Periodically residents report alleged damp in their flats. While some damp may be due to leaks
or rising damp, most cases are due to condensation arising from inadequate ventilation and
heating in the flat. Double-glazing may also be a factor, especially on walls which face
north and east, and which tend to be colder.
Residents of top floor flats may notice, especially in the Winter months, strips running across
the ceiling that feel wet or damp to the touch. The cause of this is not leaks through the roof, but
water vapour condensing where the metal girders above are conducting the heat up and out through
the flat roof above. Apart from good ventilation and/or the use of dehumidifiers, the best way of
preventing such condensation is to install a false ceiling made of a material that separates the warm,
humid, air of the room from the cold air above.
Because so many cases of suspected damp have proved to be due to condensation, the Association
will require an inspection by a qualified buildings surveyor appointed by the Board should you report
damp. If the cause is genuinely due to a fault with the building, SCRA will pay the surveyor’s
fee, and for any recommended work. If, however, it proves to be due to condensation, the
resident will be required to pay for the survey.
‘French drains’ have been installed all around Surbiton Court. These are concrete boards
placed a few inches away from the base of the walls and the space between the board and
the wall filled with shingle. They are designed to ensure that soil does not build up against
the walls and wick water past the damp-proof course and higher up the wall, thereby causing
rising damp. If you notice these ‘French drains’ filling up with soil or debris, please
inform the Board.
In order to prevent condensation, and the resulting damage, please follow the
guidelines below.
Wipe dry the water/moisture on windows/windowsills frequently. If you use a cloth, wring
it out in the sink: do not put the wet cloth on a radiator to dry. Alternatively, use
kitchen roll and dispose of appropriately.
Open the curtains and blinds, and wipe dry your windows and windowsills every morning,
as well as surfaces in the kitchen or bathroom that have become wet. Wring out the
cloth in a sink rather than drying it on a radiator. Alternatively, use kitchen roll
and dispose of in waste bin.
Leave curtains and blinds open during the day to allow air circulation to the
windows and frames.
Ventilate your flat by opening windows frequently. If your windows have trickle
vents, leave the vents open.
Do not place furniture against outside walls. Leave space between furniture and walls.
Do not overfill wardrobes and cupboards, as it restricts air circulation.
When showering/bathing, open the bathroom window for ventilation and close the door
to prevent moisture escaping into the rest of the flat.
When cooking, put lids on saucepans. Close the kitchen door and open the windows for
ventilation, or use the extractor fan.
Extractor fans fitted with a humidistat in bathrooms and kitchens will also help to
control and/or prevent condensation. A humidistat will automatically exhaust the air
when the relative humidity in the room reaches the level set. (They are not generally
suitable in bedrooms and lounges, however, because they are not silent running.) Please
note that should you wish to install an extractor fan you will need to submit an application
to the Board for approval, as any work which involves drilling, etc. to the walls, or
fabric of the building, constitutes a structural alteration and cannot be undertaken
without prior approval.
Do not place wet or damp clothing, towels, etc. on radiators.
Wet or damp clothing, towels, etc. must not be left in a room with closed windows.
If you leave damp clothes, towels, etc. to dry in any room close the door and open the window.
Heating one room to a high level and leaving other rooms cold makes condensation worse in
the unheated rooms. That means that it is better to have a medium level of heat throughout
the flat. Keeping the heating on at low all day in cold weather will help to control condensation.
It will be more economical than having the heating on full blast for several short periods during
the day. It will also be cheaper for you than the cost of remedial work resulting from condensation.
Use a dehumidifier. Please note however that a dehumidifier is not an alternative to
following the guidelines above, but to be used in conjunction with them.
REMEMBER – Failure to adhere to these guidelines will certainly cause condensation,
for which the only cure is adequate heating and effective ventilation.
This page last updated 01 February 2023
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