Plumbing leaks can originate from within a property, from outside the property, or from neighbouring homes. Typical defects are water escaping from:
• mains water pipes
• hot and cold water systems
• central heating systems
• waste pipes
• below ground drainage and
• dripping overflows.
Identifying that the cause of damp is due to defective plumbing can be straightforward, but often it proves much more difficult. Once water has escaped into the ground it will tend to mimic the effects of rising damp. There are characteristic signs that allow an experienced surveyor to identify plumbing leaks or to prompt the recommendation of further investigation.
Normally, plumbing leaks may only be verified after the water systems have been thoroughly checked. This investigation can be expensive and difficult in situations where the leak is suspected to originate from neighbouring properties. Fortunately, damage from plumbing leaks is often covered by a householder's insurance policy and this allows costs associated with remedial works to be reimbursed if a leak is proven to exist.
Britannia Preservation's surveyors are skilled in identifying the precise cause of dampness. More importantly, we never assume that dampness affecting the base of a wall is caused by rising damp. Instead, a careful evaluation is undertaken to identify the precise cause. This means that clients are assured that the correct and most cost effective remedial action will be prescribed.
The damp staining at the base of this wall is the result of a defective overflow that is hidden behind the rainwater fall pipe. |
The brown staining on the face of this wall has been caused by water discharging from an overflow. |
Leaks in modern central heating systems often become apparent due to a rapid loss of pressure in the system. This is not the case with all central heating systems, and leaks on unpressurised or older systems can go unnoticed. Small amounts of water escaping from internal pipework can lead to significant dampness, deterioration and decay if not repaired.
In the following series of images, damp was reported to affect the ground floor walls of a modern house, extending to a height of around 1.2m above floor level. Our investigation resulted in the damp being traced back to a duct set in the concrete floor that housed the central heating pipes. Water had had been leaking from the pipes for some time. The homeowner claimed for the damage on their insurance policy.
The 'tide mark' at the top edge of the dampness is clearly visible on this internal wall at a height of 1.2m above floor level. |
The concrete floor abutting this wall and the underlay on top is affected by dampness. The salt deposits are indicative of a plumbing leak. |
The dampness was eventually traced back to a leak from central heating pipework that was located in a duct cast into the concrete floor. |
In the absence of condensation, severe dampness affecting modern properties is often caused by plumbing leaks. It is extremely rare for such properties to be affected by rising damp resulting from a defect to the damp proof course; however, the symptoms of low-level dampness can appear very similar to rising damp. This is the reason why it is essential to consult a surveyor who is qualified to diagnose correctly the cause of dampness and who will prescribe the correct remedial action.
The leak caused widespread dampness throughout the property. This image is of the dividing wall between the garage and hallway. Damp staining is clearly visible on the bottom course of blockwork. |
© Britannia Preservation 2011