Garden office damp

last year

Hello!

About to get the keys to our new house which has this garden office. Not exactly our cup of tea/something we would like to use in its current capacity (it is a home office) but it is there and that’s a bonus. On visit it smelled damp, and Survey confirmed it, it also looks like the last owner hasn’t maintained it (wood weathered). Was built in 2010, has a WC in there and is also being used as a washing machine/tumble dryer space. To the left of the structure there is a shed space (storage).

With such structures, is there much you can do about damp or not financially clever? Easier to take it down and start all over again? We would prefer to use it in a summer house capacity, but at the same time, wont tear it down just for the sake of wanting a different use for it.

Thoughts on how to improve it?

Thanks!
Angie

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PRO

Peter Reader Landscapes

last year

Ah - I think the surveyors report says it all. This style of structure is usually based on a wooden frame that is infilled with insulation and then clad on the inside with plasterboard etc and on the outside with the wood batons. There is no damp course. They are designed to be elevated off the ground so that there is good air circulation around and underneath them and because of the gap - usually around 200mm - there is no need for the DPC. As the wood cladding is very close or in fact in contact with the ground, water will simply soak up into it and from there transfer to the insulation and internal walls. It all acts like a wick drawing the moisture up. Who-ever built it did not know what they were doing! As arc3d says lifting it up and placing it on bearers that would create the required gap should fix the problem. Make sure that the bearers have an impermeable membrane between them and the ground to break the chain of water rising. Probably worth lifting a couple of the wooden cladding batons just to check what the construction technique is underneath. I am assuming the frame build based on its appearance from the outside. Obviously the WC will need re-plumbing to cope with the rise.

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Comments (8)

siobhanmcgee90
last year
The damp may be due to lack heat and having a drier there without proper extraction. It actually looks fine and the cladding does too. What were the particulars of the survey results?
PRO
Peter Reader Landscapes
last year
Yes - I would agree - the damp may be due to a lack of heating within the space, or a lack of using it. As the air cools in the space you can get condensation that then builds up over time. If it has been shut up for long periods then this also adds to the problem.

I agree that the condition looks good from your photos. These sorts of structures usually cost £25-35k, so I would consider carefully before removing it. As the comment above asks - does the survey offer any clues as to where the damp may be from?
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Pearlosa
last year
Agree with the above - structure looks fine. It may be a matter of airing it out, using dehumidifiers (or rock salt / crystals), install vents (if not done so already), fix any leaks etc. It may take a while to have it completely dried up but I would try all the above before considering demolishing the structure. Hope this helps.
Angelika Barron
Original Author
last year
Thank you all very much for replying.
This is what the survey said:

Within the rear garden, there is a timber outbuilding under a flat felt roof. The outbuilding would benefit from some redecorations externally, particularly to the flank elevations.
Internally, it is arranged as an office with a WC and utility area at one end, and a useful garden store at the other. Unfortunately, the office end showed signs of significant dampness to the walls and tests with an electrical moisture meter showed the walls to be extremely wet. We suspect that it has not been provided with a damp proof course and has been built directly off a concrete base, allowing moisture to run into the lower section of the walls. This inevitably will lead to deterioration to the timber framework behind the plasterboard and will mean that some repair work is necessary. It should have been set above ground level or a damp course provided. The cladding extends right down to the paving around the perimeter, so it is difficult to see exactly what is going on. Repair work and remedial works will however be necessary in the future
siobhanmcgee90
last year
I would suggest you get the surveyor or a builder to remove some of the cladding and do further investigation to confirm if the damp course or lack of is the source of the issue. They can advise if this can be remediated and estimate the cost. These buildings are costly as Peter pointed out so try to fix as it looks pretty good even if it’s not exactly to your taste.
arc3d
last year
These buildings are lightweight and can be lifted using hydraulic jacks. If the damp is actually from the concrete base then lifting the building and sliding bearers underneath will fix the problem.

I would however check that the WC is not leaking somewhere.
Angelika Barron
Original Author
last year
Thank you for all the replies!

Garden office damp

Peter Reader Landscapes

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siobhanmcgee90

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siobhanmcgee90

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