Case of persisting damp / seepage issues even after Refurbishing and Rectification work in a Duplex Home

Case of persisting damp / seepage issues even after Refurbishing and Rectification work in a Duplex Home

The Background

A duplex in a premier residential complex.

  • Refurbishing / rectification jobs and re-painting done recently to repair damp walls / seepage problem.
  • Source of Damp / Seepage not identified.
  • Problem resurfaces

This is where Team – MACJ – A Buyers Choice Home Inspections, came into picture.

The main concerned area was the Dining Hall.

It was badly affected. There were:

a) Paint discolouration on right wall lower portion around switch socket board.
b) Paint discolouration on right wall lower portion at mid span.

Observation 1 : Visual image of right wall around socket

Observation 1 : IR image showing moisture presence

Observation 2 : Visual image of right wall at mid span

Observation 2 : IR image showing moisture presence

Adjacent Kitchen Wall

  1. The client informed our Team that there had been some past history of leakage around floor drain outlet and rectification works have been done for it. No active leakage was noted.
  2. Minor leak noted around junction of sink flexible drain pipe with outlet pipe on wall.
  3. Dripping water noted on wall surface under counter stone.

Observation 2 : Visual image of sink flexible pipe junction on wall

IR image showing moisture spreading from around outlet position

Observation 3 : Water dripping stains from counter and wall tile junction

Our Team thoroughly inspected and found that there were multiple sources from the adjacent Kitchen Wall side.

As analysed by IR camera, moisture presence noted in the affected area due to intrusions from:

  1. Leak at junction of sink flexible drain pipe with outlet pipe on wall.
  2. From joints between wall tiles and counter stone.
  3. Also gap noted around sink tap.

Multiple sources identified

Floor drain outlet condition

Leakage from sink flexible pipe at outlet joint

Deteriorated sealant at counter stone and wall tile junction

IR images confirmed water running along the surface of the wall which was spreading around the junction, thereby affecting the adjacent right wall of Dining area.

However, there was another source, which was more challenging.

Kitchen Balcony

We observed popping of paint on left wall and back wall lower portion above skirting. As confirmed by IR camera, the area was affected due to leakage from elbow joints of AC drain pipe running concealed along the affected area and spreading to the dining area wall.

Visual image of left wall lower portion

IR image showing moisture presence

Visual image of back wall corner with left wall

IR image showing moisture presence at lower portion

Area of Work Purpose Repair / Renovation Work
Kitchen To stop Leak at junction of sink flexible drain pipe with outlet pipe on wall.
  • Step 1 – Sealant around the junction to be scrapped off.
  • Step 2 – Junction around outlet pipe on wall to be sanded off any loose materials and left for ventilation for entrapped moisture to dry out.
  • Step 3 – Flexible drain pipe to be reinstalled with adequate slope of the end face inside the outlet on wall.
  • Step 4 – Junction around the outlet pipe on wall to be sealed with polysulphide sealant.
Kitchen Rectification at joints between wall tiles and counter stone and at Gap around sink tap.
  • Step 1 – Existing sealant at counter and wall tile junctions and around sink tap to be scrapped off.
  • Step 2 – Junctions between counter stone and wall surface and around sink tap to be cleaned of any loose materials.
  • Step 3 – Adequate packing under sink tap to be done with polysulphide sealant.
  • Step 4 – Junctions to be sealed with epoxy based stone grout of matching colour pigment.
Kitchen Balcony To rectify AC drain pipe
  • Step 1 – Sanding around the affected area till plaster surface and chase cutting to be done along the AC drain pipe at conceal around the affected Area.
  • Step 2 – Drain pipe to be checked for any damage and leakage.
  • Step 2.1 – If found damaged, then damaged pipe to be replaced with new agricultural pipe.
  • Step 3 – Drain pipes to be reinstalled with proper solvent joints at elbow positions.
  • Step 4 – Adequate ventilation to be provided around the affected area for the entrapped moisture to dry out.
  • Step 5 – Smooth surface finish with mesh tape and repair mortar to be provided.
  • Step 6 – Paint finish as per paint manufacturer specification.

This case study establishes that localised / surface rectifications are not enough to solve a damp / seepage problem. It is important to find the source of the problem. It requires state of the art tools and expert knowledge (of Professional Home Inspectors) to accurately identify the issue and the source of damp/ leakage/ seepage. Experts are needed not only for identification purposes but also to provide the best pocket friendly solutions for the issues. Trust our experts to give you a long term solutions to your problems.

If only our client engaged us in the first place, then he / she would not have to shell down big amounts.

MACJ – A Buyer’s Choice Homes Inspections Motto:
LLL – Long term solution – Low cost of Repair – Least destruction

Also read our related Blog: https://macj-abuyerschoice.com/real-estate/are-you-renovating-or-remodelling-your-home-or-giving-it-a-makeover-home-inspection-before-renovation-heres-some-food-for-thought/

Be flexible but not with sink outlet pipe

Detect Issues

Flexible pipe used as a sink drain outlet.

