Pocster

For certain tinniest weep comes through . Dig it out concrete that stretch tomorrow 💪👊🏻

Possibly a tiny bit coming through … will wait longer . If so will take up the bricks along the rest of that wall , dig out loose ground , concrete and bitumen paint as before . But it’s definitely getting less . I guess what would be helpful is to have that water run off from that corner somehow ‘made’ to go over the block paving …

Normal test . Going to do 15 mins …

The rooms boarded . So no access . Also this would reduce ceiling height and make the room below minimum size standards . The room is occupied .

Yep

But you’ll like the other minor things Suddenly the microwave/combo oven isn’t large enough - must be 27L minimum apparently NOW . What’s that smell ? - oh yeah BS oh and the free standing kitchen worktops need to be bolted to the wall NOW . They are muver (expletive deleted) heavy - it ain’t gonna move . all 1st floor windows must have restraints so they can’t ’accidentally’ be opened fully and presumably people jump out NOW Been like that for 25 yrs with an hmo inspection every 5 yrs and never mentioned .

I emailed the council ( honestly, accurately and angrily ) . Stating it’s near as possible technically to meeting part L 0.16 . I cannot feasibly do anymore in a 1900 house . Accept this or I’ll evict all the tenants and sell . No point going in soft as the mistress says …

You can’t get any further insulation in the roof . I had a new roof put on it and pir was put in it . Insulating further internally will lower the ceiling height too much . Roof is sloped no flat

But that only be the external walls . Only 1 side is accessible anyway . Chat has computed that the average of the room is 0.18U - so not exactly a million miles away

Councils response Thank you for your emails I have taken into account the provision of insulation at the property and based on what is present the rating carried out still indicated a hazard was present as there was insufficient insulation to the property. If the roof space to the main building is insulated to the building regulations standard and the roof of the loft rooms are confirmed to meet the same standard, then the risk of harm will be reduced to a safe level . Though you could look to insulate walls in the property we did not ask for this as it is often a more difficult procedure and often produces smaller benefits compared to sufficient loft insulation. However, you can suggest other methods of compliance and these will be considered. We have given a required U-value of 0.16 to meet a safe standard and this can be achieved through a range of different products however when using standard fibre insulation this translates to around 275mm of loft insulation. However, you may use different methods if this is preferable and the manufacturer or seller of the product should have certification to show the u-value provided which can be used to evidence the improvements to meet the required standard.

Still dry !! . Conventional water test tomorrow!!

As a currently ; professional landlord I can tell you know not to bother . The regs / renters reform bill / remortgage costs ( I had one at 32k FEES!!! ) / social issues etc etc etc it isn’t worth it

Got the front 2 ceiling speakers up . Swmbo’s sat on the sofa ‘ working from home ‘ so unlikely to get the rear 2 in today .

Oooo - that’s a pig . I got 2 flats which literally have just received funding for ews1 - though no cladding …. Can’t wait to bin them , earn (expletive deleted) all .

That’s inevitable. But ! The harder it gets to survive the less properties the more demand . But at some point I just go (expletive deleted) it and sell . An agent manages everything now and I am on their case without hesitation… 😊

