New DPC Required for Late Victorian End Terrace

S_Swede

Dear all Damp Proofers!

In the process of purchasing a 2 bed end terrace with 2 downstairs reception rooms.

The homebuyers survey has flagged up rising damp despite an original DPC being in place. The front reception room is a suspended ground floor, supported on joists with a cellar below. The rear has slate tiling under the carpet and is a solid ground floor

I did not spot any major snags when we viewed the property (twice) but obviously the trained eye of the surveyor knew what to look for.

He's suggested injection and replastering for the walls plus pulling up the slate tiles in the rear reception room, laying a DP membrane and concrete overlay. The room is about 3.5m square.

Just wondering if anyone could give us a guestimate as to how much we should expect quotes to come in at, appreciate little can be done accurately without phots and we will get several quotes however we don't have the keys yet and I live quite far away.

The offer we placed took account of the work already required (complete rewire, no central heating, refurbishment etc) so negotiating on the price is prob not a likely option (particularly because the vendor's solicitor will know the price is acceptable if we have been given a mortgage!)

I was wondering about getting the vendor to pay for a damp specific survey to determine the extent and solutions: do you think this is reasonable? I'd hoped it was maybe condensation (no central heating, clothes dryer not ventilated outside, double glazed, house not fully lived in for best part of a year) after reading about regular misdiagnosis but I'm ever the optimist!


Thanks in advance!!

S-Swede

rustybucket

What room specifically does the survey suggest the damp is?

Its funny how a lot of survey reports tend to suggest a potential damp problem.....

I had 5 of those damp specialists do a 'free' quote on my house, each said different things.

Ended up paying a guy to do damp tests on all walls which turned out to be bone dry.

Turned out it was the concrete floor which was soaking up water which we had dug up and relaid with membrane.

No harm in asking if the vendor would pay, if they say no, will you pay for it?

mistah

First you need to check if it is actually rising damp - you may be able to do this yourself (see http://www.buildingpreservation.com/Contents.htm for info on diagnosing rising damp) or you may prefer to get a specialist surveyor in.

If it is indeed rising damp you then need to ask yourself if it is causing a problem - i.e:

1) Damp patches, paint blisters etc... that annoy you.
2) Causing timbers to rot

Only if it is causing a problem do you really need to treat it. Of course, as you are in the process of buying a house it makes sense to get some damp companies in to do a survey and give you an estimate for treating the damp as you can use this info to negotiate on the price.

S_Swede

Thanks to you both for your speedy replies. Rustybucket, the report said in most original ground floor walls and in the floor of the reception room with a solid base.
If she didn't want to, then we prob would pay for a specific survey.

How much did your floor cost?


Mistah, thanks for the website: makes sense about weighing up the risk and whether it is causing a problem. The walls are painted so no wallpaper issues and I didn't notice any issues the last time we viewed so would probably think about monitoring it for the future, with a view to sorting it when we come to sell on.

Solicitor's back tomorrow so will chat with her...

ds1980

I read something once that suggested 90% of all so called damp problems was actually something else. Be careful. Usually there is a easy solution to why there actually is damp. If there is a damp proof course i would suggest it isn't rising damp. The damp proof injections are pointless. Remember the never had it 20 years ago and most people's house's weren't damp then.

dampdaveski

Hi Swede,
Ignore the foolishness other people have posted
1. Get a survey done BEFORE you buy the house by a damproofing company
Make sure the surveyor holds the C.S.R.T qualification, the older version for 'damp' is the C.R.D.S.
2. I would suggest you make sure the company you choose is a member of the Property Care Association.
3. ask them if they have Professional indemnity insurance! (PCA members have to)
4. Expect to pay, NOTHING in life is free
5. If a damproofing company will come around for free on a pre purchase survey there is a good chance you will be disapointed (have to be careful what I type!)
6. Good Luck

P.S. Ask the surveyor if they use Calcium Carbide (or speedy) meters when checking, they are a bit destructive as you have to drill a hole so current owners permission is crucial