Describe Issues

Using flexible pipe as a sink drain outlet may lead to blockage at concealed drain pipe line. It can hamper occupants by creating unhealthy and unhygienic condition. It also adds cost and time lag due to repair work.

Direct Solutions

We recommend to install a suitable trap (Bottle / S / P type traps) for sink drain outlet.

Meaning of trap

A plumbing trap is provided to receive solid waste from washbasin, kitchen sinks and other appliances .This reduces the chance of drain blocking.

For Goans the wait for RERA is Over

Goa RERA

  • Central Government is the appropriate Government under the Act for the State of Goa, Central Govt. has designated Secretary Housing, Goa Administration as the Regulatory Authority and Value Added Tax Tribunal, State of Goa as the Appellate Tribunal respectively.
  • Shri. Sudhir Mahajan, IAS Secretary (UD) Government of Goa is designated as the Regulatory Authority under the Act until the establishment of Real Estate Regulatory Authority.
  • The office of the Goa Real Estate Regulatory Authority is situated at SPACES, Plot No. 40, Block No. 101, 1st Floor, EDC, Patto Plaza, Panaji – Goa.
  • Website Launched on 16th Jan, 2018 (www.rera.goa.gov.in/reraApp/home)

MahaRERA directs promoters to upload quality certificate from Dec 1

MahaRERA Updates

  • PUNE: Promoters will have to submit “quality assurance certificate” issued by their engineers on the MahaRERA website from December 1.
  • The move follows complaints of poor-quality work or material used in various projects. “The engineer or the site supervisor would have to issue a certificate, like an affidavit, where they would have to state that the work is being carried out in accordance with the development permission and as per the approved plan. Material testing and workmanship will be part of the certification,” MahaRERA secretary Vasant Prabhu stated in a circular issued early this week.
  • MahaRERA officials said the promoters who are yet to register their projects should submit the certificate with other details at the time of registration. “The promoters who have already registered should upload the certificate at the earliest on the authority’s portal,” they added.
  • As a part of the certification process, the engineer will keep a check on the basic material used, including cement, bricks, concrete and steel, besides the workmanship quality as well, the officials said.

Soure: https://realty.economictimes.indiatimes.com/news/regulatory/maharera-directs-promoters-to-upload-quality-certificate-from-dec-1/66858202

Interior Designers and Home Inspectors – A match made in Heaven

Home Inspection is an aid in Interior Design for ensuring proper functionality, beauty, good health, safety & longevity of a home / property.

Both Interior Designer and Home Inspector were doing their jobs well

Let us suppose ‘Interior Designer’ to be a beautiful girl and a ‘Home Inspector’ to be a handsome guy. Both were happily doing their respective works and earning a lot of kudos for it too. But they haven’t met. They were unaware of each other but destiny had some other plans for them. The beautiful ‘Interior Designer’ became a crucial part in every home or property. Likewise ‘Home Inspector’ was steadily making his presence felt and climbing the popularity quotient.

Both Interior Designer & Home Inspector work on all kinds of properties (home, office, retail, shopping malls, commercial, schools, warehouse, etc). They design / inspect both new or existing properties and whether a property owner / buyer is planning new interior design or home improvement / renovation / makeover or home remodeling.

Complimenting Roles

Description Interior Designer Home Inspector
Role
  • Play a key role to create a functional & quality interior environment of homes.
  • Make interior spaces functional, safe, and beautiful by determining space requirements and selecting decorative items, such as colours, lighting, and materials.
  • They read blueprints, building codes and inspection regulations, as well as universal accessibility standards.
  • Complete Healthy Check-up of Homes.
  • All areas inspected (bedroom / bathroom / living / dining / kitchen / balcony / servant quarters, etc)
  • All systems & elements covered (Ceilings / Walls / Floors / Doors / Windows / Electrical / Plumbing / Cabinets / countertops / Ventilation & Exhaust systems / Water Supply, etc.)
  • Inspection Coverage: Material Types, Installation & Finishing, Operations & Functionality, General Safety, etc
  • The 3 D Inspection of Issues – Detect the Issues, Describe the outcome, Direct Solutions
Benefits
  • Professional & Expert Assessment
  • Turnkey Solution
  • Combining Style in Right Manner
  • Focused Design
  • Make Spaces Functional And Appealing
  • Economical Budgeting & Time Management
  • Deliver Latest Trends
  • Provides extra level of security and peace of mind.
  • Warning signals: In-depth analysis that spotlights not just current needed repairs but also issues that may become a problem in future.
  • Investment of approx. 0.1% to 0.5% of property value on inspection – property life increased & maintenance cost can be reduced remarkably.
  • Decreases depreciation rate.
  • Earns a better selling platform and bargaining position to the seller / realtors.
Objective Ensuring proper functionality, beauty, good health, safety & longevity of a home / property.

