Damp in 1650 house and 30 year old extension

Busyliz

Hi dont know if anyone can help,
I am looking at buying a house in lake district (near Coniston) main house built 1650 with a kitchen extention approx 30 years ago, when we looked at the house there was no obvious evidence of damp but the home buyers report says we should get a quote from a damp proof specialist but looking on the internet this seems to be a standard reply on a report and a minefield and you can end up getting estimates from contractors for work that is not needed,
The seller advises that a damp course was fitted in the extension by means of plastic membrane partway up the walls when they were built, at the same time as the floor was asphalted to stop dampness from the flagstones.
The walls in the lounge had to be 'tanked' when she bought the house 11 years ago (scrapedback, tarred with bitumen to 3' and then replastered) as the damp proof membrane was breached in places
Any one with any expertise re this or could recomend a damp proof specialist in the Cumbria area that wont rip us off

camptownraces

Busyliz wrote: »

Hi dont know if anyone can help,
I am looking at buying a house in lake district (near Coniston) main house built 1650 with a kitchen extention approx 30 years ago, when we looked at the house there was no obvious evidence of damp but the home buyers report says we should get a quote from a damp proof specialist but looking on the internet this seems to be a standard reply on a report and a minefield and you can end up getting estimates from contractors for work that is not needed,
The seller advises that a damp course was fitted in the extension by means of plastic membrane partway up the walls when they were built, at the same time as the floor was asphalted to stop dampness from the flagstones.
The walls in the lounge had to be 'tanked' when she bought the house 11 years ago (scrapedback, tarred with bitumen to 3' and then replastered) as the damp proof membrane was breached in places
Any one with any expertise re this or could recomend a damp proof specialist in the Cumbria area that wont rip us off

I'd suggest you go for a chartered surveyor in the first instance: somebody who has NO vested interest in selling you damp-proofing solutions. A "damp proof specialist" will see you coming and clock up £ signs.

G_M

If you see/smell no evidence of damp, and the Homebuyers report has not specified any damp (just an a*se-covering recommendation) then what makes you think there is a damp problem?

Go back and have another look yourself. Tell-tale signs are:
* smell - it's obvious!
* Discoloration of walls/wallpaper, or brand new papering (to hide the damp)
* mould

And main causes of damp?
* leaking gutters
* leaking roof
* soil etc piled up against external walls above the damp proof course
* Blocked air vents

Oh yes, just very occassionally, no (or damaged) damp proof course.

Eton_Rifle

i suspect you're not really ready to take on a house of this age. I don't think you know what you're getting into!

Doozergirl

I would recommend David Aldred to you. He's not all that far away, pops on to this site every so often but posts such sense every time he does. You can google him, or search for him by user name. Totally independent and registered with all the right people, he won't try to sell you anything although his initial report will cost, this kind of house only deserves it.

IF there is a problem with damp in the old house then it is simply because of modern additions to it - either chemically damp proofing it or modern day mortars etc that don't react in the right way for the house. I suspect you'd be better off taking it all all back. It's what you say - standard survey reports and people that sell you things that you don't need. Why would a 360 year old house suddenly need a damp proof course?! Says about as much about surveyors covering their backsides and damp proofing companies selling you stuff as you ever need to hear.

hcb42

sitting in a 1632 house as I type, i fear this may be them covering their a s s e s but get an independent out, DPc guarantees are not usually worth the paper they are written on anyway

kingstreet

Doozergirl wrote: »

I would recommend David Aldred to you. He's not all that far away, pops on to this site every so often but posts such sense every time he does. You can google him, or search for him by user name. Totally independent and registered with all the right people, he won't try to sell you anything although his initial report will cost, this kind of house only deserves it.

IF there is a problem with damp in the old house then it is simply because of modern additions to it - either chemically damp proofing it or modern day mortars etc that don't react in the right way for the house. I suspect you'd be better off taking it all all back. It's what you say - standard survey reports and people that sell you things that you don't need. Why would a 360 year old house suddenly need a damp proof course?! Says about as much about surveyors covering their backsides and damp proofing companies selling you stuff as you ever need to hear.

I agree. Choose an independent surveyor to establish exactly what's wrong and avoid contractors quoting for work which isn't needed.

On here;-

http://www.property-care.org/index.php?sobi2Search=Search+for+member+...+&field_type=freelance&field_sector=damp_control&SobiCatSelected_0=82&search.x=24&search.y=21&search=Search&option=com_sobi2&sobiCid=82&sobi2Task=search&reset=2&Itemid=0

The two nearest independent surveyors are;-

Mr D Aldred C.S.R.T, AInstSSE, MIWSc CSSW, Trunnah Cottage, Occupation Road,Thornton Cleveleys Lancashire FY5 4PR UK
T: 01253 858784 F: 01253 858784

and

Peter Macdonald CTIS CRDS CSRT
26 Harling Bank Carnforth Lancs LA6 2D JUK
T: 01524 271794

diable

I'd PM David Aldred as he offered me advice and was very helpful.

Busyliz

Thanks for the help I have sent an email to David Aldred, its a lovely house and we are realistic about the costs of upkeeping an older property we just dont want to be ripped off in having work done we dont really need.

Errata

A 1650 house in Coniston is a living, breathing entity. Anything that's done to block up its nostrils - like bitumen on internal walls - affects the integrity of the house. Is the house built of slate? Have any of the outside walls been rendered (extension excepted)? Have they been lime washed, or merely painted? (inside and out).
If it's any help and comfort, I owned an old house in west Cumbria with slate flags that sweated during exceptionally wet weather and then dried. The house was always bone dry. That was the way the house 'lived'.

olias

Busyliz wrote: »

the floor was asphalted to stop dampness from the flagstones.

They asphalted over the original flagstone floor...!?:eek:

Olias