COMHAIRLE CONTAE ÁTHA CLIATH THEAS
SOUTH DUBLIN COUNTY COUNCIL

MEETING OF RATHFARNHAM AREA COMMITTEE

Tuesday, February 09, 2010

MOTION NO. 1

MOTION: Councillor P. Cosgrave

Cathaoirleach's Business

"That the Manager discuss with this Committee the severe damp problems in the one-year-old council house at 21 Whitechurch Heights and as to how the problem can be remedied?"

REPORT:

There have been ongoing reports of severe moisture and condensation at this Council rented dwelling.

The Council’s Clerk of Works has been investigating these complaints and in an effort to identify the source of the problem carried out a detailed survey of the dwelling on 21st January last. 

Two sets of temperature and humidity readings were recorded.  The first set was of the existing condition of the dwelling which recorded an average room humidity of 66% at a room temperature average of 21 degrees centrigrade. The second set was recorded after opening all windows and doors for 30 minutes and this recorded an average humidity of 57% at an average room temperature of 18 degrees centrigrade. The initial readings are regarded as high. However following the ventilation of the house, these reduced to a more normal, acceptable range. Better ongoing ventilation practices would result in more normal air moisture levels in the house.

For comparison purposes the existing temperature and humidity levels were recorded in each room of an identical nearby house in the scheme.  No dampness or condensation problems were noted in this dwelling which recorded an average humidity of 43% at an average temperature level of 19 degrees centrigrade which is well within the normal, acceptable range. It was noted that this dwelling was being properly ventilated by the occupants.

Accordingly, the survey concluded that there is no problem with the structure and fabric of 21 Whitechurch Heights.  Both units which the Council surveyed for comparison purposes were built of the same concrete slab and constructed together. It must be concluded therefore that the problems in this instance are caused by poor ventilation practices.

The tenants have been written to advising of this conclusion and making recommendations on improving ventilation practices to deal effectively with the problems they have experienced.

To give you some idea as to how much extra water four adults in a house can generate in a day, here are a few illustrations:-

Four adults at home can produce	6 pints of moisture per day
A bath or shower	2 pints
Drying clothes indoors	9 pints
Cooking and use of kettle	6 pints
Washing dishes	2 pints
Bottled gas heater (8 hour use)	4 pints
Total moisture added in one day to a house	26 pints or 14.8 litres

All of these normal household operations produce moisture and adequate ventilation practices need to be in place to deal with the moist air. Otherwise, excessive condensation levels will be experienced.

It was also noted by the Clerk of Works during the survey that dampness was recorded on the stud partition between bedroom no. 2 (second largest) and the bathroom. The likely cause of this is that the shower tray has been replaced by the tenant and it has been incorrectly sealed with clear silicone and not a propriety shower tray sealer in accordance with best practice.