Survey results in:possible damp?

homehunter

Hi all,
Just got back from a much-needed long weekend away to find our building survey (2 copies thereof) on our doormat! The house we are hoping to purchase is a 1970, 3 bed detached. I have been warned about surveys in that they can appear quite negative, but after all, they are done to help you make decisions on the purchase and any future work we are likely to do...so, as an FTB,I thought maybe those 'in the know' could share their knowledge on something? (Plus, of course, this might be useful to other FTBs...)

Good news: "Overall, we found this property to be in generally satisfactory condition for its age and type...The repairs mentioned in this report are typically found in properties of this age and design." So, with that in mind...

We know we have to look into replacing a slipped roof tile, some repointing, some replacement of timber (eg around garage door). Nothing that would put us off, in fact, we are going to have a word with our friendly seller about things that she should do (snagging in the conservatory she had built, and a gas/electric check - she has mentioned that these need doing). It looks as if she was quite proactive during the survey.

However, I'm a bit concerned about one patch of damp in the hallway. Even the surveyor was surprised to find it in a house built of cavity construction with the walls incoporating a damp proof course. He suggested it could be due to a higher than recommended ground level outside - I wonder of the driveway was replaced and built too high? We should apparently look at lowering the ground level if it does not affect the depth of the foundations. Ultimately we need to get this looked at by a builder before we part with any more money. Has anyone got any thoughts or experiences to share on this issue?

Thanks all

Doozergirl

Unless it's a huge difference in height, you probably only need a french drain. Take any paving away from the side of the house, dig a trench to take the ground level away below the dpc by a good several inches and then fill the trench with gravel to allow free draining. Don't let the gravel go above the dpc either!

Whatever the issue is, if there is already a dpc then the problem shouldn't cost a great deal to fix. it's a case of finding the cause. Not always easy as any damp company will end up trying to sell you another dpc or other useless measure.

Bufger

I have seen a few times where people have done a bit of diy landscape gardening and have covered the ventillation bricks usually found near(ish) to ground level. Ive had 2 friends do this now without thinking of the consequences further down the line.

A house needs to breathe :-P

homehunter

Thanks, this is all very reassuring! Friends mentioned Rentacure and Peter Cox Terminix, who survey the damp (first one should be for free), anyone heard of them?

Worst time of year to be organising all this, I work at a university and time off is hard to come by :rolleyes: - at least the mortgage offer is now in place, valid til 9/12/09. Just need to make sure we comfortably complete in the stamp duty holiday!!

DeadCat

homehunter wrote: »

Thanks, this is all very reassuring! Friends mentioned Rentacure and Peter Cox Terminix, who survey the damp (first one should be for free), anyone heard of them?

Worst time of year to be organising all this, I work at a university and time off is hard to come by :rolleyes: - at least the mortgage offer is now in place, valid til 9/12/09. Just need to make sure we comfortably complete in the stamp duty holiday!!

Why are you considering going to a damp proofing company? If the Surveyor is correct and the dampness is caused by high external ground levels then all you need to do is lower them and the dampness will go away. You will be wasting your money if you go to a damp proofing company to resolve this problem.

You've mentioned your house has a cavity wall. Even if the external ground levels are high then this should not cause dampness internally as the cavity will prevent moisture from reaching the internal leaf of the cavity wall. This makes me think that the dampness is caused by something else, possibly something is bridging the cavity and the high ground levels are making the problem worse.

Speak to your Surveyor and ask him to clarify what he thinks is causing the dampness and how this can be resolved.

homehunter

DeadCat wrote: »

Why are you considering going to a damp proofing company? If the Surveyor is correct and the dampness is caused by high external ground levels then all you need to do is lower them and the dampness will go away. You will be wasting your money if you go to a damp proofing company to resolve this problem.

You've mentioned your house has a cavity wall. Even if the external ground levels are high then this should not cause dampness internally as the cavity will prevent moisture from reaching the internal leaf of the cavity wall. This makes me think that the dampness is caused by something else, possibly something is bridging the cavity and the high ground levels are making the problem worse.

Speak to your Surveyor and ask him to clarify what he thinks is causing the dampness and how this can be resolved.

Hi, appreciate that - but surveyor's report expressly says the problem 'might' be caused by the high ground level, 'possibly' but not definitely. He couldn't be specific and ultimately it is down to us to find out why that is happening and make sure we are happy that it can be resolved before committing to purchase. The surveyor is going to give me a ring later but I can't see that he can be any more specific than that....So I guess we would need to seek expert advice too, before committing to spending 1000s on a house? You may well be right though, of course.

DeadCat

homehunter wrote: »

Hi, appreciate that - but surveyor's report expressly says the problem 'might' be caused by the high ground level, 'possibly' but not definitely. He couldn't be specific and ultimately it is down to us to find out why that is happening and make sure we are happy that it can be resolved before committing to purchase. The surveyor is going to give me a ring later but I can't see that he can be any more specific than that....So I guess we would need to seek expert advice too, before committing to spending 1000s on a house? You may well be right though, of course.

Well done for going to a surveyor and getting a building survey - many don't and end up paying the price. High external ground levels are often cited as the cause of low level damp patches on external walls and it is often true. However in this case where it isn't clear cut I think the Surveyor should offer a couple of more reasons and maybe suggest using an endoscope to explore the cavity.