Ask our experts for advice
How can I stop mould growing on the bathroom ceiling of my top-floor apartment?
Q
I live in a top-floor apartment in a block built about four years ago and the ceiling of the bathroom keeps getting black with mould. There is no window and just one fan in the ceiling, which is always on when I use the shower. I have tried repainting the ceiling with special paint, but the same thing keeps happening. Is it dangerous and is there anything I can do to stop it?
A What you are describing is a typical case of condensation which results in a black mould growth forming on the ceiling. Generally this is not dangerous. However, the problem could deteriorate with time if not attended to, and prolonged exposure to mould of this nature can be harmful, particularly to people with respiratory problems. In addition to the above, it is obviously quite unsightly and thus it will be in your best interest to cure the problem.
Condensation occurs as a result of a combination of factors including high levels of moisture, poor levels of ventilation, heating and insulation. It is inevitable that bathrooms will give rise to high levels of moisture and thus you need to concentrate on the other three factors. Ventilation is the most important issue. While I would like to see a window to facilitate natural ventilation, it is very typical for bathrooms, particularly in apartment schemes, to be located internally and to have no windows.
The alternative is to have a mechanical extraction fan and I note you have one and that it is used when showering. You will need to check that the fan is powerful enough, particularly if you are a long way from an external wall, and the moist air has to be ducted out for a considerable distance. Particular attention should also be paid to the location of the fan and this should ideally be directly over the shower to be most effective. The fan should also have an overrun facility for at least three to four minutes after showering. This can either be done manually or by fitting a time delay.
The other issue to concentrate on is heating and it is important to ensure that reasonable levels of heat are maintained. The warmer the environment, the less risk of condensation occurring as warm air can hold more moisture vapour. Finally, if the insulation standard is poor, the risk of condensation will also be higher. I note that the apartment is on the top floor where, if the roof is poorly insulated, there will be a higher level of condensation. I would, however, expect that with a relatively new building the insulation standards should be reasonable, and I believe that if the ventilation and heating issues are addressed, it should be possible to keep the situation under control, thereby minimising the condensation and avoiding the formation of the black mould growth.
Val O’Brien is a chartered surveyor and member of the Building
Surveying Professional Group of the Society of Chartered Surveyors Ireland, scsi.ie
Do I need to worry about pyrite remedial works?
Q I am living in an apartment development in north County Dublin and am worried about pyrite which I have heard a lot of rumours about. I understand there are remedial works taking place in other parts of the development. How do I know if my apartment is affected? Can you give me any advice on checks I can do or what to look for as I am very worried?
A This question is difficult to answer without looking at the apartment in question and the development overall. In the first instance, I would recommend liaison with the management company, which will be in a much better position to answer questions about the development overall.
In relation to your own apartment, if yours is on an upper floor, then you are unlikely to be directly affected by the problem, although there may be some indirect effects.
Pyrites occur in the stone used for hard fill under foundations, and pyrite-contaminated fill can cause swelling and cracking of ground floors and foundations, and upward pressure on walls and ceilings and internal fittings such as kitchens.
There are signs to look out for, especially if you have ground-floor apartments. Symptoms include:
Cracks to the floor which are spreading, often with a spider web pattern.
Floor heave.
Sticking of internal doors.
Bulging or cracking walls externally below damp-proof course.
Cracking of walls or partitions.
I recommend liaison with the management company in the first instance and if you have specific concerns about your own apartment, you should arrange an inspection by a chartered building surveyor or qualified engineer.
Krystyna Rawicz is a chartered surveyor and member of the Building Surveying Professional Group of the Society of Chartered Surveyors Ireland, scsi.ie
Should I rent out entire house or split it up?
Q I have recently become a landlord for the first time due to an inheritance and have decided to rent out the property as the market is so bad at the moment. The property is a four-bedroom house in a good location near a college although it needs some modernisation. My question is whether I should rent out the entire house to a couple or family or rent out the rooms individually, which could get more rent but might involve more work with leases etc. Also, do I need to register with the PRTB if I rent out the rooms separately?
A The location of the property will be important in deciding on who best to let it to. It may be that the only available tenants are students if there is no demand from couples or families in that area. However, let’s assume that you have demand from all three in your area. Students may only require the house for the academic year, which may fall short income-wise for a normal 12-month period. If you have to let the property for the summer, it will involve more work and expense.
Choosing between a couple or a family will bring its own issues. There may be less wear and tear with a couple than a family, but a family may wish to stay on longer. Either option would be good. In choosing any tenant, you should ensure that references are checked thoroughly and that you get the tenancy off to the best start possible.
The paperwork will be the same regardless of which tenant type you select. You should collect references for each tenant, so there may be more information to collect at the outset for multiple tenants. In completing the tenancy, you will require a lease and counterpart, a PRTB registration form and a standing order form for rental payments.
You will possibly get more rent for letting the property to four different individuals, but it's not guaranteed. You would be advised to do one lease and one PRTB registration form including all four on both. If there is a change in any of the occupants during the term, then a letter to the PRTB will suffice at no extra charge. Log onto the PRTB website, prtb.ie, for further information.
Fergal Hopkins is an associate member of the Society of Chartered Surveyors Ireland, scsi.ie
Experts explain
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