Buyer may pull out - what happens?

sallycinnamon1980_2

Thank you all very much for the excellent replies. The survey (damp) is getting done today so I will let you know what the score is.

Thanks again!

sallycinnamon1980_2

AAAARRRRRGGHHHHH!!!

The flat does have damp. EA say it was more than likely due to the fact that the flat has been empty, bad weather, literally no ventillation, etc. So basically, I can accept it's our fault. We are now waiting to see if buyers will still buy if we arrange and pay for damp course to be done before we complete. I hope they agree to this. Is this reasonable?

xx

G_M

The flat does have damp......
if we arrange and pay for damp course to be done

These two statements do not necessarily inter-relate! In fact a damp proof course problem is one of the least likely explanations for the damp!

What does the survey say is the cause of the damp???? See here.
And who was the survey done by? because even if they say the cause is 'defective dpc' I would not necessarily believe....

sallycinnamon1980_2

My EA rang today and said that the damp quote had been done. There was damp and they have contractors who will sort it out so there is no longer damp. That's what I was told by my EA. Does that make sense?

I don't know who did the survey, but the damp man was a local guy from a local company. I just read your link - Have I been made a fool of?

Is it not a good thing for the buyer that I am paying for this damp man to fix it?

x

David_Aldred

Hi Sallycinnamon1980,
Re: your latest post I would be very concerned indeed about the vague information being given to you by the EA. At the very least please obtain a copy of the report undertaken by this contractor and look for the following:

What qualifiactions does the surveyor have ? They should be CSRT qualified or CTIS, CRDS.

Have they listed out all moisture sources present and what action to be taken about each of these issues and in what order? If condensation / penetrating dampness / any debris within wall cavities where applicable is present then these issues should be resolved first before considering failure of the damp proof course.

The post by G_M is quite correct in that you have gone from one Chartered surveyor saying their is excessive dampness in the air to a company selling damp proof courses recommending another damp proof course be installed and these issues do not correlate with each other.

Electrical damp meters cannot prove rising dampness at all and it is simply their guess that this is what is required and nothing more. Look on a report issued by the contractor for terms such as 'readings were obtained that were indicative of rising dampness' or 'of a pattern associated with rising dampness'. This is simply a suggestion by the contractor and nothing more.

The amount of dampness that will emerge from a wall suffering true rising dampness is generally far short of that required to make the relative humidity in the air excessive as noted by your first surveyor and as G_M quite rightly points out failure of the damp proof course (dpc) should be the last thing considered and not the first under such circumstances.

Statistically it is generally agreed that rising dampness only accounts for 10% of all dampness seen and in any case can only be proven by laboratory anlaysis of each and every wall under investigation once all other moisture sources have been resolved.

The British Standard for chemical damp proof courses BS6576 takes a common sense approach of recommending where possible because rising dampness is so rare and because it is so difficult to prove then to resolve other moisture sources that are readily apparent (i.e. any condensation / penetrating damp) and to monitor for drying down before considering whether further investigation of the damp proof course is justified.

You really need to have sight of the report and see who this contractor is, what qualifiactions they have, whether they are a member of the Property Care Association or not, what they actually found at their visit, the conclusions they made from those observations and what recommendations they made along with a sketch of areas that in their opinion require treatment. Kindest regards, David Aldred Independent damp and timber surveyor

sallycinnamon1980_2

I really don't know anything about the surveyor. All I am worried about is whether it looks bad for the buyer that we are getting this done if I am honest. I hope that doesn't sound rude! (sorry!)

Thank you for that excellent reply though! It's very spot on and I think I will ring the EA in 15 mins to ask them!

xx

bigyorkshireman

For easy to follow advice on reducing condensation and a handy couple of videos giving advice on controlling condensation have a look at the Timberwise website.....

Fire_Fox

If this is a leasehold flat AND it really does have rising damp (as David Aldred says we have not yet been convinced) then you probably DO NOT have to pay for the damp proof course. Read your long lease, this sort of maintenance work is almost always covered ain the service charge/ major works - i.e. the cost is shared between all the leaseholders, but the freeholder must formally consult with the leaseholders and organise the contractors. As I say that is assuming you do have rising damp, when actually you may well have condensation.