Damp

Causes and
Solutions
The subject of damp in buildings Common causes
invites much comment and speculation. Most damp problems arise through the
The issue is often misunderstood failure of materials, the building’s detailing or
and proposed solutions are often inappropriate interventions where work has
expensive, damaging, and usually affect been carried out with the wrong material. If
a new problem emerges there will be a need
the continued performance of your to carefully consider any work that might
property. Traditionally constructed have been recently carried out which could
buildings, (normally those built before have initiated . Many problems, however, go
1919) can be prone to damp problems unnoticed for some time.
if not properly maintained. Frequently
this can also be attributed to later Lack of maintenance
changes and modifications. Serious problems can be prevented from
getting worse by the early detection of water
ingress, and by carrying out appropriate regular
Understanding how a building is
maintenance in the following main areas:
constructed is key to dealing with
various forms of decay resulting from Roof
excessive moisture levels, or “damp”, Where regular inspection of roofs is not
as it is commonly referred to. Unlike carried out, a small leak from a dislodged slate,
modern construction methods which tile or lead flashing, or cracked gutter, can
remain undetected for some time. This can
rely on impervious barriers to protect
lead to an increasing build up of moisture in
against moisture, a traditionally walls, timber and plaster. Unless the problem
built structure needs to breathe to is particularly acute this will rarely escalate
accommodate moisture. It relies on into creating actual drips, but it will create
the free, unrestricted, movement excellent conditions for rot to flourish leading
and dispersal of moisture through its to progressive decay of structural timber and
decorative finishes.
materials to perform effectively. The
presence of surface staining, mould Rainwater goods
and/or stale air, usually indicates that The correct functioning of all forms of
a problem has interrupted this process rainwater goods is vital. Failure in any single
and the cause requires attention. element can allow large volumes of water to
pour into walls, spreading outwards as it filters
down through the structure. Such a failure is
By describing the common causes
most visible during or just after rain, where
of damp, and identifying the simple soaked sections of the wall are most easily seen.
points to look for, this INFORM seeks Even small leaks can drain behind wall face
to illustrate the best approach to help renders and be drawn into the core of the wall.
remedy the problems. From these “flooding” incidents the porous
nature of traditional walls means that they can
quickly become saturated, and transport the
penetrating moisture some distance from the
 source. As with roof problems, where
timber comes into direct contact with
the saturated stonework, this creates
ideal conditions for damaging wet and
dry rot to flourish. The conditions
can also encourage insect and beetle
attack.

Inappropriate materials
and repairs
When repairs are carried out care
should always be taken to use
appropriate traditional building
materials as modern alternatives
are not always suitable. Their
inappropriate use often has an
adverse effect by inhibiting moisture
movement and dispersal.

Blocked downpipes causing staining and failure of render

Poor quality work can also create
or contribute to damp problems.
Water penetration through walls and
chimneys can occur as a result of poor
re-pointing, or through inadequately
installed lead coverings at roof
junctions, especially on exposed
elevations.

The situation is often made worse

by the use of non-porous surface
coatings such as cement render and
masonry paint. Here, moisture can
be absorbed through fine cracks in the
coating, but cannot then evaporate
back out through the waterproof
surface and is held within the wall
as a result. Aside from creating
possible structural issues problems
and inappropriate internal conditions,
the large scale saturation of walls leads
to reduced thermal performance and
consequential effects on heating bills.
A leaking gutter saturating a wall
A masonry wall saturated from leaking element above.

Moisture build up Poor ventilation

Related to dampness emerges within a building, The current need for greater thermal comfort,
staining is likely to appear on plastered internal while minimising energy consumption, has led
walls. This is an indication that the masonry and to an increase in the application of different
mortar in the wall will be completely saturated forms of insulation. In addition to installing
and that it is acting as a wick; drawing more sealed windows, this is often linked to closing
moisture through the wall or directly from the off traditional ventilation grilles and restricting
ground. Ground moisture can also build up due airflow within the structure, resulting in
to a leak or blockage in underground pipework, stagnant humid air building up within enclosed
problems with surface drainage, or due to a high spaces. Blocked chimneys, enclosed underfloor
external ground level around the property. voids and airspaces behind skirtings and
panelling all contribute to the lack of proper
As a result damage to interior finishes can develop ventilation. This creates a range of conditions
progressively. Dissolved salts, resulting from suitable for a number of decay mechanisms
the rising damp process can appear on internal to set in. Woodbeetle infestation, dry rot and
plaster surfaces. The deposited salts absorb further wet rot outbreaks can all occur as a result of
water from the air. As a result, most applied non- the increased moisture levels. Aside from the
breathing paint surfaces will blister and flake. potential damage to a structure, poor ventilation
The underlying plaster will also become friable. can have an adverse or even serious effect on
 Mould growth from
condensation on the cold
part of a lined wall

occupants, especially if gas or propane

heaters are used without a flue.

Ventilation, or air circulation around

buildings, is equally important
outside. Large shrubs and overhanging
trees close to walls, can raise the
humidity levels considerably. This
can then be progressively absorbed by
any adjacent structure.

