Damp Inspections
Damp is a major concern for homeowners in the Southern Cape area due mainly to the high winter rainfall we receive. It is such a large concern that homes for many years could only be built in a certain way to mitigate moisture penetration into our homes. However, it is important to understand how and why damp enters a home before steps are taken in remediation-which makes a home inspection a necessity.
Rising Damp
This form of damp comes from the soil into the home through the walls. Moisture moves from areas of high moisture to low moisture by way of capillary action. Capillary action in simple terms is how a tree is able to absorb moisture from the soil into its roots and up into the leaves. Your home because it is made of porous materials acts in very much the same way drawing moisture from the soil into the walls and up through the structure.
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This problem has been recognised by the building industry for a long time and builders place a waterproof material and the level of the floor inside the walls of the home to stop this movement of moisture. Most homes will have a thick plastic layer called DPC to perform this function. Sometimes the waterproof layer is compromised and moisture is able to find it's way around the waterproofing. A common example is when a building is plastered and the plasterer covers the waterproofing allowing the moisture to move over and up a wall. Another example is when the exterior soil level is graded by a landscaper above the waterproofing layer. Both of the aforementioned examples can be easily remedied through basic building practice instead of costly and often unnecessary engagement of a waterproofing company.
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Penetrating Damp
This form of damp comes through the exterior wall of your home. Most cases of damp and moisture intrusion are penetrating in nature which makes homes in Southern Cape especially vulnerable due to our high winds that often come with rain in the winter months.
Almost all exterior walls in quality built homes in the abovementioned areas are cavity walls (illustrated below), which when built properly, should prevent moisture to an inner wall(leaf) to large extent. Home inspectors always check the exterior walls of our homes for weep holes as they are often blocked or not present in certain parts of the building. Weep holes are essential in keeping the cavity free of condensation.
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What a home inspector will do during a damp inspection
A home inspector will visually inspect the exterior walls both inside and outside a home for evidence of damp. A two-prong moisture meter is used in the interior of the home against the walls to detect elevated moisture. Moisture meters have principally been manufactured for wood and readings above 20% indicate conditions that allow wood rot to occur. When measuring masonry we normally note readings in excess of 22% as problems in need of correction as an active damp situation will exist in that portion of the wall. Walls in the Southern Cape area typically read between 8-16%.
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Home inspectors will be on the lookout for efflorescence and spalling which are technical terms when masonry has either created a powdery substance on the surface or exterior surface of bricks has broken away. We further look for signs of fresh paint that may indicate an underlying problem with the wall.
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Damp could also be an indicator of another system in the house failing like the plumbing system and roof. The home inspector will check around all plumbing fixtures for damp, however damp coming from a roof structure will fall under the ambit of a roof inspection.
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If you are interested in this service please check our pricing and contact us today. We are certified damp inspectors and look forward to your call.
