Damp Proof Course

Lauratron

Hiya wondering if someone can offer some advice:

B/F and I are in process of buying first house - will hopefully be c.1890 ground floor flat in typical London 3 story block.

Survey done - no major concerns, surveyor valued at same as we offered and even remarked that she thought we had got a good deal.

However the survey did mention a "small area of damp below the right hand side of the bay window in the living room" and recommended we get a proper damp survey.

This is where the confusion comes in - due to the many conflicting opinions out there we're not sure what to do.
Most say that the electric damp readers are only calibrated for timber and cannot accurately show moisture level in brick and that surveyors just say get in an expert in order to cover themselves.
The house had a damp proof course installed in 2000 so shouldn't that still work (I have tried to contact the company that installed it today but no answer-I work near their business address though so will call by tomorrow and see if anyone is home! We have been told though that a lot of DPC companies dissolve and then reappear under a different name to avoid making good on their guarantees is this true?)
Is there such a thing as rising damp anyway?
And is it possible to even get a truly independent damp survey as most say that because they want to sell you a DPC they will not be independent?

I am minded to just say lets not worry about it but B/F is more cautious -we would appreciate any help or advice anyone can offer!!

(Building is constructed of London Brick, concrete at front of property between building and pavement, small step up to front door, can't remember whether it slopes to the pavement or not, floor in living room is original floor boards, no smell of damp/peeling wallpaper/mould/mildew or any other evidence of damp in the house)

Thank you

daveyjp

You are correct that damp meters are for measuring dampness in timber only and the RICS state this to all surveyors so ask him why he's using one on bricks/plaster.

I'd also ask the surveyor if there is any evidence of water ingress to back up a dodgy reading on a damp meter.

David_Aldred

Hi Lauratron,
Please have a look at the threads on here regarding dampness, dpc and damp / look under my posts on here.

In answer to your questions:
1. Given the age of the property it was most likely built with a damp proof course (dpc) that does not disappear or melt away.
2. The property has had a second dpc so it has two. The second probably (but not as yet confirmed) put in through misdiagnosis.
3. Original reason for dampness most likely (but not confirmed) not diagnosed / resolved by previous dpc contractor and hence the true cause of dampness has re-asserted itself after a period of time contaminating / compromising any replacement plaster done as part of the chemical dpc works.
4. You are correct electrical damp meters cannot prove dpc failure. They are a very useful instrument for highlighting areas of concern that should be further investigated.
5. The dampness may be minimal at present and hence of little concern but as you are purchasing the property the evidence seen to date could be the tip of the iceburg if the actual fault is ongoing and in principle common to all ground floor walls but as yet only appeared in this one area for example inappropriate plastering specification. As such you may wish to have the issue investigated properly so you can allow for a worst case scenario in your purchase negotiations. No point agreeing a price thinking this is only one spot and in twelve months the entire groudn floor walls / floors / second fix joinery have problems.
6. A list of independent dampness and timber surveyors (not contractors) is available for you to choose from on the Property Care Association website - look under find a member and select either Freelance Surveyor or Consultant (the rest are contractors) and pick a selection of the ones closest to you and give them a ring to see if they can be of assistance.

Hope this helps, kindest regards David Aldred Independent damp and timber surveyor

Lauratron

Thank you for your replies - I have found a local firm through the website you recommended David and asked for a quote so hopefully it will be reasonable and will uncover the problem.