The unforeseen problems

After investing lakhs / crores of rupees in buying a home, in interiors like paints, wallpapers, furniture etc , when defects arise, the interiors / exteriors get damaged – Issues start creeping-in including:

  • Dampness, Water Seepage / Leakage / Moisture / Termites
  • Cracks / Patches / Peeling / Undulation / Improper Finishing
  • Improper joint fillings / Gaps / Extra Cuts / Improper Slope
  • Issues in Doors & Windows
  • Plumbing Issues
  • Electrical issues – short circuit / damaging wires, conduits, making life of occupants risky.
  • Safety / Functionality Issues

There is no way to protect, other than, replacing it or incurring huge costs in repair & maintenance.

And then one fine day they met

There were fireworks and miracles! When the home inspector and an interior designer joined hands, the final product and service that they gave birth to was of superior standard. And most importantly they made other’s dream homes’ come true.

Home Inspection is an aid in Interior Design for ensuring proper functionality, beauty, good health, safety & longevity of a home / property.

In interior design and décor, it is very important to know the place & its condition, in and out, for optimum end result. And so, the first and the most populated step of an interior decorator is to engage a home inspector to inspect the place. An interior decorator sets the overall vibe of a place by deciding what colour palette, paint finishes, lightings, furniture, accessories will go into that particular space. For this, he / she needs the inspector to perform the inspection in order to get an exact picture of the overall dimension, condition, nature, look and feel of the space. Only then, an interior decorator would be able to deliver the desired end-result in the most efficient manner.

Top interior designers follow this route; they go for the property / home inspection first to get the overall vibe of the place and then decide on what will and will not go with it.

Home inspection goes a long way in making the interior designers evaluate and understand the conditions of the structure / components / elements of homes e.g., presence of invisible dampness / moisture can be located with thermal imaging technology during the inspection which will help interior designers design the furnishing of home better and ensure longevity of the furniture installed in the home.

Home Inspection will also aid them in designing beautiful homes to make home owners happy and realise their dream homes come true. The interior designers will not have complaints from the customers because now they are aware of each wall, door, window, plumbing / electrical issues, etc. e.g., they can put up a wall paper or fix a cabinet without any worries.

(Also read – https://macj-abuyerschoice.com/real-estate/are-you-renovating-or-remodelling-your-home-or-giving-it-a-makeover-home-inspection-before-renovation-heres-some-food-for-thought/)

Karnataka RERA has taken steps forward to implement the Rules in the State

RERA Karnataka

  • Under the RERA Act, the Karnataka Real Estate Regulation and Development Rules, 2017 was approved by Government of Karnataka and notified on July 10, 2017.
  • Government of Karnataka appoints Principal Secretary to Government of Karnataka, Department of Housing Dr. J. Ravishankar IAS as the Interim Authority.
  • Government of Karnataka appoints Karnataka Appellate Tribunal as Interim Appellate Tribunal.
  • The office of the Real Estate Regulatory Authority is situated at 2nd floor, Silver Jubli Block, Unity Building, CSI Compound 3rd Cross, Misson Road Bengaluru, Karnataka – 560027.
  • Website launched on 24th July, 2017 (www.rera.karnataka.gov.in)

Salt can enhance the taste of food but not the quality of your home

Detect Issues

Efflorescence noted at wall surface.

Describe Issues

If efflorescence not treated at the right time, then its effect would be dampness on wall surface which will be leading to various damages like paint deterioration, disintegration of masonry & plaster and damage to associated areas.This will create unhealthy living conditions for residents and add a cost & time lag due to repair.

Direct Solutions

We recommend sanding, washing the area with salt neutralizer and rewashing with fresh water.

Meaning of Efflorescence

Efflorescence is the salt deposition on brick, concrete, stone, paint or other building surfaces. It has a white or greyish tint.

Real Estate Regulatory Authority, Punjab strives to fulfill the objectives of RERA in full measure

RERA Punjab

  • The Punjab Government notified the Real Estate (Regulation and Development) Rules, 2017 on 08/06/2017.
  • The Real Estate Regulatory Authority, Punjab was established on 10/08/2017 upon the joining of Chairperson with two full-time Members.
  • Shri N. Singh Kang has been appointed as the Chairperson of Real Estate Regulatory Authority, Punjab on August, 2017.
  • The Office of the Real Estate Regulatory Authority, Punjab is situated at First Floor, Block-B, Plot No.-3, Sector-18A, (NearGovt.Press UT), Madhya Marg, Chandigarh – 160018.
  • Website Launched (www.rera.punjab.gov.in)

Proper grouting can keep your home safe from moisture / damp

Detect Issues

Grouting not provided at junction between floor drain outlet pipe and floor tile (Bathroom / Kitchen).

Describe Issues

If grouting not provided at junction between floor drain outlet pipe and floor tile, there will be moisture seepage and spread through junction.

This will ultimately lead to unhealthy & unhygienic condition for residents and can lead to deterioration at below storey ceiling surface in due course of time.

By providing proper grouting, we can keep our home safe and healthy.

Direct Solutions

Recommend to provide uniform grouting at junction of floor drain outlet and floor tile.

Meaning of grouting

It is the process of filling the gap at junction with suitable material.