Surveying Property - 2012 Greatest Hits!



Source: Google Images

After publishing my first article on Surveying Property in May this year I never imagined that I would receive over 18,000 page views in the first 8 months. This however is what has happened and the blog already has a wide and growing audience from all over the world. The blog also has nearly 1500 followers on Twitter! As we are approaching the end of 2012 I thought it would be a good opportunity to thank everyone who regularly reads my articles and for providing such positive feedback over the first 8 months.

This is the last posting for 2012, however, I have plans for some very exciting new articles for 2013, the first of which will be published on Tuesday 8th January 2013. I will continue to publish a new article every week, so make sure that you bookmark the site to ensure you do not miss out! I also thought that it would be a good idea to publish the 'top ten' most viewed articles of 2012.  You can view each article by clicking on the link below if you have not already viewed them.  Please also feel free to forward a blog link to anyone you think may be interested.

Surveying Property 2012 Greatest Hits!:

1.  Damp in Buildings – Part 1 – Condensation – How it Occurs

2.  In the dark about Permitted Development?

3.  Damp in Buildings – Part 2 – Condensation – How to reduce the risk!

4.   What's the crack? The importance of correct diagnosis of cracking in buildings

5.   Energy Efficiency – Save Heat - Save Money – Save the Planet!

6.   E-mail – Beware! - Once You Press Send - You Can’t Amend!

7.   Asbestos - Will new amended legislation result in higher removal costs?

8.   Construction Site Health & Safety - Is Legislation Enough?

9.   Planning Permission - Will a Section 106 Agreement 'Holiday' Stimulate Development?

10.  Older House or Modern House? – ‘Quirky’ can come at a cost!

I would like to wish all of my readers a very Merry Christmas and a Happy and Prosperous New Year!  See you in 2013!

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

Energy Efficiency – Save Heat - Save Money – Save the Planet!

One in every five UK households are currently in fuel poverty. Coupled with the fact that energy providers are continually raising their prices, this issue is becoming increasingly prominent; the basic necessity of keeping warm can no longer be taken for granted. It is estimated that a minimum of 5.5 million people within the UK are living in houses that are inadequately heated



Source: Google Images

Fuel poverty occurs when a household spends 10% or more of its income on fuel; figures show that one in every five UK households are currently in fuel poverty. Coupled with the fact that energy providers are continually raising their prices, this issue is becoming increasingly prominent; the basic necessity of keeping warm can no longer be taken for granted. It is estimated that a minimum of 5.5 million people within the UK are living in houses that are inadequately heated due to self-rationing, made necessary by insufficient funds (The Guardian 2011). Modern new build properties benefit from legislation such as Part L of the Building Regulations, which ensure that construction is adequately insulated. Efficient methods of heating property are also being implemented more regularly; this however, provides no relief for the millions of people living within existing housing stock.

Source: Google Images

While there are ways in which homeowners can improve thermal efficiency, methods often require financial investment (sometimes substantial), and exhibit long payback periods. Improving thermal efficiency, using external wall insulation for example, can result in payback periods of 12 years and cost as much as £65 per square metre (Oxford Solar n.d.). This can mean that while people may want to improve their homes, the same financial concerns which mean they are subjected to cold living conditions, prevent steps being taken to make improvements.  In addition to financial benefits, increasing efficiency will also result in fewer carbon emissions. The Climate Change Act 2008 has made the UK the only Country which has introduced a legally binding framework intended to address climate change by reducing emissions by at least 80% by 2050, when compared to the levels seen in 1990 (Committee on Climate Change n.d). Ensuring that existing homes are used efficiently is a cost effective way of contributing towards this target. The coalition government see Green Deal as a vehicle of meeting these targets; however the early signs are not positive with the media reporting lack of publicity, lack of clarity and a general lack of interest from the public as early signs that Green Deal will not have the effect that the government were hoping for. 

Daniel Coghlan, a student of mine at Coventry University, considered energy efficiency in residential dwellings as part of his final year dissertation, and undertook some very interesting research. The purpose of the research was to ascertain whether heating costs could be reduced by using an existing heating system more efficiently. If this was possible then this would allow savings to be made with little or no financial investment. The research involved taking meter readings in a selected residential property both before and after alterations were made to the use and set-up of the heating system. The usage during both periods was then compared to ascertain whether the alterations that were made have affected the efficiency of the central heating system, and if they have, to what extent.  The property selected was a detached 1970’s house with insulated cavity walls. The heating system comprised of a condensing combination boiler which fed a wet radiator array; heat was controlled using a programmer integral to the boiler, a central room thermostat and thermostatic radiator valves on each of the radiators.

