R
R.Hotzenplotz20 Aug 2017 13:26Hello,
my tenant sent me the following photo from my basement apartment. Apparently, there are moisture problems.
This concerns an exterior wall.
What is the correct procedure here (four-family house with four owners)? Should I first hire a building expert at my own expense to determine the cause (it could also be due to incorrect ventilation, etc.)?
How would you proceed in this situation?
my tenant sent me the following photo from my basement apartment. Apparently, there are moisture problems.
This concerns an exterior wall.
What is the correct procedure here (four-family house with four owners)? Should I first hire a building expert at my own expense to determine the cause (it could also be due to incorrect ventilation, etc.)?
How would you proceed in this situation?
R
R.Hotzenplotz20 Aug 2017 14:21So, I should tell the tenant that we will measure the moisture for a week first? This is done by a building surveyor with the appropriate equipment, right?
In the end, it will probably come down to me or the homeowners’ association; how am I supposed to prove incorrect ventilation by the tenant?
In the end, it will probably come down to me or the homeowners’ association; how am I supposed to prove incorrect ventilation by the tenant?
Well, if you don’t want to start full force right away, provide a hygrometer, preferably one with a logging function, and get a device to measure wall moisture.
But it depends on the tenant—if they are already threatening with a lawyer, then involve a specialist.
And explain to them how to ventilate properly.
Never leave windows on tilt.
At least three times a day, open all windows fully and create a cross breeze.
Room temperature should be at least 19°C (66°F), so someone who prefers cooler temperatures might have problems here.
I had the same problem with my old condominium.
When I lived alone, it wasn’t an issue, but when there were two of us with double the laundry and more people breathing and sweating, mold started to form on the exterior wall.
Then shift work was added—15 hours with the bedroom windows closed, and so on.
First measures: bought a dryer.
Then turned on the heating so the room wouldn’t cool down.
And when building the house, it was clear to me that it would not be built without a controlled mechanical ventilation system.
But it depends on the tenant—if they are already threatening with a lawyer, then involve a specialist.
And explain to them how to ventilate properly.
Never leave windows on tilt.
At least three times a day, open all windows fully and create a cross breeze.
Room temperature should be at least 19°C (66°F), so someone who prefers cooler temperatures might have problems here.
I had the same problem with my old condominium.
When I lived alone, it wasn’t an issue, but when there were two of us with double the laundry and more people breathing and sweating, mold started to form on the exterior wall.
Then shift work was added—15 hours with the bedroom windows closed, and so on.
First measures: bought a dryer.
Then turned on the heating so the room wouldn’t cool down.
And when building the house, it was clear to me that it would not be built without a controlled mechanical ventilation system.
R
R.Hotzenplotz20 Aug 2017 14:59More photos have come in from the tenant.....
I am leaning towards hiring a building surveyor specialized in moisture damage.
Someone who writes something like this on their website:
"Identifying and Targeting Moisture Damage
Our building surveying office specializes in detecting and assessing moisture damage in and on buildings as well as mold infestation in indoor spaces. Our surveyor operates primarily in the Düsseldorf, Essen, Cologne, and Wuppertal areas, and beyond by arrangement.
Moisture damage is among the most common structural defects in and on buildings. Such damage can significantly reduce the value of a property. Moisture issues can also lead to consequential damage, such as mold growth.
Mold fungi are microorganisms that are invisible to the naked eye and are normally harmless. However, if the concentration exceeds a certain level, mold infestation can cause serious health problems and, in addition to strong odors, may have allergenic, infectious, and toxic effects.
A mold specialist or mold assessor can detect mold either through measurement or sample collection, even before typical visible signs such as mold on wallpaper appear.
Before any professional remediation, the cause of the moisture damage or mold infestation must be investigated. It is important to consider all possible factors. Simply reading humidity meters is usually not sufficient.
Independent advice instead of a sales pitch! Moisture damage repairs should be well thought out, goal-oriented, and sustainable. Have you received a quotation and are unsure? Save money through our experience with moisture damage.
When mold damage occurs in apartments, disputes between tenant and landlord can arise quickly. Is the heating and ventilation behavior of the residents responsible, or is the moisture damage due to a construction defect? The surveyor can document the inspection results in a structural damage report. Afterwards, a solution can usually be found quickly and effectively, often through a joint meeting with all parties on site."
I am leaning towards hiring a building surveyor specialized in moisture damage.
Someone who writes something like this on their website:
"Identifying and Targeting Moisture Damage
Our building surveying office specializes in detecting and assessing moisture damage in and on buildings as well as mold infestation in indoor spaces. Our surveyor operates primarily in the Düsseldorf, Essen, Cologne, and Wuppertal areas, and beyond by arrangement.
Moisture damage is among the most common structural defects in and on buildings. Such damage can significantly reduce the value of a property. Moisture issues can also lead to consequential damage, such as mold growth.
Mold fungi are microorganisms that are invisible to the naked eye and are normally harmless. However, if the concentration exceeds a certain level, mold infestation can cause serious health problems and, in addition to strong odors, may have allergenic, infectious, and toxic effects.
A mold specialist or mold assessor can detect mold either through measurement or sample collection, even before typical visible signs such as mold on wallpaper appear.
Before any professional remediation, the cause of the moisture damage or mold infestation must be investigated. It is important to consider all possible factors. Simply reading humidity meters is usually not sufficient.
Independent advice instead of a sales pitch! Moisture damage repairs should be well thought out, goal-oriented, and sustainable. Have you received a quotation and are unsure? Save money through our experience with moisture damage.
When mold damage occurs in apartments, disputes between tenant and landlord can arise quickly. Is the heating and ventilation behavior of the residents responsible, or is the moisture damage due to a construction defect? The surveyor can document the inspection results in a structural damage report. Afterwards, a solution can usually be found quickly and effectively, often through a joint meeting with all parties on site."
Usually, the expert can also identify the cause. Is it incorrect ventilation, or is the wall damp?
So, consulting an expert seems like the right approach to me. This way, you also show the tenant that something is being done.
At the same time, I would buy such moisture meters for the tenant. There are ones that flash when the air humidity is too high. These are actually perfect for this purpose. Then even someone inexperienced knows when to open the windows.
So, consulting an expert seems like the right approach to me. This way, you also show the tenant that something is being done.
At the same time, I would buy such moisture meters for the tenant. There are ones that flash when the air humidity is too high. These are actually perfect for this purpose. Then even someone inexperienced knows when to open the windows.
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