Updating post from Reddit.
My tenants are moving out of a maisonette after 9+ years of relatively problem-free tenancy. Always paid on time, kept up the easy repairs themselves (ie painted when it suited them). I have fixed the bigger issues as they've cropped up.
Met my tenant today.She showed me that there's been water coming in near three of the (pobably quite old) double glazed windows, causing damp and mould, which she's been scraping away. So now the plaster has divided and is lifting off on the corner of the window area and needs to be fixed properly. She hadn't alerted me because, she said, she didn't mind cleaning it away, and airing. Indeed, she had a small dehumidifier on the windowsill. Apparently this had been happening "only since November". Much as I wish she's said something sooner, I can let that go, and will fix asap. Wondering about causes (is it roof, windows, both?) but unfortunately for me I don't know anyone local to ask. That's the "bit of a chat" from my title: suggestions/comments welcome - would you call a roofer first, or a windows company, look for a general repairs handyman? It could be a problem with brickwork I suppose. I'm not a builder clearly! I appreciate Redditors cannot diagnose without seeing it. (Edit - thanks u/chamanager I have added photos). For info, the roof is my responsibility as the maisonette is first floor.
I may have some questions about continuing to let v. selling up but I'll ask that in a separate post when I'm a bit clearer on my thoughts.
Thanks everyone.
Uploading a photo of the damp might help diagnose, hard to do without. Sounds as though it might possibly be condensation but that’s just a guess. If it gets worse in wet weather then obviously it’s water penetration from somewhere.
1 if you trust the tenant you could do nothing, or just drop them an email confirming the departure date. It seems unlikely that they would make such a request if they did not intend to leave on the planned date.
2 find out the names of the elected councillor(s) for the area (it will be on the council website) are and complain to them
3 personally I would dispose of the fridge myself but I have a large car and a nearby waste disposal site that takes fridges so it wouldn’t be much of a hassle, i would see it as part of the preparation of the flat for new tenants. It would be perfectly reasonable of you to ask the tenants to do it but if they don’t have a car they would probably have to pay someone to take it away. I find that tenants expect white goods to be supplied, though not other furniture, so I would replace the fridge before reletting.
Thanks for the photo suggestion! I have added two photos of either side of the worst window. She said it happened worst on a night with really bad rain. I think that still leaves windows/brickwork and roof as potential causes. But she said there's been some condensation so I expect the double glazing is past its best. I'd hope to avoid replacing that... but hey.
re 1. Yes, I do trust them. I'll confirm rate and date in an email only to avoid confusion.
re 2. Great suggestion, thank you.
re 3: they do have a car, so I'll ask if they can do so, and see if they're ok with that. (I'm just squeamish about what the old one will be like!) Good point about new tenants expectations. I don't mind replacing at all.
Much appreciated.
This is nothing. Get a house decorator to fill the wall. And ask them to check the window.
This is just general wear and tear.
This. In those areas its almost 100% condensation and simply cold spots.
Thanks. At one point, when it was very hard rain, the tenant said the walls were very wet so I think windows is pretty likely.
Ah, that's reassuring. As a teenager i lived in a flat that was covered in mould and our LL did nothing. When I heard it had been mouldy , and the mould screped of, it worried me. Thanks.
I’m also not an expert but you could speak to a local window firm. If you find one you like they will come out and measure/quote (free of charge) and may have some suggestions for you on who to call next.
It’s surprising what you can figure out by just going outside and having a look. Cracks in mortar? Plants growing out of gutters? Can you get to the roof to look (selfie stick and camera?)
Such sensible suggestions! I was a bit surprised and didn't even think to do that. will pop back tomorrow.
If it’s window related, the window people should know. Could be blocked drainage in the frames or loose silicone outside (both easy to spot and fix). Definitely have a close inspection yourself before calling anyone, easier to understand what they’re saying that way at least!
Good luck
That looks like rainwater ingress around the window frame. External sealant may have come away or perished.
Thanks for commenting. I can look into that - we have a local firm who's done some window repairs at fair price in the past.
Need a picture from the outside.
Don't have one but will go back and get one. Thanks.
Leaky downpipe or gutter. I would give deposit back pay council to collect fridge and see if you can clear gutter or down pipe.
Thanks. I did go back and noticed there’s grass growing out the gutter. Will get that sorted.
