining a good landlord-tenant relationship is essential, and a happy tenant often ensures smoother property management.
By working proactively, the landlord has protected their investment and contributed to the comfort and satisfaction of their tenant.
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“The whole crew were excellent and informative. I would definitely recommend South East Timber & Damp.”
M Peacock, Damp issues
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