A meter reading was taken on the 1^st October 2011 and one was obtained from the resident for the 1^st September 2011. The resident at the property was then left to utilise the heating system as they normally would; repeat readings were taken at the first of each month for a total period of 3 months, ending on 01^st December 2012. The purpose of this was to ascertain energy usage over a set period of time prior to any system alterations. Following this, alterations were made to the system. These alterations included:



1. Bleed radiators to remove trapped air

2. Balance System

3. Discuss room use and set TRVs accordingly

4. Reduce temperature of system slightly

5. Remove restrictions surrounding TRVs

            6. Set a programme timer suitable for general daily us

Source: Google Images

The results from the case study showed that alterations made to the set-up and use of the central heating system within the property resulted in a reduction of 18% in energy usage. It is understood that there were a number of limitations to the research, however this result gives a strong indication that considered use can improve efficiency. In addition to the case study a questionnaire was devised to establish the levels of understanding of the use of a central heating system. Of the returned questionnaires, only 14% of those who responded used their central heating systems efficiently. Therefore, the combined result of the research shows that the efficiency of a central heating system can be improved by altering use, and currently, there is a deficiency in understanding or common practice of incorrect central heating system use within the UK. 

Limitations with the research were;

Within the case study, monitoring was undertaken for three months in each period consecutively. This meant that varying weather conditions will have affected the boiler efficiency and the consequential energy consumption may not be completely representative of the alterations made.

Another consideration is gas usage within the case study property as gas is not used exclusively for heating; the cooker hob is also fuelled using gas. This means that, while the same number of residents were residing within the property during both periods, varying eating patterns may have introduced further inaccuracy into the results. December for example is a time when residents are off work, and likely to entertain, again resulting in more cooking, higher gas usage and less reliable results.

Different families are likely to have different comfort requirements and eating habits for example. In addition to this, differing windows, doors, thermal insulation, boiler type and radiator sizing for example would all make data obtained from different properties less directly comparable.

In addition there are a number of potential limitations commonly associated with observational information gathering techniques, such as when individuals or groups of individuals are aware they are being watched, they can sometimes change their behaviour, a phenomenon known as the Hawthorne effect (Kumar 2005: 120-121).

Despite these limitations the research demonstrated that energy and consequently cost savings can be made by educating and encouraging people to use their heating systems more efficiently.  Notwithstanding the fact that buildings also need to be made thermally efficient in the first instance, otherwise all of the heat created is likely to disappear through the walls.

(The above article is a summary of research undertaken by Daniel Coghlan BSc(Hons) as part of his final year dissertation at Coventry University and is published with the express permission of Daniel)

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

E-mail – Beware! - Once You Press Send - You Can’t Amend!

The content of an email will tell the recipient a great deal about the individual who sent it, the organisation they work for and also act as barometer for measuring competence and professionalism of both. Therefore a swiftly drafted email with spelling mistakes, other grammatical errors and poorly worded sentences will undoubtedly not inspire a Client to have confidence in other services you may be providing for them.



Source: Google Images

How many times have you pressed ‘send’ on an email, then immediately had that sinking feeling when you realise that you have included something that is incorrect or of a sensitive nature or you have send it to someone you shouldn’t?  In the professional world this can often lead to embarrassing situations, damage to reputations, loss of work, or ultimately legal action. Nowadays many of us both use and rely upon email as the main form of correspondence in our professional lives.  This is because it is instant.  Technology means that we no longer have to hand write things, proof read and amend, put them in an envelope, add a stamp and post, and then wait a day or two for it to be delivered to our recipient.  All we need to do now is type a new email as quickly as we can or reply to an e-mail we receive, press send and job done!  Sounds easy and indeed it is easy, however this high speed approach also comes with a high element of risk.

Whilst working in professional practice I can remember numerous occasions when I was under pressure to meet deadlines or respond to clients or to deal with staff related issues. I also remember feeling that there was just not enough hours in the day to meet all of these demands.  It was always at these very moments that a little message would flash up in the bottom right hand corner of my screen and I would catch a brief glimpse of the sender and the first line of a new email before it would fade away.  I would sometimes know, just by either the sender or the short text that the content was not going to be good, so then I had the dilemma of either opening it immediately, or ignoring it until I had finished dealing with the latest crisis!  Many of you will know that the second you open an email, your plans for the day can change in an instant.  Just a few moments ago, what you considered as a priority or urgent suddenly seems less so because the email you have just opened presents you with a whole new situation or set of circumstances that must be dealt with now!  This really sums up how we often become slaves to email, and how we also let email dictate our lives, rather than use it in a more appropriate and positive way.

