Two damp patches on inside garage wall. Advice please.

Discussion in 'Other Trades Talk' started by RS89, Jan 4, 2020.

  1. RS89

    RS89 New Member

    I've come looking for advice to see what tradesmen I should get out to have a look at this for me. Or perhaps not worry about it at all.

    The patches only occur in 2 places and I have only seen them once since I moved into the property back in August 2019 and that was after a very heavy downpour over a few days about 2 months ago. It took about a week or so to dry out and I've not seen them since even with some rain but figured I should get it looked into.

    This wall is on the outside wall of a 2 story extension built in 2003 on a semi-detached with a cavity. I cannot see anything of concern visually on the outside wall myself. No obvious cracks or anything.
    There is also no sign of damp in the upstairs room above the garage on the same wall.

    Thanks in advance.
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  2. Abrickie

    Abrickie Active Member

    Well for a stab in the dark I was going with driving rain crossing a couple of dodgy wall ties ?
    Jord86 likes this.
  3. Astramax

    Astramax Well-Known Member

    Is it rendered on the exterior and a single skin wall.
  4. RS89

    RS89 New Member

    I have no clue about any of this. As far as I can say is that the exterior wall is just your standard bare brick. No sure about single skin.
  5. RS89

    RS89 New Member

    Who would be best to get out and take a look? Damp proofing specialist?
  6. carl24bpool

    carl24bpool Active Member

    Can you not get the person that built it to come and look? It doesnt look that old.

    I would say that you are getting water in your cavity. It would be very helpful if you could post a few photos of the outside view of this entire wall.

    Water must be entering your cavity and tracking accross through brick ties or insulatuion. Even though **** only a couple of small areas I would want to know how its getting in. Is the roof and guttering okay at teh top?
  7. RS89

    RS89 New Member

    I only moved into the property back in August.
    The extension was built in 2003 by the previous owner, I have the papers but would need to see if they company that built it still exists.
    I will try to get a photo during daylight since I work night and rarely see it lol.

    Not sure about the roof. I know the guttering is fine around the house as I had them cleaned a few month back. If it were the roof wouldn't that mean there would be more patches across the whole wall and even in the master bedroom above the garage?
    My friend mentioned it could be pointing?
  8. carl24bpool

    carl24bpool Active Member

    It may not mainfest itself above for many reason. Firstly you need a bridge in the cavity that can allow water past it. Wall ties are designed to not allow water accross but if installed out of level they can allow water to cross them. Or some insulation or debris in the cavity may be the cause.
    Either way the water also has to find its way (by gravity) to the areas where it bridges so it may be that you only have two faulty areas and the above is okay. Or any issues above may be behind a dot and dab wall which wont show if the damp patch is in a void behind the plaster.

    I wouldnt worry about bridging of your cavity, I would try to find out how the water is getting in to start with. Worst case you could remove the blocks in both areas and all should become clear but even then you really need to address the water ingress issue aswell.
  9. RS89

    RS89 New Member

    So who would be best to get out first if I cannot get the original builders out?
  10. carl24bpool

    carl24bpool Active Member

    I'd get a brickie pout to remove the blocks and find out why water is bridging. It should be obvious once a full block is removed. No more than half a day to remove to blocks and replace. He may need to cut the brick tie off but just fit a drill type tie in its place once the cement has cured and make sure it is fitted with a slight slope to the outside wall.

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