damp, damp and more damp

jaffs

Ok so i am in the processs of buying a house, the house has been empty for about 6 months and is suffering badly from condensation.

When viewed the house we noticed that there was some damp in the property, but the main damp seemed to come from a leak in the bathroom, and as it is so cold at the minute and the house is empty we weren't too concerned.

We have had a homebuyers survey done and that highlighted quite a bit of damp and the possibility of rot, although much of the damp had reasons, cracked rendering, leaking shower etc.

I managed to speak to the surveyor and he intimated that much of the problem was due to the condensation and once there is heat in the house (repo so no utilities at min) much of that should be solved. He did say it is possible that some timber may need replacing and some rot treatment required but seemed quite positive. (suggested getting it looked at by a damp specialist) He also said that the house was worth the valuation.

We have now had a damp company look at the property and they have come back with a quote for about £9000 of work. Much of it is for things that we can do ourselves like stripping units out, replacing various things but also suggest tanking and replastering most of the walls, new floors and ceilings where the leak was, damp treatment to timbers, new damp proof course.

My question is obviously this company are trying to make money so it is in their best interest to quote for all this, but it does seem excessive for the problems. Yes the surveyor said there was a lot of condensation but also said that would be solves once the house is lived in.

Would others go ahead with the work or fix the leaks, replace the rotten timbers and see how it goes when the house is warm and ventilated. Or walk away altogether.

I have read a little about damp treatment and it seems there is an opinion that damp proof course are somewhat of a waste of time... any thoughs?

BitterAndTwisted

Get two more quotes from damp specialists. As you've already observed, some of these folks believe they are writing their own cheques out so will try to sell you the solution to an absolute worst-case scenario. They rarely are and can smell a numpty from a mile off

Doozergirl

I think if there is a lot of condensation and a bad smell of damp then it is more than just empty damp.

The problem with damp companies is that they sell you solutions. What you want is a survey that you pay for which will give you a proper indication of what is wrong.

We've dealt with everything from pervasive dry and wet rot in properties to condensation and mould caused by a simple lack of ventilation. Companies have tried to sell us weird and wonderful remedies but with our own first flat, way back when, the condensation problem was solved by re-opening the chimney breast.

Otherwise with genuine damp, it really is about stripping back everything that is infected and starting over again. If this is part of your plan and you were expecting to have to redo the plasterwork etc then the actual damp proofing itself is relatively cheap.

All surveys seem to suggest that you investigate the possibility of damp. I am dubious because what happens then is that people call in damp specialists who offer free surveys and sell you a solution. When in the vast majority of cases, there is no smell and no evidence. When we buy houses to renovate, we always put in a new damp proof course because we know it's always mentioned, not even because we think there is a problem. But if there is no evidence then I would always move into a house and live with it to see if there is actually a problem.

But if you can see or smell damp, it does exist and it will need dealing with. With someone quoting £9000, even being dubious about some things, it's evident that there is some kind of significant problem. But they should be clear in telling you what the problems are, where the water is getting in - there is always a source, even dry rot has had a wet source somewhere.

tbs624

Seek out an *independent* damp specialist. Yes, you will have to pay for their survey but they have no vested interest in getting the profit from any subsequent remedial work out of you.

Google "independent damp specialist"

As you say the report you have had suggests "tanking" the walls , is there land at a higher level against the wall of your property?

Are there chimneys which have been blocked off btw?

jaffs

There is a badly fitted shower which has leaked and caused a ceiling to come down.

There is a crack in the render on the front of the house.

There are loose tiles on the roof.

There is damage to the chimney.

The double glazing is misted.

Pretty much all this is contributing to the damp.

The property has been empty for at least 6 months, no heating, no open windows, there has been feet and feet of snow for weeks and its been freezing.

And in answer to the last question - no there is no higher land around the property.

Doozergirl

Ok, we know where it's coming from!

If there is no higher ground then why tanking?

tbs624

Doozergirl wrote: »

Ok, we know where it's coming from!

If there is no higher ground then why tanking?

Exactly. That in itself makes this firm seem like rip off merchants to me.

poppysarah

What's under the render and why did it crack?

Render is sometimes used to disguise huge problems.

jaffs

Well i have lived in the area a while and although i cant say i have paid too much attention i am fairly sure the property has always had a kind of peppledash frontage to it. To be honest as far as i'm aware the crack is quite small and i think it leads from a window (although not sure)

anselld

Doozergirl wrote: »

Ok, we know where it's coming from!

If there is no higher ground then why tanking?

For rising damp they generally strip the plaster to brickwork to about 1m, inject the walls and then replaster with tanking plaster. It isn't full tanking as in a basement but it is still a waterproof undercoat plaster.

Needless to say it doesn't cost anywhere near what OP has been quoted though!

jaffs

anselld wrote: »

For rising damp they generally strip the plaster to brickwork to about 1m, inject the walls and then replaster with tanking plaster. It isn't full tanking as in a basement but it is still a waterproof undercoat plaster.

Needless to say it doesn't cost anywhere near what OP has been quoted though!

Yep, they are recommending removing plaster, drilling out joints, injecting sterilising fluid, install taking membrane system, replaster.

They also recommend installing a chemical injection damp proof course, even though at the start of the report they state there is evidence of an existing damp proof course...

over a third of the price quoted (over £3000) is for the tanking and replastering, then another £600 for damp proof course and £1000 for various wood and rot treatments.