Posted 24/07/2019
Tags Damp | penetrating damp | plumbing leaks | detecting water leaks | water ingress
Penetrating damp
External sources of water include precipitation (rain, snow, sleet, hail and even fog), external plumbing leaks such as those from soil pipes, and any water entering the building above the DPC (damp proof course) level.
Penetrating damp generally results from poor maintenance. Typical examples are overflowing hopper heads, broken gutters or faulty downpipes. But damp penetration can also be due to poor design, such as cistern overflows dripping for a long period of time, eroding the pointing and penetrating the wall. These overflows should be designed so that water is directed away from the building fabric via downpipes.
Cavity walls were designed to help prevent penetrating damp to solid walls and a well-designed, constructed and properly maintained cavity wall will do just that.
So what should property managers – and flat owners/renters – look out for?
Tell tale signs of penetrating damp are internal or external staining. Check for staining down the brickwork and follow the stain upwards; it will likely lead to the source. A regular cycle of cleaning/clearing out of rainwater goods such as guttering and downpipes is always recommended. While it may cost a few hundred pounds, doing this twice a year say, could save money and – more importantly – save time and avoid severe inconvenience and expensive insurance claims.
A surveyor will have tools such as infrared cameras and may recommend water tests to determine the source of water, e.g. rain, foul or tap. Salt tests can also be used to determine the source.
Internal plumbing leaks
These are not so easy to self-diagnose. If your block is on a water meter, then higher bills will be an indication of escaping water. However due to the potential for causing further damage by self-diagnosis and investigation, we would recommend always seeking professional advice if you believe that there is an internal plumbing leak.
Insurance policies often cover ‘trace and access’ so you can rest assured the leak will be found by the insurer’s contractor and isolated. Check your ‘trace and access’ limits with your insurance broker and take advantage of the cover.
Detecting water leaks
In a future blog, we will take a look at the leak detection systems available to property developers/house builders, freeholders and managing agents. These systems detect, raise the alarm and even and shut off a supply to prevent large-scale escape of water damage. An insurer’s dream.
Andrew Banister MRICS is Regional Director North at Earl Kendrick. Andrew.Banister@earlkendrick.com.
(Article originally posted in the June 2019 IRPM Technical Update Defects Database)
London Office
T: 020 3667 1510
enquiries@earlkendrick.com
North Office
T: 0161 706 0676
EKAnorth@earlkendrick.com
South Coast Office
T: 01273 974 416
EKAsouth@earlkendrick.com
Midlands Office
T: 07764 788405
enquiries@earlkendrick.com
West Office (Bristol)
T: 07590 881 621
enquiries@earlkendrick.com
West Office (Exeter)
T: 07590 881 621
enquiries@earlkendrick.com