Under-floor ventilation in old building? or “open the windows”!

We have had issues with damp in one apartment in our scheme, and learnt a lot from that about damp, the causes of damp, what can be done, and who might be responsible for what (with emphasis on the word “might”).

I suggest you can split this into two parts:

– are there issues with the common property that are causing the damp – for example, the foundations, damp proof course, sub-floor ventilation etc.

– is the owner causing or contributing to a damp issue by their actions, such as not opening windows.

The Building Code requires that rooms be adequately ventilated, including cross-ventilation.  This is done with windows, doors etc. that open to outside.

So have there been any issues identified, have you ruled out any issues with the common property?  The best thing to do is get an expert in to look at the property and advise you as to whether in their opinion the mould is a result of inadequate ventilation, or some other reason.  If it is the common property, then the Owners Corporation is responsible.

In our case it was slightly different because the rooms are below ground and not habitable spaces (ceilings below requisite height).  Therefore a number of the Building Code requirements didn’t apply.

It is the nature of some people to be unreasonable, and that can become more evident in a strata scheme.

If you get a credible expert’s report that says that there is nothing wrong with the common property that is causing damp in the unit, you then have a basis for telling the owner that the OC has no further obligations  Note that it isn’t just a matter of ventilation, the report would have to conclude that all other elements of the common property are ok.

Conversely, an expert’s report may conclude that damp in a unit is caused by other factors, such as the resident’s failure to open the windows.  If it does, then you can use that in any discussions with the resident.

I am not sure why the OC would agree to installing additional external vents if the current ventilation is adequate and there is nothing wrong with the common property (assuming there isn’t)?  Look at it this way – why should the OC do that, just because a person refuses to open their windows?

Unfortunately some people do not see reason and will continue to make demands.  That is just something you have to deal with, while acting in the interests of the owners corporation as a whole.