Noticed the other day that paint was peeling of wall around door and then today that paint was damp and bubbling. Took it off to reveal this leak. It seems to be worst where the wall and top bit join in second photo (sorry don't know technical terms!!) as seen in second photo. It's a first floor flat. Outside the door is into a common stairwell and the external wall is maybe 5 feet to the left. It's a Victorian sandstone building. I noticed some damage to pointing but not at all sure if it's the cause of not because can't work out height on external wall relative to where leak has come in. Question is who do I even call about this? Builder, damp specialist? Also, would I be able to fix pointing and dry out or is there likely to be damage to brickwork that needs replaced. I can't imagine that's cheap. Any advice appreciated.
I'm no expert and water can track anywhere but this seems more likely to be a plumbing leak. Are there flats above yours?
I have now ascertained that where the pointing is obviously damaged on the external wall is a good 5 foot lower than the hight of my door. Upstairs neighbour is away on holiday. I might just see what insurance company say.
Upstairs neighbour owns flat. Just as a bit more explanation the wall is damp but there is no sign of any running water. Seems like a one off leak that has stopped or a small leak that is slowly working it's way down. The dark area is damp to touch though. Thinking about the lay out of the flats, directly above my door is the landing to his flat and above that the roof of the property. Now wondering if it is a roof leak coming directly down!!!
If roof dread to think about your neighbour's flat with all the rain we have had. Got no contact number for neighbour?
Hi Nicky. I guess, if the damp appeared suddenly and then seemed to slow down/stop by itself, then it's more likely to be water coming in from outside - plumbing leaks (from an empty flat) would tend to be constant whereas rain penetration will tend to wax and wane. But that's only a guess. Do you rent your flat? If so, contact your LL - he will have to liaise with the owner of the top flat as almost certainly the roof will be a shared expense. If it's from faulty pointing, then I think it's the responsibility of whoever's pointing it is. If you rent your flat, it ain't your responsibility either way. But you MUST contact your LL asap so's he can limit the damage being caused. If it's your flat, then - I guess - you contact your own buildings insurance peeps. Do you have 'legal protection' added to your schedule? Yes? Cool, 'cos they will sort out any issues that may arise betwixt you and your neighb. No? Twit... . EVERYBODY, LISTEN UP, MAN - ADD LP TO YOUR POLICIES EITHER ASAP OR WHEN YOU RENEW. A good insurance company will be able to guide you in the process to follow.
Not if neighbour turned off water, you only get what water is residing in the pipes & header tank, same with CH system.
It's your own flat, then? Whether the insurance will pay will likely come down to the state of the roof - if it's in poorly-maintained order, or chust simply 'tired', then I doubt they will. If, however, it was spontaneous 'storm' damage, they probably will. But it'll have to be shared with the other flats. And/or their insurance. If it's faulty pointing, then I doubt very much insurance will cover it - that's chust general maintenance.
All of us in the block are owners. There has been sufficient weather conditions to qualify as storm damage but I am conscious that they might also say it's just in a poor condition. TBH I'm just happy to be getting a surveyor out at this stage who will hopefully point me in right direction. All neighbours are decent people and we have discussed having to do something about ongoing maintenance issues previously so hopefully no issues there.
Cool. Keep us posted as to what the cause is and how it was resolved, please. It's always good to hear what happens with these kinds of situations (We are a sad, lonely bunch on here with no other life... )
Apologies for late reply. Anyway it appears it is water coming through pointing and brickwork due to clogged and broken guttering. Still waiting on final word from insurer but surveyor reckoned it unlikely they would cover it. Oh well, at least I can console myself I'm keeping the economy going.
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