Whilst I await their reply - I chatted to my mate ChatGPT - gave it some info and some ‘guidance ‘ and got this … Roof and Wall Insulation U-Value Summary Overview This document summarises the thermal performance of the roof and wall insulation at the property, combining the effects of 50mm PIR insulated walls and 100mm PIR insulated roof as referenced in the EPC. It compares the current condition to the council’s overall Excess Cold hazard U-value target. Insulation Details and U-Value Calculations Walls: 50mm PIR board Thermal conductivity (λ): 0.022 W/m·K R-value: 2.27 m²K/W U-value: 0.44 W/m²K Roof: 100mm PIR board (assumed) Thermal conductivity (λ): 0.022 W/m·K R-value: 4.55 m²K/W U-value: 0.22 W/m²K Average U-value calculation (assuming equal surface areas): (U_walls + U_roof) / 2 = (0.44 + 0.22) / 2 = 0.33 W/m²K Council Requirement The council’s target U-value for overall thermal performance to mitigate Excess Cold hazard is 0.16 W/m²K. This is a stringent target generally aimed at new builds or comprehensive refurbishments. Practical Limitations The property has 50mm PIR insulated walls and an assumed 100mm PIR roof insulation as per the EPC. Due to sloped ceilings and lack of accessible loft space, increasing roof insulation is not feasible without major disruption. Increasing wall insulation internally would reduce bedroom sizes below the legal minimum of 6.51m². Therefore, current insulation represents a reasonable compromise given these constraints. Conclusion The current combined average U-value of approximately 0.33 W/m²K is above the council’s ideal 0.16 target. However, it significantly improves thermal performance compared to uninsulated constructions (typically over 2.0 W/m²K). The installed insulation is consistent with EPC assumptions and is the best practical solution without tenant disruption or breaching room size limits. The council should consider this as reasonable mitigation under the Housing Health and Safety Rating System. So we await before u sending that above . I will also add that to comply I.e by insulating internally would make the room below minimum room standards . Therefore I shall evict everyone and sell it . So ill wait them until I cause them to backdown 😊

Do what they want . Oh don’t worry - it’s impossible to do . The roof is insulated with pir - I had this done when I replaced the entire roof ) the epc as you can see is non specific on type … Ceiling all sloping . There’s no way further insulation can be added in the roof void . They play ‘ let’s be twats ‘ like the council do with all requirements

Hmmmmm , more impossible tasks . Rental property . Loft room . 50mm pir in walls , 100mm assumed in the roof states the epc . Council say to renew hmo license : Hazard: Excess Cold Defects relating to the hazard: 1. According to the provided EPC, the loft insulation does not provide sufficient thermal insulation. Works required to mitigate the hazard: 1. Provide insulation to the roof of the property to provide a maximum U-Value of 0.16 W/M2. The method of improving the thermal insulation should be informed by the Approved Document L of the Building Regulations 2010 that details the acceptable standard of insulation and other elements such as the provision of adequate ventilation (including cross ventilation) is provided to the roof space and the insulation of cold-water storage and associated pipework. If internal insulation boarding is used to support the fitting of insulation, this additional boarding must not reduce the room size of any bedrooms to less than 6.51m2. In addition, any insulation must not be installed in such a way that may contribute to additional hazard e.g. routing of cables. I think their ‘maximum’ - assume they mean minimum is virtually impossible to achieve on a 1930’s house ???

Nothing . Not a hint of dampness inside . Though I still need to allow a few hours . Assuming it’s dry there are 2 possibilities… It’s not leaking because the leak isn’t in this area I.e it’s to the left not the right OR <holds breath > the leak is fixed 🤯😲

Ran that for 10 mins . what’s surprising is the little amount of water running over the pavers . It’s all vanished somewhere !!

There was rain last night but I have no idea how much . No obvious leak . My new theory is …. This wall I hosed continually and kept away from the quoin near the gate . No leak . So I assumed wall not an issue . But ! . Water from under the gate run off is lower than the block paving so in theory could run under it ? . Hence hosing to the right - testing that .

In theory they should says Google . I’m going to try one simple box over one and see if there’s any discernible difference to my limited ears

Will I really tell the difference audibly ? . I suppose I could make 1 and try content with and without it installed I suppose . So just bolt a lined box over the speaker essentially?

Yeah but it’s like 50 quid for 1 and I need 4 ! I’ll install as is . Then it can bug me “ would it better with an audio hood ? “ for a bit In this open plan room I’ve just counted 35 lights / sensors etc that are all holes in the ceiling 😊- so I take your point ; but I ain’t worried about that . The leak will put the fire out anyway 🙄😂.

I did read that . I assumed they don’t actually output a lot in atmos ? . Beam and block above so not really worried about sound transfer. Did look at ‘official ‘ sound backing boxes - ridiculously expensive. Link to yours ? . Fire regs 😂 - off a (expletive deleted)ing speaker in an underground house 🤣🤣🤣🤣 - don’t think I’ll worry about that one . Back boxes though for better sound ….. yes please