Q. I live on the first floor flat of a converted terrace house. Both flats (upstairs and downstairs) are occupied and are owned on a leasehold basis to a freeholder. I have had a persistent leak in my flat on the first floor which had only recently been identified as water from the bath/shower head going behind the bath tiles and seeping underneath the bath into the downstairs flat. The waste pipe in the bath had been a problem and we believed this had been the consistent culprit as the waste pipe was always wet, even when replaced. The bathroom has always smelt mouldy and the real problem of water getting beneath the tiles looks like it has been on-going since the bathroom was remodelled two years ago. The ceiling downstairs has widespread mould on bonding plaster and on wood that has become like papier-mâché once the bonding was taken off. On investigation the joists between us are thoroughly soaked. Further investigation has revealed damage to door frames and water damage to the floor and walls (in the room next to the bathroom). The building insurance is in the freeholder’s name. They accept the problem has been over a long period but believe they only need to immediately retile the bathroom and immediately rebond a small part of the downstairs ceiling without any form of drying. They will only replace a small part of the ceiling downstairs in spite of wider spread water marks. The leak has been consistent as long as I have had shower in two years i.e everyday. How should this be treated professionally?

Submitted by: VP
 

A. Thank you for your question - what a saga!

Leaks adjacent to showers due to damaged seals, inadequate tile grout, poor sealing doors etc. are very common. It is very important that such leaks should be addressed as soon as possible to reduce the risk of more serious wood rotting fungi developing, such as dry rot, as a result. It is appreciated that your leak was more ‘secret’ and from what you describe it sounds like the cause has been identified and we hope rectified. It is very important that the 'wet' parts should be allowed to dry in well ventilated conditions. As wood dries it may warp (especially wet floor boards) and renewing these should form part of your claim. How much of the ceiling is replaced will depend upon the type of ceiling i.e. is it lath and plaster or plaster board? If it is a lath and plaster ceiling this can loose its bond as it dries and collapse at a later date. If it is plaster board it would be just as quick to replace the entire ceiling rather than patch it up which will always show.

To summarise let everything dry as much as possible before covering it up again. As you have identified and rectified the source of moisture the risk of wood rotting fungi is now significantly reduced but you are never in the clear until it is completely dry.

Any more queries please ask.