Damp proof course in period property - necessary?

jozbo

We've just got back the building survey report for the 1900 3 bed terrace we're looking to buy.
The surveyor called me in advance of the typed report and said that the house was in pretty good condition, but issues that came up include;
- high damp readings on ground floor, but no more than you'd expect in a property of its age. He recommended a damp specialist... (but practically admitted he was doing that to cover his back, and it wasn't a cause for concern)
- cracked concrete flashing on the roof that may be letting in a small amount of water to the loft. Advised replacing with lead flashing.
- missing wooden lintel over a bay window that needs to be replaced with new concrete lintel (appx £500)

I thought that was all pretty good news - none is urgent and we're unlikely to do any of this work until next year as we need new CH fitted before we move in and complete redecoration.

Is the ground floor damp any cause for concern? The walls don't look or feel damp, wallpaper isn't peeling or anything. The house has been vacant for a year whilst vendor's tried to sell (was initially overpriced).

Thanks

Arthritic_Toe

Not any sort of expert but I understand its not a big deal as long as the wall can 'breathe'. Problems tend to occur when impervious coverings trap the damp within the wall. You can get a chemical dampcourse for a few hundred quid. They drill the walls at regular intervals and inject some sort of waterproof goo.

Catatonia

It might be that it's just damp from not being lived in. I bought a house like this, and a few weeks after we moved in we had proper damp surveys done which said we didn't need anything doing to it.

Bear in mind that the damp course runs a fair distance up the wall so you might need a bit of re-decoration if you do need to do it, though. ETA: Just re-read your post properly, assume that won't be a problem if you're doing it all up anyway! But you will want to get it sorted before you decorate.

jozbo

It's just I've read in various places that damp proof courses are a bit of a con, especially those that're injected. We don't have a budget for re-plastering though and I assume that would be needed even if you injected the damp proofing yourself?

Catatonia

Why would damp proof courses be a con? If you get it from a reputable place, it will have a 20/25 year guarantee which will be useful to you in case of future problems, and be a plus point if you're selling on. Plus the surveys are (should be) free.

You will probably need to re-plaster the walls that are injected. I think up to about a metre above the ground level.

jozbo

I've heard that rising damp is a bit of a myth, that's all... could be utter twaddle, but worth considering that people make good ££ out of buyers' fears and sometimes ignorance of the ins and outs of older houses

Arthritic_Toe

jozbo wrote: »

I've heard that rising damp is a bit of a myth, that's all... could be utter twaddle, but worth considering that people make good ££ out of buyers' fears and sometimes ignorance of the ins and outs of older houses

It only reaches 1m above ground level. Houses were built for hundreds of years without damp courses and the moisture just naturally wicks away from the wall as long as it can breathe.

G_M

Details of the rising damp myth. Decide for yourself.

Many old houses have no dpc. If as you say there is no smell, feel or sign of damp, then I see little to worry about.

Many old houses (mine is 1851) have a slate dpc. the walls are stone, but at a certain height slithers of slate were put between the stones which acts as a dpc.

henpecked1

we had the chemical DPC and replatering, cost 3k. A year later water got in and it was covered, but all the walls have high damp readings. I wouldnt touch with a barge again and we are relieved to have exchanged,

WheelieWood

If there's no DPC, ensure that the gutters and drains are in good order and that your outside ground levels are lower than internal floor level.

I've been through this with an older property in the past. We got the chemical DPC done but I feel it was lowering the outside ground levels and fitting a drain below one of the downspouts where there previously had been none, that really made the difference. Belt and braces though I guess.

I'm by no means an expert though.

clutton_2

folks nowadays want proof of everything.. and i would get a new DPC done now.. whilse you are doing other messy jobs and before redecoration... as when you come to sell it you Will be beaten down on price by a significant sum.....

if you can - wait till you have been in occupation a few weeks to air and warm the house properly so that you can see the full extent of any water ingress..