Structural problem

[AdeleH]

I really need some advice. I have a meeting next week with my landlord. I’ve major problems and trying to find out what’s happening to my flat 

 

1. Cracks 2 to 3mm wide leading from damp course to 3 meters high. Is this a cause for concern. There are 4 that all start from the damp course.

2. Outhouse built 2” away from exterior wall. The gap has a 2” wide foam front that crumbles away easily then behind that is clumps of cement and just an empty cavity that stinks of mould

3. Damp course, just under 1 brick high, no drainage from patio. The guttering waste pipe leads into a hole with no drain. Water builds up when it rains and soaks exterior wall. 

 

Can anyone tell me what the building regs state and what’s seen as a major problem. I’ve had a surveyor out from the council who quite frankly laughed in my face. Telling my to open my windows and to think myself lucky

 

of course I have blistered dry line walls inside, crumbling dry line, black mould behind damp course wall. I know the council will tell me it a ventilation problem again next week, but it’s not right all the mastic in the flat to go black with snails in the kitchen

 

Do I have a good reason to complain. I need some points I need to raise such as building regs for guttering, damp course. Should I insist on a structural surveyor 

 

thank you 

 

tried to upload pictures but unable too 

Edited May 21, 2021 by AdeleH
Can’t upload photos

[markc]

Hi, sorry to read about your troubles. Not easy to say without photos but the cracks may or may not be a cause for concern. Mold is definitely a concern and while yes it is often a ventilation and air flow problem, it does need to be addressed. Water with nowhere to go will cause/maintain damp and promote growth.

If possible, please upload some pics.

[AdeleH]

Done it xx

[markc]

Well Done

Crack in brickwork is through bricks and wider at the top so the wall is moving/falling away. Subsidence/foundation problem.

The path/pavings are far too high (close to Damp Proof Course/membrane). path needs lowering and/or a drainage channel cutting around 6inches wide and at least 6 inches deep, filled with stones or gravel to prevent rising water.

Flashing near gutter is just poor and water will be blown in, gutter appears to slope wrong way.

Yes this building needs looking at.

[AdeleH]

13 minutes ago, markc said:

Well Done

Crack in brickwork is through bricks and wider at the top so the wall is moving/falling away. Subsidence/foundation problem.

The path/pavings are far too high (close to Damp Proof Course/membrane). path needs lowering and/or a drainage channel cutting around 6inches wide and at least 6 inches deep, filled with stones or gravel to prevent rising water.

Flashing near gutter is just poor and water will be blown in, gutter appears to slope wrong way.

Yes this building needs looking at.

Thank you so so much. Exactly what I was after. The last surveyor from the council took 15 minutes to use his prong meter for his “damp test” it was displaying different colours such as “Green for Pass, Orange for maybe ok and red for another Pass again” I never heard such excuses for not performing any kind of work.
 

Any black mould I had was to be painted over with a sealant. I did question where the moisture goes after then” 

 

totally incompetent 

[AdeleH]

30 minutes ago, markc said:

Well Done

Crack in brickwork is through bricks and wider at the top so the wall is moving/falling away. Subsidence/foundation problem.

The path/pavings are far too high (close to Damp Proof Course/membrane). path needs lowering and/or a drainage channel cutting around 6inches wide and at least 6 inches deep, filled with stones or gravel to prevent rising water.

Flashing near gutter is just poor and water will be blown in, gutter appears to slope wrong way.

Yes this building needs looking at.

Do you know what building Regs are regarding the building next to exterior wall 

[markc]

2 minutes ago, AdeleH said:

Do you know what building Regs are regarding the building next to exterior wall 

Not really sure what you mean by builing next to exterior wall?

Do you mean something else (wall, outbuilding etc) has been put close to your wall?

or are you referring to the photo with a gap filled with foam or whatever it is?

[AdeleH]

20 minutes ago, markc said:

Not really sure what you mean by builing next to exterior wall?

Do you mean something else (wall, outbuilding etc) has been put close to your wall?

or are you referring to the photo with a gap filled with foam or whatever it is?

Yes…….. as you can see there has been an out building put within inch’s of the exterior wall. Should that gap be filled. Is there regulations stating how close you can build next to your property, having the flat roof joined doesn’t seem right. The structure should have been joined. The gap is allowing water inside. Why the mouldy smell inside. That foam literally goes to powder when you crumble it. Smells like Stilton cheese lol. 
Is this property fit for living in. According to the council the outside problems are not to blame for the mould nor saturated kitchen floor etc. Would you argue against this   

[markc]

I thought the two walls were part of the same property - like a free standing extension.

Im not sure on Regs, but you cant shed water onto someone else. There should not be a gap where water can get down and not run away.

The packing in the gap vertically will if anything be making the problem worse by not allowing water to escape or allowing adequate ventilation.

I wouldnt want to live with the problems you have, might be worth getting a surveyor in to detail what is found.

[AdeleH]

18 minutes ago, markc said:

I thought the two walls were part of the same property - like a free standing extension.

Im not sure on Regs, but you cant shed water onto someone else. There should not be a gap where water can get down and not run away.

