MAINTENANCE, REFURBISHMENT & REGENERATION
The hidden dangers of condensation and how to address them
No building is immune. Condensation is an often-overlooked issue that silently develops inside buildings, leaving behind a trail of potentially severe consequences. Whilst it might seem harmless at first glance – after all, it is just a bit of water – the impact if left to its own devices can significantly affect the structural integrity of a building and the health of occupants inside. Mark Trowers, indoor climate specialist at Zehnder Group UK explains
O
lder buildings without sufficient insulation are most vulnerable, as colder walls can encourage moisture to condense. However, even newer builds which
have been designed with improved insultation to meet Net Zero objectives, can experience issues if airflow is restricted or compromised. In our efforts to build more energy efficient, airtight homes, we often overlook the effects this can have on indoor air quality. Without ventilation, excess moisture and stale air become trapped inside the building creating an unhealthy environment – and effective ventilation is key to ensuring a healthy indoor environment.
A threat to buildings & human health
Despite its elusive nature, condensation is a widespread issue that demands attention and proactive measures within the realm of building management.
Condensation occurs when warm, moist air comes into contact with a cold surface, turning water vapor into liquid. This is a common occurrence in both homes and working buildings due to temperature variations between indoor and outdoor environments. Without effective ventilation, the airflow is restricted and humidity build-up exasperates the problem.
While condensation on its own shouldn’t be cause for concern, it can lead to costly issues over time – both for the property and occupant health. Routine activities such as boiling the kettle, cooking, bathing, showering and even breathing can produce significant amounts of water vapour – up to 24 pints per day for the average family. Without proper extraction this moisture can accumulate, finding the coldest surface and forming condensation. For the building, persistent condensation on walls and ceilings in colder weather can damage interior finishes and has the potential to compromise a building’s structural integrity. Prolonged moisture accumulation can then lead to the decay of building materials. Over time, this deterioration can weaken structural components, resulting in costly repairs and jeopardising the safety of the house.
Condensation-induced moisture also undermines the effectiveness of insulation materials, reducing their thermal performance and in turn defeating the point of insulating for thermal efficiency. This constant battle between warm indoor air and cold external surfaces leads to increased energy demands for heating, driving up energy costs and putting strain on building systems. But most alarmingly, the conditions created by condensation provide the perfect environment for mould and mildew to develop - creating conditions for dampness and toxic black mould to takeover, which poses serious health risks to humans. The spores released into the air can lead to a variety of respiratory problems and allergic reactions among occupants. Without effective ventilation and humidity control, these issues persist and worsen over time. According to the Housing Health and Safety Rating System (HHSRS), mould can lead to a variety of health issues for those living in affected properties. Respiratory issues, from minor symptoms like blocked noses and sore throats to more severe conditions like asthma, are common for people in mould-affected homes – and a 2022 study by the University of Birmingham revealed that mould in buildings significantly increases the risk of asthma attacks, particularly in children. In extreme cases, mould exposure has even been shown to be life threatening.
Solutions for managing condensation
Managing condensation in buildings and homes, particularly in social and rented housing, requires a multi-faceted approach. Upgraded insulation must be considered in partnership with an effective ventilation system to help regulate indoor humidity levels and promote a healthy indoor environment, minimising the conditions conducive to condensation. Routine inspections and maintenance are essential to identify and rectify potential issues before they escalate, safeguarding the structural integrity of the building.
In some cases, despite having a ventilation system that should theoretically be effective, condensation problems still arise. This could indicate the system needs to be reviewed or was installed incorrectly to begin with. No ventilation system, inspected and installed correctly by a competent M&E contractor, should have humidity build up to that degree.
22 BUILDING SERVICES & ENVIRONMENTAL ENGINEER DECEMBER 2024
Alternatively, if a property is a multi-purpose space or has seen alterations in its layout, be it through expansion or refurbishment, this complexity is further compounded. What may have once constituted an effective method of air circulation during the initial construction may no longer prove suitable. For example, when a house is converted into multiple flats or apartments.
Adjusting the ventilation system to address these modifications isn’t always a feasible option and, in these cases, systems will need renewed consultation to assess the requirement and maintenance going forward. Whether using a mechanical ventilation with heat recovery (MVHR) air system, extract fans in wet rooms, or cooker hood extraction, regular maintenance – like changing filters and cleaning fans – is vital to ensure systems continue to function as intended. Condensation, though often overshadowed by more overt building issues, poses a serious threat to structural integrity, occupant health and the energy efficiency of buildings. Acknowledging its presence and implementing proactive measures are paramount to mitigating its impact. Addressing condensation is not just a matter of maintenance and reinforcing good occupant behaviours – although education is an important part of it. It’s about the strategic investment required in future-proofing the longevity and performance of building structures as well as people’s health.
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