Heritage House Problems
Dampness in old buildings is a common issue that can lead to structural damage and health problems if not properly managed. At AMS SURVEYS, we specialise in diagnosing and treating damp problems in heritage properties, ensuring they remain safe and preserved for future generations.
This blog will delve into the causes of dampness in historic buildings, how to identify symptoms early, and the best practices for managing and preventing damp issues. We’ll also share some case studies and common pitfalls to avoid. Ready to keep your heritage house in top condition? Let’s dive in.
Damp in Old and Historic Listed Buildings
The official definition of an old building used to be "built before 1919," but this was not very informative in explaining their unique characteristics other than construction age.
The definition has since evolved to: "A solid walled structure, built using breathable materials, which needs to breathe."
This definition emphasises breathability, which is fundamental to understanding old buildings and their architecture. Historically, buildings were constructed with simple, natural materials such as timber, stone, brick, lime-based mortars and plasters, and stone or slate tiles. The key characteristic of these materials is their breathability. However, since World War II, there has been a significant increase in the variety of building materials, many of which are synthetic, including gypsum plaster, cement, plastic sheets and membranes, silicones, epoxy resins, polyurethane insulation sheets, fibreglass, plastic coatings and paints. The common trait of these modern materials is their lack of breathability. When used on an old building, these non-breathable materials can trap moisture, leading to dampness and potential damage.
According to the principles outlined in the RICS Joint Professional Statement on the Investigation of Moisture and its Effects on Traditional Buildings, understanding these materials and how they interact with moisture is crucial for effective damp management.
Traditional buildings are typically made with permeable materials such as brick, stone, and lime-based mortars that allow moisture to be absorbed and evaporated. This contrasts with modern buildings that rely on impermeable barriers to prevent moisture ingress.
Common Causes of Damp
Damp in old buildings can be caused by various factors, including, condensation, rising damp, and penetrating damp.
Condensation related damp
Occurs when warm, moist air meets cooler surfaces. It’s a common issue in buildings with poor ventilation.
Rising Damp
A broad subject that is far too often misdiagnosed, it happens when ground moisture, is able to affect the property. In older and traditional buildings it is managed through breathable materials and evaporation to prevent issues. Read our Rising Damp Myth Blog, and don't be fooled by tanking and chemical injected damp proof courses.
Penetrating Damp
Caused by external water sources like rain penetrating the building fabric. This is often due to defects in the building’s envelope, such as cracked walls or faulty gutters.
Identifying Symptoms of Damp
Recognising the signs of damp early can prevent extensive damage. Look for:
Hollow-sounding plaster.
Flaky or bubbling paint.
Mould growth and musty odours.
Damp patches on walls and ceilings.
Using the methods recommended in BS 5250 (Code of practice for the control of condensation in buildings) can help in accurately diagnosing these issues and implementing appropriate measures.
Your Damp Heritage House and AMS SURVEYS
AMS Surveys offers a range of services to tackle damp issues in old buildings:
Building Condition Surveys: Comprehensive assessments of the building’s condition.
Damp and Timber Surveys: Detailed inspections to identify and diagnose damp problems.
Specialist Surveys for Listed and Heritage Buildings: Tailored surveys respecting the unique requirements of historic properties.
Our approach aligns with the guidelines set out in BS 7913, which provides a framework for the conservation of historic buildings.
Effective Damp Management Strategies
Managing damp in heritage houses and old traditional buildings requires a careful approach:
Maintain Breathability: Use traditional, breathable materials that allow moisture to evaporate. This is crucial in maintaining the integrity of historic buildings.
Control Humidity: Improve ventilation and use dehumidifiers to reduce indoor moisture levels. Proper ventilation strategies, as per the principles in BS 5250, can significantly mitigate condensation issues.
Repair and Maintenance: Regular upkeep of roofs, gutters, and external walls to prevent water ingress. Ensuring that rainwater disposal systems are functioning correctly is essential to prevent penetrating damp.
The RICS Joint Professional Statement emphasises a holistic approach to understanding the building and its context, which is vital for effective moisture management.
Case Studies and Examples
AMS SURVEYS has a proven track record of successfully managing damp in heritage houses and many other types of propoerties. Clients have praised our thorough, professional approach and the effectiveness of our solutions.
