PDA

View Full Version : reoccuring leak and mold



MTKB
25-09-2011, 15:54 PM
We have a recurring leak on the ceiling of one of our bedrooms with mold growth.

The first occasion was two years ago, water started dripping through the ceiling light and the problem was located at the bathtub at the flat above (rented property of the same landlord). Landlord brought in their plumber to repair a week later and a handyman to paint our ceiling with fungicidal coating - according to them. We don't believe this was the correct approach but the room stopped smelling damp and there were no further leaks, well, in that part of the house at least...

A year and a half later we spotted discoloured patches forming on the ceiling and small bubbles under the paint across the ceiling. The damp smell was back and we suspected the same problem, so we handed our landlord a letter for recurrence and asked for an inspection and suitable solution.

The landlord is quite old and sometimes needs a bit of reminding. Generally tries to get things done, but after a second letter (3 weeks later) we had to chase them up. We were told verbally that a roof repair was needed and a scaffold would be set up for a couple of weeks.

However...we had strong doubts about the way the landlord reached to that conclusion. We figured out that nobody came in our flat to check the ceiling after all and suspect a separate leak at the top floor from the roof led them to connect the two issues. The roofing company spent longer that planned on the roof but completed the roof work.

Just before the roofing company came in, we had no rain and still noticed dripping water from the ceiling at mornings and evenings randomly which supported our theory. The landlord brought in their handy man to tart up the ceiling and repaint which is clearly the completely wrong approach.

A month after the roof repair we got discoloured patches again, mold smell, large bubbles under the fresh paint and a line of black mold forming near the coving.

We know this has to be done properly and want to be firm. The main issue is that we do not trust the work their people do judging from previous bad workmanship in our flat.

We are thinking to get a quote and second opinion from two/three companies and produce a letter with all the details, then demand for the appropriate work to be done according to these standards, considering that this is the third time we are having the leak. We suspect the entire ceiling may need removing and a new board fitted. Another thing to add is that we are chronically asthmatic.

Advice about the repair and approach to landlord is most welcome!

jta
25-09-2011, 15:59 PM
Have you spoken to the tenants of the flat above? It sounds more as if they are allowing the bath to slop over and not drying the floor when it does.

Snorkerz
25-09-2011, 19:22 PM
Getting to the route of the problem would involve paying experts to investigate it - a couple of quotes won't give you 100% peace of mind that what you plan on paying for will solve the problem.

I'd be inclined to have a word with the environmental health officer at your local council. So long as you make it clear to them that you want to go softly-softly then they won't need to go in heavy handed bullying the landlord.

MTKB
28-09-2011, 18:39 PM
We don't have any communication with the tenant upstairs really. It is still the landlord's responsibility to investigate and resolve the problem, including speaking to the tenant upstairs.

It is hard to determine the cause at this point, on one occasion we had leaking whilst the tenant upstairs had not been in for a week.

Snorkerz, I agree with your point but involving the environmental health office may take this too far and there is no in-between solution if they get involved. We are not dealing with a negligent landlord, rather unable to perform and deceived by crook handymen.

Also as professionals we don't have the time to deal with all these communications for something the landlord is responsible for, time and cost wise. So we have decided to scrap the idea about the specialist quotes...

We are mainly interested in handing the landlord a firm letter about this and want some advice from someone experienced on two things:

1. What is the correct course of action after so many recurrences of leaking/mold?

2. What is the correct repairing procedure followed when ceilings get wet/dump/moldy (period conversion property), provided the source of the problem is of course rectified?