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How to fix water ingress and cracking issues?

DarkBaron

Hi Folks,

Recently purchased a house and the building inspector identified sopme issues paticularly with the render, cracks, roof seals, window seal gaps and water ingress in the bedroom walls.

If i was to fix these issues, what order would I go about? Who do I need to contact being in South Australia? Are there companies that will fix these issues end to end? Do I need an engineer's report? Is this considered a reno project?

We have no idea where to start and some guidance would be appreciated.

Thanks

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JacobZ

Hi @DarkBaron,

There isn't really enough information here to reliably decide on a specific order, however I think the logical approach is to fix the things that are highest risk first, then work down towards your lower risk items.

Unfortunately, I don't think these are going to be D.I.Y. jobs, as most of the actual problem here is going to be identifying the cause of the issues your building inspector has identified. If you were looking for a single business or contractor to approach, someone specialising in water damage restoration would likely be the best option.

From what I can see, if this were my home, the roof would come first. It is the most exposed to weather, with the most potential for additional damage to other areas if it remains unaddressed. I wouldn't typically consider roof repairs a D.I.Y. job, so I would suggest you contact a roof plumber for assistance with these repairs.

The next issue I would suggest needs to be looked at is the rising damp mentioned top right in your second image. This indicates there is likely an issue with your dampcourse which is allowing water to rise up into the walls structure which can obviously cause issues. There is no way to tell from your photos what the cause of this issue is, so it would need to be assessed in person by a suitably qualified person. If you Google "rising damp specialists near me" you should be able to find someone to assist with identifying the specific cause and recommending a way forward.

The cracking, bubbling and missing render are all likely related. Bubbling tells us water is getting in behind the render, which could be coming through those cracks and missing sections, or it could be due to the rising damp mentioned above. I'd ask your rising damp specialist for guidance on what needs to be done here, but it is likely some repairs would need to be done by a renderer.

The gaps beneath your windowsill are not necessarily a problem as they are often left open to allow water that gets into the window frame somewhere to drain. I would place this pretty low in terms of priority, and I question whether there is any real issue here. I would ask the building inspector to clarify this issue for you.

I'm not 100% certain what the issue is in your last image, but if it there is moisture in the wall, you'd want to investigate the source. In getting the roof and rising damp checked out, I would have them have a look at it as their is a good chance they are related to one or the other in some way. Once the leak has been rectified, the damaged plasterboard would likely need to be cut out and replaced.

To summarise, I think the roof should be addressed first, followed by the rising damp and render, followed by the water damage inside the house (if that is what your last image shows), then the windowsills if they really need to be addressed at all. You would likely find that some of these issues are related.

Allow me to tag @TedBear, @Dave-1 and @Nailbag to see what advice they might be able to offer.

Jacob

Dave-1

Good Afternoon @DarkBaron

Everyone freaks out at the list of issues that a building inspection raises :) Its kinda like "Why did I buy this house" lol But remember they are doing a close inspection and they have shown everything they find.

Water issues coming inside is the first thing I would have a look at as @JacobZ has suggested. The holes in the wall, they obviously have been there for awhile so its on the "to do" list, most things will be on that list and can be dealt with over time. I remember someone telling me that you should live in a place for all seasons before renovating, so you get a feel for what is needed.

So pretty much make the house waterproof from the elements, then slowly filter through the rest. I wouldnt cal it renovation unless the issue once looked at requires something deeper. (the rising damp is an example, you wont know until you look closer and it may mean a builder)

Next would be security of the house (windows/locks/doors) all work fine. A few months will show up any breezes that need to be looked into.

I really wouldnt be worried from the photos you have shown, breath and take your time, stroll through these pages for each issue and have a think. :)

And lastly :) Congratulations on your new place! :)

Dave

DarkBaron

@JacobZ & @Dave-1 ,

Thank you both for the logical recommendations. Never for a moment did I think these are DIY jobs. I was looking for guidance on what approach I need to take to tackle the more pressing issues.

Will the roof plumber also replace any of the those rusted areas or will this invoilve someone else?

Thanks

JacobZ

Hi @DarkBaron,

Yes, a roof plumber would be able to replace those rusted areas if it is deemed necessary.

Jacob

Nailbag

Hi @DarkBaron

I can’t really add to much to the excellent details by @JacobZ has already. But I would definitely start with all the water ingress issues as a high-priority.

Though a plumber will handle the cause/s and could also possibly identify the sources, I would be more inclined to get a leak detection service around. They have specialist equipment that can trace moisture within walls etc. Then based on the report you will know who you need to fix the entry points. Only after these have been rectified should you then deal with the damage repairs to internal and external areas.

Plumber for the roof. Render repairer for the external walls and a plasterer for the internal ones.

Nailbag

DarkBaron

Thanks @Nailbag

DarkBaron

Hi @Nailbag,

Apologies for the noob question but here goes. I contacted a few plumbers who have told me they also do leak detection. It's this the same type of leak detection you are referring to? I have also found a business that only does leak detection. Will the plumber also be able to identify if water ingress occurs from the outside?

Thanks

EricL

Hello @DarkBaron

The specialized services that use machines such as cable inspection cameras and thermal scanners are a specific kind of leak detection service. As they can scan your entire house but do not provide plumbing services. They will be able to track down the possible entry points of water into your home.

However, if the plumber you spoke to has the same type of machines, then they are able to track leaks not just from your plumbing but from everywhere else as well.

Eric