Survey and damp expert reports don't tally - help!

Colliewobble_2

Hi all,

Just wondered what you all might suggest. I was about to sign contracts on my first house tomorrow.

The survey report came back saying there was a slight bit of damp in one of the downstairs back rooms because, they believed, the damp proof course had been breached and some of the airbricks had been blocked. His recommended solution included lowering the outside patio and adding some airbricks.

Report also recommended getting a timber/damp survey.

The estate agent got my a damp/timber survey and the company they used seemed to be professional (they are a member of the Property Care ssociation, which seems to be specifically for damp proof bods)
Their solution - removing the damp plaster, chemical injection of damp proof course and replaster.

No mention of reducing level of patio.

I've called the surveyor who says he doesn't like the sound of the specialist's solution and I should hold off signing contracts till I get a second (third!) opinion.

Now, I'm wondering what to do. The surveyor didn't red light the damp (it's only a very minor problem to be fixed as part of routine maintenance) so it's not a deal-breaker and the two parties are in agreement there is some moisture in the wall.

It seems to me it's just a difference of opinion on how it should be tackled.

In this situation would YOU sign contracts or wait (and pay more) for a third opinion, or go with the speclalist...or what??

Sorry it's such a long mail...I just really like the house, but don't want my heart to rule my head on this.

Look forward to hearing your ideas...

Many thanks in advance...

jhe

sounds as though the patio is built above the damp course. can you get your own damp course survey. we paid £35 for a written survey from a reputable damp course company. they should also advise you of the cause of the damp. e.g the patio

Doozergirl

Anyone that sells damp solutions will always sell you a damp solution. If the damp proof course has been breached, it will be fairly obvious no doubt they will still sell you a new DPC.

If the problem is lsight then I cannot see the point in delaying purchasing the house. Create a french drain as per the surveyor's recommendations and if that doesn't work then consider whether the existing dpc has failed. If your surveyor thinks the DPC is breached then it probably is - if he doesn't think it's major then it isn't.

But frankly, anyone that sells DPCs will survey and the result will be a DPC.

macman

Patio laid above the DPC is incredibly common as it saves digging out properly when laying the patio. Not really a reason for not proceeding but can (like all surveys) be used to drive the price down a bit if that's what you're seeking.

Colliewobble_2

Hi

Many many thanks for your replies...

The aim is not really to drive the cost down, though that would be nice

It's more about being happy with what will inevitably be the biggest purchase of my life so far (I'm a FTB)!

And when the surveyor stressed DO NOT sign contracts till you have had a second opinion it really put the wind up me.:eek:

I was quoted around £550 by the damp company, and I asked them if this would remedy the problem, or whether I would need to pull the patio up and they assured me there was no need to pull the patio up with this work completed.

The surveyor is adamant the outside ground level needs lowering.

I am great at my job (which involves sitting at a desk :-) )but have no building/practical nouse whatsoever, so I'm doing this 'blind'.

REALLY grateful for your suggestions.

Can you get damp specialist surveyors that will give me an impartial view on this ie not tied to commission for damp proof treatment?

Thanks again,

C

Colliewobble_2

Oh and btw the damp specialist's survey concluded the damp was caused by next door's extension (it's a semi).

jimbo_the_jetset

Was the damp speciaslist a contractor or consultant? Get an independant damp speacialist survey who will not have any vested interest in making money out of repair work.

We had a report by http://www.pdoyle.net/ who is a member of the BWPDA (now property care association). You can search via the website for consultants rather than contractors in your area

littlesnuggy

Doozergirl wrote: »

But frankly, anyone that sells DPCs will survey and the result will be a DPC.

This is not true - there are reputable companies around, you know :rolleyes:. Just because damp proofers sometimes feature on 'rogue trader' type tv programmes doesn't mean they're all dishonest salesmen!

macman

If a chemical DPC is injected then that should solve the problem of the patio being above the original DPC, it might be worthwhile improving the airflow with some airbricks too, but this is a really trivial task to do.
If you buy a house of any age there will be some faults in it, the point is to isolate the serious ones that will cost you big money to put right. And remember that a surveyor is there to find things wrong. If you spent a few hundred on a survey and all it comes back with is essentially 'no real faults, a really nice property', then the buyer is going to feel that they've wasted their money...

illzlee

most of the comments above are true, my 2p however;

if i suspect damp, and can see the cause of it (levels of ground above dpc for example), i would report that as the cause.

too many surveyors are unwilling to stick their neck out fully (sign of the times i 'spose) and say this is the cause. Thus you are told to get a second opinion from a specialist. No problem with this, but most specialists have a vested interest in selling dpc injection & internal re-plastering.

I would be more concerned if the dpc is bridged and the air bricks are blocked in the same place, as this is a recipe for rotten floors. - check if it is timber first then if it bounces!

And if a chemical injection dpc is installed, it may solve the problem. Unless the cavity is full of mortar or other building debris which means the moisture will just 'wick' across the cavity higher up. This is why some properties have multiple dpc's injected over the years.

Sorry to be the harbringer of doom, but actual damp specialists (impartial surveyors) are a dying breed.

Colliewobble_2

Thanks again for your replies.

The surveyor, who has now been for a second look, says that as the airbricks and the breached damp-proof layer are in the same place I should get a builder in to lift the carpet and floorboards to reveal the joists etc underneath.

He reckons that the damp proof firm's quote (of under £600) could be just a cheap ploy of getting work then as the carpet etc removed 'upping' the bill once contracted.

The under-floorboards (does this have a name???) need checking first to give a proper idea of the best remedy for the problem and needs doing before exchange of contracts.

Can I just ask whether you think this would be a) a problem for a vendor selling an empty house (it's ex-rental) and b) a costly exercise?

Many thanks,

C