Q. We moved back to our house after renting for a year and there is a musty smell in some bedrooms that we didn’t have before. What could this be?
HMH: It is most probably a condensation problem which arises from 3 factors.
1: Steam production (eg showers and boiling the spuds)
2: Poor ventilation
3: Poor thermal insulation. This problem is evidenced by black spots and is normally found on a cold wall (perhaps north facing) and in a corner or behind a wardrobe where air doesn’t circulate.

It is also often found at the side of windows where a ‘cold bridge’ is common. The moisture droplets lead to the build up of mildew, hence the smell.
In some cases there can be damp penetration from faulty gutters and downpipes or rising damp at low level. An inspection is advised before conclusions are jumped to in any case.

In the meantime, check the extractor works in the shower room. You would be amazed how steam will pass through a whole house looking for that cold, unventilated spot in a remote location.

Q. A Builder said he can do an extension for me for €30,000. Sounds good but what should I do next?
HMH. Be careful that you don’t let him in with the sledgehammers! What the builder has in mind for this price is unlikely to match your expectations unless you have proper drawings and specifications.

Even if you are not doing a ‘grand design’ project, it would be wise to spend a small proportion of the overall budget on advice. Currently in Ireland there is a very poor building control system, so I’d highly recommend getting an expert on your side at the outset.

Find an architect you can work with and perhaps employ them on a stage-by-stage basis (Design, Planning, Working Drawings, Site Operation).

It has been said that ‘building is stressful’ but to build without matters agreed beforehand is the subject of nightmares. When the proper documents have been prepared you could go back to the said builder and if he is properly insured and recommended he might be included on the tender list.

Need a Visit? Contact Help My House for a fixed fee of €150
Ring Anthony Brabazon at 6683519 or visit helpmyhouse.ie on the web.
Questions for this column can be sent to anthony@helpmyhouse.ie