Condensation
Damp, resulting from condensation,
occurs where water in the air inside
a building condenses on a cooler
surface. This is usually indicative of
cold spots in the building, sometimes
called cold bridges. It can also occur
where there is poor ventilation or
where short intense heating cycles do
not allow the walls to fully warm up.
This situation allows the heated air
to hold more water, which condenses
Blistering and peeling of a non-permeable paint
when the temperature drops. Excessive
condensation frequently results in
severe mould growths which can in
turn create health hazards.
Summary: What to look for

• Leaks in concealed internal plumbing can

be a major source of damp and associated
decay. Even a small drip from a WC
overflow can create considerable damage.

• Leaking gutters and overflowing

downpipes can quickly saturate a wall.
Look for staining and damp patches,
especially after rain to identify where the
problem lies. If there is a parapet gutter
on the property, check for staining around
the overflow.

• Failure of below ground drainage where

a small crack or fracture in a waste water Partially obscured vent inhibiting ventilation and tiling
or sewage pipe can gradually saturate the concentrating moisture.
ground beneath a property. A specialist
drain survey may be required to check for
breaks or damage.

• Once rain water is taken off the roof, it • Maintaining a steady level of heating
should be piped away from the building, inside a building (15-20 degrees C)
either to the main drain or to a soakaway allows the walls to warm up sufficiently
placed well clear of the building. Check to prevent cyclical condensation on
that the gutters and downpipes are of hidden surfaces. If the building has been
sufficient size for the roof. Check for uninhabited, or unheated, for a period
blockages where the downpipe enters the more moisture will be held in the fabric
ground, especially if it leads into an open and this needs some warmth to drive it
gully, and that the subsequent drain is off.
clear .
• Chimneys and flues should not be blocked
• Is there vegetation close to the walls which off if fires are not in use. A ventilated
could trap moisture or whose roots are chimney cap should be used and the
damaging the drains? Avoid planted areas hearth left open to allow a through flow of
and shrubs too close to walls. air.

• Ensure that ground levels outside have not • Are the vents above ground level and the
risen, compromising the original design voids below floor level clear? Ground
intent and causing dampness in the walls level vent grilles should be clear of all
and adjacent timbers. ground level finishes and internally free
of any applied insulation. Do not block or • Inappropriate materials could have been used
remove vents. The area below floor joists as external or internal finishes that restrict
should also be kept clear to avoid moisture the breatheability of the building. Traditional
transfer, and the ground level outside set external finishes such as lime render, distemper
approx 150 mm below this level. or limewash allow moisture to pass through
the structure unlike modern equivalents, such
• Check the pointing on skews, copes, chimneys as damp resistant paint which will tend to
and other upper level masonry. These exposed hold moisture in the building.
elements are vulnerable to water penetration
and can let in rain in a variety of conditions. • Many modern internal paints are not
sufficiently permeable to allow the dispersal of
• A traditionally laid roof would not have moisture from a plastered wall and their use
included felt or roofing papers as part of the should be treated with caution. Dry lining
original construction. The inclusion of this or framing out with plasterboard should only
sort of material in later repair or replacement be considered as a last resort, as this could
work may require the addition of concealed create areas with restricted airflows, unless it is
vents at eaves, ridge or gable ends to keep detailed and ventilated correctly.
the moisture levels in the roof space under
control.

A solum vent at the correct height. Note the staining from previous raised ground level.
General points and
background Further Reading :

If a damp problem is to be properly fixed it is SPAB Technical Pamphlet No 8 – The Control

important that the source of the problem is of Damp in Old Buildings 1992
properly identified. Affected areas need to be
allowed to dry out thoroughly before remedial SPAB Technical Information Sheet No 4
work is carried out. If the source is not treated, – The Need for Old Buildings to Breathe 1993
or the problem is incorrectly diagnosed, the
original problem will continue to develop Massarwi, I & P, Damp Buildings Old and
and unnecessary or incorrect repair work may New, ICROM 1997
cause added problems. Treatments suggested
for use in modern construction may not be Useful contacts :
appropriate for traditionally constructed Historic Scotland Conservation Bureau
buildings. Historic Scotland, Longmore House
Salisbury Place
Where site conditions or climatic issues cannot Edinburgh EH9 1SH
be fully overcome, it may have to be accepted Telephone: 0131 668 8668
that there will always be moisture movement [email protected]
in the building and consequently it may not
be possible to solve the problem completely. Historic Scotland Investment Team
The functional requirements of the traditional Historic Scotland, Longmore House
building structure, and the environmental Salisbury Place
expectations of modern demands need to Edinburgh EH9 1SH
be balanced. The aim should be to adopt Telephone: 0131 668 8801
sympathetic measures which give the property [email protected]
and its occupants a healthy and habitable
future. Historic Scotland Inspectorate
Historic Scotland, Longmore House,
Salisbury Place, Edinburgh EH9 1SH
Telephone: 0131 668 8600
[email protected]

Principal author: Roger Curtis

Published by Technical Conservation, Research and Education Group, July 2007
Historic Scotland, Longmore House, Salisbury Place, Edinburgh EH91SH
Tel: 0131 668 8638 Fax: 0131 668 8669
www.historic-scotland.gov.uk email: [email protected]