Source: Google Images

As we are considering correspondence in the professional world, the content of an email received will tell the recipient a great deal about the individual who sent it, the organisation they work for and also act as barometer for measuring competence and professionalism of both.  Therefore a swiftly drafted email with spelling mistakes, other grammatical errors and poorly worded sentences will undoubtedly not inspire a Client to have confidence in other services you may be providing for them. Robust quality assurance of all communication that leaves the office is a fundamental part for most successful organisations.  Letter, drawings and most hard copy communications are much easier to control and these procedures usually require hard copy correspondence to be ‘signed off’ or at least checked by a more senior member of staff, before they leave the office.  Email is much harder to control, as all staff members will have an individual account and will be free to receive and send emails as often as they want.  In most cases there will be no quality assurance procedure for this form of communication and this could prove to be an ‘Achilles heel’ if incorrect advice or information is given via email.  
  

Although most organisations will have an email policy, I wonder if questioned, how many of their staff will have read the policy, or indeed how many will know that one existed?  Typical wording in an email policy will state: ‘It is strictly prohibited to send or forward emails containing libellous, defamatory, offensive, racist or obscene remarks’, the wording generally covers the content of an email, but does not consider the quality.  So what can an organisation do to monitor and control the quality of an email before it leaves the office?  Well, this is obviously not easy, however if staff are ‘educated’ to adopt a number of good practices when drafting emails then quality is likely to improve and problems are likely to reduce.  Below I offer a few suggestions which may help: 

Never respond to an emotive email immediately – Sometimes it is very tempting to response to an aggressive or emotive email instantly, and ‘give it to them with both barrels’. This however is a very dangerous approach and one on reflection in the cold light of day you may regret.  Always be professional! Take a few moments to calm yourself down and then respond appropriately. 

Write well-structured emails and use short, descriptive subjects  - Emails should not be lengthy.  If the email starts to grow as you are writing it, then consider whether a letter may be a better option, one that you can attach to an email if urgent.  This again is about taking a professional approach in everything you do. 

Always check your grammar and use a spell checker before you send out an email - It is so important to check grammar and spelling because a simple mistake can change the tone or indeed the content of an email. Also, spelling mistakes are lazy and unnecessary and leave a lasting negative impression. Ask yourself what you think about someone who has sent you an email with poor grammar and spelling mistakes all over it.  Always take the time to read through your email before you press send. 

Attachments – Make sure you do not send unnecessary or the wrong attachments with you email.  How many times have you received an email, quickly followed by another email stating ‘here is the attachment’? For certain documents you may want to consider converting to PDF format before attaching them to your email.  This will ensure that there is no doubt about the content of the attachment and removes the opportunity for amendments to be made by the recipient.



Ensure that the email is sent to the correct recipients - The content of some emails may be private and confidential or of a sensitive nature.  In these instances perhaps email is not the most appropriate form of communication. If however email is used it is imperative that it is sent to the correct recipients.  When someone is busy or even stressed, it is very easy to not pay attention to who the email is being sent too and this can cause serious problems..  Always take the time to review the content of the email including who it is being sent too.



Source: Google Images



In the hectic world that we live in we are expected to communicate/respond instantly. It is clear that email is an important and effective way of communicating in the professional world, however it does have its risks, which all start from the moment an email is drafted.  This is worth thinking about because you can amend a draft email as many times as you want, but the moment you press send, you lose the opportunity to amend!

  

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.





Older House or Modern House? – ‘Quirky’ can come at a cost!

Opinions are often divided between those wanting to live in an older building, compared to the relative comfort that a more modern building can offer.  That is not to suggest that older/quirky buildings cannot be warm and comfortable, however in these types of buildings this can come at a cost.   

Source: Google Images

‘Quirky’ is a word often used by people to describe features in a house that are unconventional compared to ‘the norm’, particularly when compared to modern houses.  The term is used frequently by those viewing or living in cottages, Tudor or medieval houses or in fact any house that exhibits unique features or characteristics compared to the more standard features of modern houses.  These features could include things such as low ceilings, narrow doorways, exposed timber beams, out of plumb walls, uneven and creaky timber floors, inglenook fireplaces, window seats and so on…… Opinions are often divided between those wanting to live in an older building, compared to the relative comfort that a more modern building can offer.  That is not to suggest that older/quirky buildings cannot be warm and comfortable, however in these types of buildings this can come at a cost. 