One notable example is the restoration of a 19th-century listed building where our team implemented a tailored damp management plan that included improving ventilation, repairing external walls, and using breathable materials for internal finishes. The project was guided by the principles in the RICS Joint Professional Statement and BS 7913, ensuring that the building’s historic value was preserved while addressing the moisture issues.
Common Pitfalls and Misconceptions
Avoid common mistakes such as:
Using modern, non-breathable materials that trap moisture. These can exacerbate damp problems in traditional buildings.
Relying on unqualified surveyors for damp assessments. It's crucial to work with professionals who understand the unique requirements of historic buildings.
Implementing inappropriate damp proofing techniques like injection damp proofing, can often be ineffective and detrimental in old buildings. The RICS statement advises against solutions that don't align with the building’s construction and material properties.
Wrapping Up
Effective damp management in old buildings is essential for their preservation and the health of their occupants. AMS Surveys provides expert advice and services to ensure your heritage property remains in top condition. Following best practices and adhering to standards such as BS 5250 and BS 7913 can help maintain the structural integrity and historical significance of your property.
Contact Information
For professional damp management solutions, contact AMS SURVEYS today:
Website: www.amssurveys.co.uk
Email: contact@amssurveys.co.uk
Phone: 0151 314 6650
Preserve the beauty and integrity of your historic property with AMS Surveys' expert services.
FAQ: Dampness in Heritage Houses
What are the common causes of damp in old buildings?
Damp in old buildings can be caused by condensation, rising damp, and penetrating damp. Condensation occurs when warm, moist air meets cooler surfaces, often due to poor ventilation. Rising damp happens when ground moisture affects the property, which is managed in traditional buildings through breathable materials. Penetrating damp is caused by external water sources like rain penetrating the building fabric, usually due to defects such as cracked walls or faulty gutters.
How can I identify signs of damp in my heritage house?
Early signs of damp include hollow-sounding plaster, flaky or bubbling paint, mould growth and musty odours, and damp patches on walls and ceilings. Regular inspections and using methods recommended in BS 5250 can help in accurate diagnosis.
Why is breathability important in old buildings?
Old buildings are constructed with permeable, breathable materials like timber, stone, and lime-based mortars that allow moisture to be absorbed and evaporated. Using non-breathable modern materials can trap moisture, leading to dampness and potential damage.
What materials should be used for damp management in heritage buildings?
It’s crucial to use traditional, breathable materials such as lime-based mortars and plasters, stone, and timber. Avoid non-breathable modern materials like gypsum plaster, cement, plastic sheets, and silicone, as they can exacerbate damp problems.
How does AMS SURVEYS approach damp management in heritage houses?
AMS SURVEYS offers building condition surveys, damp and timber surveys, and specialist surveys for listed and heritage buildings. Our approach aligns with guidelines set out in BS 7913 and BS 5250, ensuring the use of breathable materials and appropriate ventilation strategies.
What are some common pitfalls to avoid in damp management for old buildings?
Avoid using modern, non-breathable materials, relying on unqualified surveyors, and implementing inappropriate damp proofing techniques like injection damp proofing. These can be ineffective and detrimental to old buildings.
Can you share a case study of successful damp management?
One notable example is the restoration of a 19th-century listed building where AMS SURVEYS improved ventilation, repaired external walls and used breathable materials for internal finishes. The project preserved the building’s historic value while addressing moisture issues, guided by the RICS Joint Professional Statement and BS 7913 principles.
Why is it important to work with qualified professionals for damp assessments?
Qualified professionals understand the unique requirements of historic buildings and can provide accurate assessments and appropriate solutions. Unqualified surveyors might misdiagnose issues and suggest ineffective or harmful treatments.
How can I maintain the structural integrity and historical significance of my property while managing damp?
Follow best practices for damp management, use traditional breathable materials, ensure proper ventilation, and regularly maintain the building’s roof, gutters, and external walls. Adhering to standards like BS 5250 and BS 7913 will help keep your property’s integrity.
How can I contact AMS SURVEYS for professional damp management solutions?
For expert advice and services, you can reach AMS SURVEYS through the following:
Website: www.amssurveys.co.uk
Email: contact@amssurveys.co.uk
Phone: 0151 314 6650
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