Hi all.

Okay, well a few years ago I started working on my mom's place. We have done most of the work now but the kitchen has been left until the end due to some damp problems we have been trying to understand. The house is a cottage of over 100 years old and the walls are solid brick with no cavity and not sure of any decent foundations.

About 2 years ago I knocked all the plaster off the walls a metre high and left them to see what would happen. I painted them with emulsion to make it look better but was told this would not be a problem as the walls would still be able to breathe and dry out.

Have attached a picture showing the problem. It is pretty similar all round the walls. These are external walls. There was damp course done over the walls but not sure it was done very well. I think the damp has been there for decades really.

Now, I was wondering what to do. I could just put damp sheets up, insulation board and dry line the walls and the kitchen would be shielded on the inside from the damp. But the walls would probably still remain damp. How much damage would I be doing to the building over the years if I just left the damp. Some have said the walls have stayed up this long, I should be fine. But I worry that in 10 years the walls might degrade to the point there the brickwork just starts to breakdown and the walls start to lean?

Any advice would be great.

Thanks

Trev

Doesn't look too bad, actually.

Solve the problem the traditional way. DPCs tended to appear in the late 1800s. Really they should be mainly a second line of defence should site drainage measures fail. So drain the site properly, outside. Deep trench to a couple of feet below internal floor level. And drain the water to at least 5 or 6 metres from the house. Make sure no rainwater from the roof is going into soakaways near the house.

John

Thanks for the response. We had the drains sorted a few years ago after being bad for maybe 20 years I reckon. Probably more. So I think the property has been slowly draining away. The floor also seems to be a little damp when it rains so thinking maybe there is still water getting in underneath. I shall investigate around the house and see.

I have spoken with some local builders I know. They are decent fellas. They reckon I should concrete the floor and put a membrane down. Then insulate the walls and dryline over the insulation board. The insulation board would be Kingspan 50mm foil backed foam. I think this would ensure the kitchen is dry. Then I just need to sort out possibly the front of the house and ensure water is drainin away.

Hoping I am not just ignoring the problem but the walls dont seem really bad considering it as taken a few years for that to show. It is not wet to touch so not a major problem.

Trev

You really need to get the outside of the property very thoroughly drained before you do anything else.

Thereafter, concreting the floor over a membrane makes sense -- but make sure that there's insulation board underneath so you don't have a cold floor.

Suggestions for the walls are reasonable but make sure that the insulation board is clear of the wall.

John

Hi John.

You think I should put the kingspan on the floor and concrete over it? Is that practical or would I need stronger insulation board?

As for keeping the insulation board away from the walls, what is the reason for that? Wondering how I would?

Thanks

Trev

Your builders' merchants will sell you a suitable grade of insulation board for laying under concrete.

Helps keep at bay any damp that comes through the brick. Vertical wood straps is the usual way of keeping the board away from the wall. Treat the straps for rot before you fix them in position.

John