It has been a requirement for many years under UK Building Regulations to construct buildings with high level of thermal efficiency and this is something that is constantly being amended to make buildings even more thermally efficient and air tight than ever before.  So, the decision to live in a more ‘modern’ building will often revolve around this higher level of thermal comfort and modern facilities that these buildings offer.  Many seem to be prepared to accept these, sometimes characterless, standardised houses, with perfect right angles and flush plastered walls, which seems to be the conventional ‘norm’ which is referred to at the beginning of this article.  Accepted, there will always be some exceptions where those constructing new houses will try to incorporate architectural and period features however these are few and far between.  The reason this is so rare is usually because of a desire to squeeze as many plots onto a site as possible, to be built as cheaply as possible and to therefore maximise profit.  There is also a general reduction in available traditional craft skills, which are being lost as older craft workers retire and colleges fail to teach new ‘apprentices’ these craft skills.

Source: Google Images

When undertaking surveys of older houses I was always disappointed when someone had refurbished an ‘older’ house and in the process removed many (sometimes all) of the features and characteristics that gave it its identity.  Once refurbished, internally, it would often look like any modern house and it made me wonder why the new owner  had not purchased a modern house in the first place and just left the original features alone.  Seeing a building treated in this way could be likened to watching your grandad trying to rap – completely inappropriate, uncomfortable and just not right! Nowadays many of our older buildings have been given listed status and are protected.  There are however many others that do not have this protection and are vulnerable to the army of future property developers who are likely to pay little regard to maintaining the original features and place more priority on simplicity and profit.

If you are lucky enough to have the opportunity to live in an older house and want to maintain it and enjoy it for the purposes it would have been originally constructed for, then there are a number of things you need to be aware of.  Firstly, find out if the building is listed (protected) and if so what type of listing it is.  It is against the law to undertake any work to a listed building without first obtaining permission.  The type of listing will determine what type of permission you need and also the type of work you can do to the building.  You can contact your local authority to find out this information.

I recently moved house and purchased a cottage.  The main entrance to the building leads directly into the old cottage and at the rear there is a large modern extension.  It is quite fortunate that we have a modern extension at the rear, as the main front entrance door is fairly small.  Also, the stairs in the cottage are quite narrow as is the head height on the stairway.  On the day of the move we soon realised that our wardrobes would not fit up the stairs and that our three piece suites were not going to fit through the door openings. It was necessary to bring everything through a large set of patio doors at the rear and leave them in our kitchen.  The following day I had to dismantle the wardrobes, piece by piece, carry then upstairs and re-assemble them in each bedroom.  In order to get one of our three piece’s into our front lounge it was necessary for us to pay a glazier to remove half of our UPVC double glazed bay window and then put it back when we had lifted the three piece through.  This may have cost us £120, however the three piece was fairly new and it was much cheaper that having to buy a new smaller one!

The timber floors in the cottage are creaky, we have a log burner in the front lounge and the cottage have a real sense of history too it.  Having lived in a modern house, I honestly would not swap this new one for the world. When I undertake any work to the cottage I have no intention of taking away its ‘quirky’ features, in fact it is these features that makes it what it is!  I appreciate that not everyone will have the same taste as me, however, the more people that can understand the significance of the heritage of our older buildings and also appreciate the craftsmanship that is part of the fabric and structure of these buildings, then the more people that will experience the same privilege as I do by waking up each day in such a quirky house! Older house or modern house - What would you choose?

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

Asset Management - Building Asset Value in Difficult Markets

Guest Article from Matt Bigam – Partner at Bidwells

Building owners should review their options in the current, challenging market. Active asset management can enhance value considerably and broaden market appeal subject to careful analysis and a full evaluation of local market circumstances. It is worth exploring different, accurately costed options.

Source: Google Images

In a flat market, characterised by limited demand, above average availability, and subdued activity in the investment sector, it can be difficult to create asset value. This can be especially challenging for older properties or buildings constructed in the last development cycle. Dated format and specifications can deter potential tenants who, in the current market, will typically have a relatively high degree of choice and strong leverage in lease negotiations. Similarly, outmoded or tired formats will deter potential investors who remain both scarce and cautious in today’s market.

