Do you need a new damp course?

3 injected damp proof courses in this house, courtesy of Heritage House

When we buy a house a surveyor will often find high readings on their protimeter ('damp meter'). This then leads to a recommendation to have a 'damp proof specialist' do a report. The mortgage company will insist on having the damp treated. This will mean that the damp specialist will almost invariably diagnose 'rising damp' and a recommendation to have an injected DPC (Damp Proof Course) and the removal of the 'damp' plaster internally up to a meter high.

This is the common practice that is accepted as industry standard. IT DOES NOT WORK (in many properties)!!!

The picture above shows where a house has been injected 3 times at different periods. When will we learn that it doesn't work?!?!?!?

Surely just seeing that a wall has been injected three times might indicate that the solution is wrong, but no, we just blindly go on doing the same old thing. Wasting your time and money!

If you have an old house (or even a new one!) use a damp specialist that does not have a DPC to sell you.

There are solutions, but generally DPCs are not one of them. Save your efforts and money for getting a proper solution that works permanently. Happy to assist if needed.

Beware the "Damp Meter"

This is the tool of choice for damp proofing companies

The Protimeter is pretty much ubiquitous in the damp and building surveying world. The meter is used to show owners how damp their homes are. This is also invariably 'rising' damp that 'will require' an injected DPC. However, is this tool an actual damp meter?

The short answer is NO!

These meters measure electrical resistance between the two prongs. That is not necessarily the same as the amount of water between them. Originally they were developed for timber to check how dry it was. In timber the only real thing that will conduct electricity is water and hence they were quite useful. However, this is not the case in masonry.

So what else could they be measuring?

Well, there is another factor that can give a high readings on a protimeter:

Carbon content. As you may be aware some old mortars were made using dust from industrial waste. This is especially true in areas like Cardiff where we have black mortar. This mortar is high in carbon and hence conducts electricity well. So high readings may well be to do with the mortar, not moisture.

So, if you have a high reading in a house without old mortar / plaster, then a high reading is probably indicative of dampness. However, the key question is then; What is causing the Damp?

Well this opens up a range of options (however, the majority of the damp industry only looks for 'moisture' along the base of ground floor walls).

The damp could be caused by:

Hygroscopic salts. These are actually very common in walls and are often the cause of high readings. Salts can be introduced by the building process, water ingress and from the combustion processes associated with fireplaces. So if you have high readings around the base of the fire place / hearth this may well be salts not rising damp. The salts are 'hygroscopic' and that means that they attract moisture to them. So this moisture might be linked to condensation, being located in high humidity areas like kitchens / bathrooms, etc. So the moisture is probably associated with salt not 'rising damp'. So just keep dusting off the salt residues until they disappear and lo and behold you will have cured the damp. Simple.

Condensation. Virtually all external walls have a cold bridge along their base and this attracts moisture to condense there. This is natural and nothing really to worry about unless it is causing some mould issues. This condensation can also be caused by a lack of ventilation. So again you might need to look at ventilation / insulation rather than jump straight into a potentially unnecessary damp proof course. Note that thermal bridging can occur in a number of other places (ceiling edges, around window frames etc) where the wall is cold for some reason so again check issues like insulation cover and building defects.

Leaks. Old or current leaks can show up on the meters, so this is a case of fixing the cause, or just allowing the wall to dry naturally.

Material incompatibility. Old houses have walls that allow moisture to pass through them, however most modern materials are designed to resist moisture movement. Commonly you get a combination of materials that don't like each other in terms of moisture and a lot of problems stem from this. Gypsum plaster is particularly prone to becoming hygroscopic when it has been placed over old lime plaster.

Penetrating damp. This is the likely cause of most damp issues. The industry tends to recommend injecting more DPCs into the wall rather than addressing the actual problem. This tends to be simple and cheap maintenance issues like sealing around windows, cracked render, repointing etc.

So if you see a 'damp' meter, make sure it is attached to something that has an inquisitive brain and also nothing to sell you!!

Building Science

From: http://www.battlemccarthy.demon.co.uk/

When you start to dissect how buildings work it is really complicated. A right old mix of elements like:

Solar Gain

Thermal loss of materials

Ventilation rates

Air change requirements for different rooms / activities

Acoustic characteristics of materials and structures

Noise generation and levels

Lighting, natural, artificial, reflected...

This doesn't even start to take into effect the human elements of knowledge, behaviour etc.

Modelling how a building will perform is really difficult, especially for the domestic market. We often find that pressures to improve some elements of a buildings performance can have a detrimental effect on others. For example the pressure to decrease the need for energy for heating has led us to insulate our walls, floors and ceilings and reduce draughts. However this has had a knock-on effect on moisture movement, overheating, ventilation rates and hence internal air quality.

Should we be driven by the science then?

Well I think that we need to be aware of the science, but not completely reliant on it. We need to know the interactions between all the different elements of building science: the relationships between materials, ventilation, solar gain, heat sources, conductivity, noise, acoustics etc. However, we also need to rely on our knowledge of human behaviour, our own experiences of living in houses and the experience of other trusted people. This is especially important with older houses as we will not have all the facts and figures to plug into the equations that the science uses. What is the thermal capacity of your living room wall??

The need to refurbish our existing homes for the future, though, does not go away. We know that we cannot just tackle issues on a individual basis as we will just upset other elements of the building. So, we really need to address the whole house, not just one element of it. Easier said than done in a world of specialists and doubly difficult when building regulations are not joined up or compassionate towards older houses.

Using the processes expounded by the STBA and ourselves is one  of the very few ways forward as we really need to look, think and act holistically.