The packing in the gap vertically will if anything be making the problem worse by not allowing water to escape or allowing adequate ventilation.

I wouldnt want to live with the problems you have, might be worth getting a surveyor in to detail what is found.

I do apologise……..I’m not very clear, I have posted a picture of the sheds built next to our flat. 

[Carrerahill]

1 hour ago, AdeleH said:

Do you know what building Regs are regarding the building next to exterior wall 

They don't really work like that, the building regs are a set of regulations that need to be followed to ensure the safe and efficient construction of buildings but there is not a rule, for example, on page 40, that says you may not build this or may not do that, this is where architects and engineers come in, you can tie a wall into a wall, you can build a wall nearly, but not quite touching an existing wall or you can build a wall a metre away, in all cases a suitable design must be followed, for a little garden wall the suitable design may be as simple as best practise right through to tied in founds and all sorts. The regs won't actually detail how or what should be done in this situation. It is a bit like saying, what does the medical book say in reference to a doctors diagnoses.

 

There are 1000's of variations here, and 1000's of acceptable solutions. The building handbook is free for all to view, have a look and you will see what it says, it is  more about general characteristics of a building. Safety and escape routes, fire alarms, general construction practises, where windows and vents and services should  and can go etc.

 

What has been built looks fine to be honest, no reason why not and I don't think the shed has any bearing on the crack. What does look like may have happened is that through a lack of maintenance there is now water ingress.

 

Looking at the lead flashing, my thinking is that water is getting in via the roof abutment is and causing damp, not convinced the crack is connected but cannot tell from sitting behind a computer looking at a couple of images. 

 

 

Edited May 21, 2021 by Carrerahill

[AdeleH]

28 minutes ago, Carrerahill said:

They don't really work like that, the building regs are a set of regulations that need to be followed to ensure the safe and efficient construction of buildings but there is not a rule, for example, on page 40, that says you may not build this or may not do that, this is where architects and engineers come in, you can tie a wall into a wall, you can build a wall nearly, but not quite touching an existing wall or you can build a wall a metre away, in all cases a suitable design must be followed, for a little garden wall the suitable design may be as simple as best practise right through to tied in founds and all sorts. The regs won't actually detail how or what should be done in this situation. It is a bit like saying, what does the medical book say in reference to a doctors diagnoses.

 

There are 1000's of variations here, and 1000's of acceptable solutions. The building handbook is free for all to view, have a look and you will see what it says, it is  more about general characteristics of a building. Safety and escape routes, fire alarms, general construction practises, where windows and vents and services should  and can go etc.

 

What has been built looks fine to be honest, no reason why not and I don't think the shed has any bearing on the crack. What does look like may have happened is that through a lack of maintenance there is now water ingress.

 

Looking at the lead flashing, my thinking is that water is getting in via the roof abutment is and causing damp, not convinced the crack is connected but cannot tell from sitting behind a computer looking at a couple of images. 

 

 

I’m wondering if the shed next to my exterior wall would be more suitable lol. The way things are going in the flat I’m gonna be producing specialist fugal mushrooms on eBay by Christmas. Well done Peterborough council, another satisfied customer being housed in a lean to shed ??????

[Temp]

I've had a look at the pictures and it looks like many other badly built houses. I agree with all the things @markc mentioned.

 

The way the outbuilding has been built close to the house was probably acceptable to Building Control when originally built., however..

 

The pitch (steepness) of the roof looks quite shallow? Possibly too shallow for the tiles used? If so that could allow rain to be blown under the tiles. Any chance of a picture from further back so we can see the slope?

 

I also suspect the flashing over the gap has failed or was badly installed allowing water into the void between the two buildings. The flashing should be wide enough to cover the first ridge of the tiles. This is a slightly different type of flashing but see the left hand side of this image..

 

 

Sorry if the council man laughed, I'm afraid they probably see far worse although that's no excuse.

 

 

 

[AdeleH]

2 hours ago, Carrerahill said:

They don't really work like that, the building regs are a set of regulations that need to be followed to ensure the safe and efficient construction of buildings but there is not a rule, for example, on page 40, that says you may not build this or may not do that, this is where architects and engineers come in, you can tie a wall into a wall, you can build a wall nearly, but not quite touching an existing wall or you can build a wall a metre away, in all cases a suitable design must be followed, for a little garden wall the suitable design may be as simple as best practise right through to tied in founds and all sorts. The regs won't actually detail how or what should be done in this situation. It is a bit like saying, what does the medical book say in reference to a doctors diagnoses.

 

There are 1000's of variations here, and 1000's of acceptable solutions. The building handbook is free for all to view, have a look and you will see what it says, it is  more about general characteristics of a building. Safety and escape routes, fire alarms, general construction practises, where windows and vents and services should  and can go etc.

 

What has been built looks fine to be honest, no reason why not and I don't think the shed has any bearing on the crack. What does look like may have happened is that through a lack of maintenance there is now water ingress.