When considering how to maximise asset value in a challenging economy, careful analysis of building options can improve both market prospects and investment value. Whilst detailed local market research is essential and capital expenditure needs to be very carefully considered, there will always be selected opportunities to create value via coherent asset management and enhancement initiatives.

As an example and for the purposes of analysis, let us assume a 30,000 sq ft office building which is approximately 15-20 years old. The net to gross ratio is 80/20 and the accommodation is divided over three floors, accessed via a lift and supported by basic air-conditioning. The property is assumed to have a single void floor. This property has been subject to a hypothetical asset review, placing particular emphasis on marketability and end investment value under three different scenarios.

Scenario 1 – Basic Core Refurbishment

Under this scenario, the following is assumed:

• No upgrade to building shell

• No external works

• Lift service and repair (but not replacement)

• Service and testing of existing infrastructure

• Basic refurbishment of reception areas and common parts

• No consequential requirements under Building Regulations

The cost of these works in today’s market on core only will be in the region of £10-£15 per sq ft, creating a potential improvement budget of £60,000- £90,000



Scenario 2 – Core and Basic One Floor Refurbishment

Here, the following has been assumed:

• Refurbishment as per Scenario 1

• Redecoration of one floor plate

• Service and upgrading of internal doors and review of fire  strategy

• No consequential Building Regulations adjustments

Under this scenario, refurbishment costs will equate to £15-£20 per sq ft. This produces an indicative refurbishment budget of £180,000 - £220,000, comprising approximately £60,000 for building core upgrade and £120,000 - £160,000 for the refurbished floor.

Scenario 3 – Core and BCO Cat A Floor Refurbishment

(The British Council for Offices' (BCO) mission is to research, develop and communicate best practice in all aspects of the office sector)

In this scenario, the core and one floor of the property are stripped back to shell and refitted to current BCO Cat A Standard.

Key aspects include:

• Mechanical and electrical services likely to require replacement or major upgrade

• Some consequential works arising from Building Regulations

• No external works

• Existing plant space is deemed to be adequate

In this example, refurbishment costs would rise to £40-£60 per sq ft with an approximate core upgrade cost of £60,000 and £320,000-£480,000 floor plate improvements. This produces a total potential budget of £380,000-£540,000.



In considering the above scenarios, it is of course imperative that detailed account is taken of local market conditions, particularly with regard to competing supply and the likely profile of tenant demand in the locality in question. The product clearly needs to fit the market and it is of course essential to avoid unnecessary capital commitments.

Source: Google Images

With regard to value and the attractiveness of undertaking asset improvement works, it is helpful to consider real-world situations. When this analysis is reviewed, factoring in current demand trends and net equivalent yields by building quality in the current market, in the case of a Scenario 2 refurbishment (Core and One Floor) would probably be sufficient to move the net equivalent yield on the asset inwards by around 75 basis points to approximately 7.75% based on today’s pricing with a good covenant. This produces a resultant rental uplift of circa £6-£7 per sq ft with a potential valuation uplift of approximately £700,000-£725,000. Thus, for an expenditure of £180,000- £220,000, the resultant uplift in value is considerable and clearly beneficial.

Under a Scenario 3 option (Core and BCO Cat A Floor Refurbishment), a yield of 7.00% and a rent of circa £25 per sq ft, producing an uplift of circa £5-£7 per sq ft, creating an overall potential value uplift of around £850,000-£900,000. This is also clearly beneficial, although less so in proportionate terms, than a more basic asset overhaul.  Further benefits include a more attractive reception and core areas for all tenants, which will help further rental negotiation and retention levels. Additionally a refurbished building will shorten the void period therefore speeding up time taken to recover rent, and reducing empty property rates responsibility.

In summary, building owners should review their options in the current, challenging market. Active asset management can enhance value considerably and broaden market appeal subject to careful analysis and a full evaluation of local market circumstances. It is worth exploring different, accurately costed options.

Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.

Established over 170 years ago, today Bidwells is one of the UK's leading property consultancies and employ almost 500 people in 11 offices across England and Scotland and provide a full range of services across the Commercial, Residential and Rural sectors.

Bidwell's provide commercial and residential property owners, as well as occupiers, developers and investors with a comprehensive range of services  combining a deep understanding of the strategic objectives of our clients and the marketplace, with the resources to deliver holistic property services. Clients include developers, institutions, land owners, owner occupiers, education institutions, government bodies and private individuals.

 

Damp in Buildings – Part 2 – Condensation – How to reduce the risk!

There are a few very simple, but nevertheless very effective ways we can reduce the risk of condensation, just by simply being aware of some of the activities we would normally undertake without even thinking

Source: Google Images

In order to understand how to reduce the risk of condensation it is important to first understand how it occurs. If you have not already done so I would recommend reading last week’s article, ‘How condensation occurs’, before going any further.  You will then understand that the ‘ingredients’ necessary for condensation to occur are moisture vapour and cold surfaces, which are exacerbated by poor heating and poor ventilation.  Cold surfaces could be present due to thermally inefficient walls and surfaces, particularly in older buildings.  In fact there are a whole host of reasons why the internal surface temperature of the internal fabric of a building may be cold (walls, windows, ceilings etc.,) including poor maintenance of external walls, rising damp, penetrating damp due to leaking rainwater guttering or downpipes, leaking roofs, single glazed windows, poor weather sealing around openings and cold bridges, which are areas of the building fabric which are less thermally efficient than the surrounding construction, and many others.

To reduce the risk of condensation occurring there are two things we should consider.  Firstly, dealing with the cause of the condensation and secondly, looking at the way we use a building and trying to find ways of reducing the amount of moisture vapour we emit. 

Source: Google Images

In order to rectify the problem, we first need to establish the cause.  This is where you may need the advice of a Building Surveyor, who will be able to undertake a thorough inspection and establish which factors or combination of factors are contributing to the condensation.  This is important because if you do not deal with ALL of the contributing factors, you may slow down the amount of condensation occurring, however you will not actually solve the problem.  For example you may decide to improve the heating system, but if you do not deal with the thermally inefficient walls, then all of that increased heat will just disappear through the walls, and will have a limited effect.  So depending on what is established as the cause, it may be necessary to increase the internal surface temperature of the walls by either insulating internally (dry lining) or externally (insulated render system), replacing windows, improving ventilation (possibly a mechanical extractor fan) and upgrading the heating system. As you would imagine, this could become very expensive, which highlights why you may need the advice of a professional to ensure that the correct remedial measures are undertaken.  All buildings are different and the way we use buildings will also be different, therefore we cannot assume that the cause of condensation and the remedial works required will be the same in every situation. 

After dealing with the building we must also consider ways in which we can reduce the amount of moisture vapour we emit in buildings.   There are a few very simple, but nevertheless very effective ways we can achieve this, just by simply being aware of some of the activities we would normally undertake without even thinking.

Bathing, washing and cooking are activities that we cannot avoid however all produce large amounts of moisture vapour.  We must undertake these activities on a day to day basis, however when showering/bathing, try to not leave the shower or bath taps running more than you need, switch them off as soon as you can.  If you have extractor fans, ensure that they are working, adequately sized and switched on when needed.  Although it may be cold outside, when you are leaving the bathroom, open the window to let fresh air in, which will soon clear the moisture vapour and prevent it condensing on the walls and windows. If you are using a tumble dryer ensure that it is vented to the outside.  I have undertaken a number of previous inspections where I have seen the flexible tumble dryer vents extracting into a room, rather than outside.  This was due to in both cases to lack of thought of the location of the tumble dryer and a general lack of understanding on the part of the occupiers.

Source: Google Images

Also, when drying clothes try to avoid placing them on top of radiators.  This is usually done for convenience, however again produces large amounts of moisture vapour.  Whenever possible washing should be dried outside, or if weather conditions do not permit this then consider using an appropriately vented tumble dryer, or maybe a trip to the launderette. When cooking use an extractor hood if you have one above your cooker and keep lids on saucepans as much as you can.  Avoid using bottled gas and paraffin heaters these produce large amounts of moisture vapour. 

Finally, but very importantly, try to ensure you have a regular flow of fresh air around your house/buildings.  This effectively dries out any moisture vapour and prevents it reaching concentration levels where condensation may become an issue.  Granted, nobody wants to release all of that lovely heat from a building in the depths of winter, however, opening windows for a short period of time may result in the internal environment becoming temporarily cooler, but it will also significantly help to reduce the risk of condensation. Hopefully, now that you know how condensation occurs you can start to thing about ways in which you can help to reduce the risk.  In future articles I will discuss other forms of damp in buildings such as rising damp and penetrating damp. 



Information/opinions posted on this site are the personal views of the author and should not be relied upon by any person or any third party without first seeking further professional advice. Also, please scroll down and read the copyright notice at the end of the blog.