 

Looking at the lead flashing, my thinking is that water is getting in via the roof abutment is and causing damp, not convinced the crack is connected but cannot tell from sitting behind a computer looking at a couple of images. 

 

 

I’ve just been outside and horrified at what I’ve seen, this joint with the crack on the brick work is the front of my flat (right side)

(left side) is the back of the out buildings.

This is the reason I believe why I have  black mould patches growing behind the thick painted lining paper, the paper is also peeling away. I think there is at least 4 layers and layer upon layer of paint. This wall was tested by the surveyor through the lining paper. Would an accurate reading be on the dry wall underneath.

im told that it’s a ventilation problem from this maintenance company. I feel that I’m probably the only tenant that has complained to the length I have.

if there is no correct surveyor attend my property within 2 weeks I she’ll write to my MP. It’s apparent that someone isn’t doing there job right. Surely allowing properties to fall in such disrepair when there is a budget set aside for this type of work.

very sad my health has suffered having an autoimmune disease that’s effected by black mould spores. My mental health has deteriorated since being here. The winter was awful in this flat. The smell and wet windows, coldness of the flat if heating is off. Why have I now got to deal with all these problems. Do I now accept the work to be carried out and my privacy effected 

Edited May 21, 2021 by AdeleH

[Faz]

I am in Ramsey - if you want me to swing by and have a look I will try (I was a Chartered Surveyor for 25+ years until I got fed up of sending the RICS £700 a year for nothing!).

 

Doing my own developments now. I am not offering to do any works there btw - got my hands full where I am at tbh!

[ProDave]

That flat has some serious structural issues, be thankful you only rent it not own it so you are not responsible for fixing them.

 

The shed on the side, I suspect it has been built as a lean to, so it's front and back walls are not tied to the main structure, so just "filled in" with foam etc.

 

I doubt very much however if these issues are causing the damp and mould issues that you have.  That is probably and sadly just the fact it is a poorly built poorly insulated building and unless you heat the hell out of it and pour a fortune into heating and ventilating it, that is the way it is.  A huge amount of the UK housing stock is rubbish like that.

 

Your best bet in the longer term would be to look for a better place to move to.  Look at the EPC ratings before choosing to rent, the better it is, the less you will spend on heating and less likely you are to ave damp issues.

[AdeleH]

1 minute ago, Faz said:

I am in Ramsey - if you want me to swing by and have a look I will try (I was a Chartered Surveyor for 25+ years until I got fed up of sending the RICS £700 a year for nothing!).

 

Doing my own developments now. I am not offering to do any works there btw - got my hands full where I am at tbh!

Blimey! You sure……..that’s very very kind of you. Maybe you should attend the meeting with the social housing lol. I really don’t know what to say other than your very kind 

[AdeleH]

3 minutes ago, ProDave said:

That flat has some serious structural issues, be thankful you only rent it not own it so you are not responsible for fixing them.

 

The shed on the side, I suspect it has been built as a lean to, so it's front and back walls are not tied to the main structure, so just "filled in" with foam etc.

 

I doubt very much however if these issues are causing the damp and mould issues tat you have.  That is probably and sadly just the fact it is a poorly built poorly insulated building and unless you eat the hell out of it and pour a fortune into eating and ventilating it, that is the way it is.  A huge amount of the UK housing stock is rubbish like that.

 

Your best bet in the longer term would be to look for a better place to move to.  Look at the EPC ratings before choosing to rent, the better it is, the less you will spend on heating and less likely you are to ave damp issues.

Sadly I don’t have the privilege of private renting. My illness I suffer from stole my career from me back in 2016. I moved from Surrey with nothing due to a marriage break up. This is why I feel so angry that my health has deteriorated since moving in. I’m battling an autoimmune disease that is effected by the moisture in the air and mould spores. I feel more upset knowing I once lived in a property that was suited to my health, the maintenance on it was non existent, damp free environment, no slugs crawling around in the kitchen, I feel I’m a lesser person with relying on social housing. I have to accept these living conditions and whilst coping with my health I now have to fight for a place whereby it’s liveable 

[Faz]

No meetings with the social housing crowd please!!!!  Got involved as a Governor with Abbey College to help out with their redevelopment plans and jumped into an absolute nightmare - forgot the mantra - never volunteer! 

[joe90]

+1 what @ProDave said above. (He beat me to it).

 

edit, sorry, just read of your health problems and situation, yes, bad housing is so rife and affects health so much. It looks like that crack on the outside has been monitored in the past, it’s done by gluing pieces of glass across the crack and if the glass cracks the crack is getting worse (you can see the dabs of glue on the wall. The mold  can be dealt with by heating and ventilation in the short term but I do realise that’s costly.

Edited May 21, 2021 by joe90

[PeterW]

Just as a note that structural issue has been monitored previously - the white dabs are glass adhesive. You stick it on the bricks to see if it moves and cracks the glass. 
 

The damp would only be due to ventilation issues if there was condensation generated in the flat. I would hazard a guess that the wall is letting in water - wouldn’t surprise me if it was a solid wall too - and that’s causing damp in the wall and floor. 
 

Needs a surveyor out.