Damp

dj_flame

Hi Guys,

I have had a report come back from damp specalist stating tat my property I am buying needs a Chemical Injection.
The cost of this is £1595.

Also in the report their is a sentence which states
"It was noted that part of the rear and gable elevation are not the required 150mm below the damp course level, and could lead to penertrating damp to those areas"

Can anyone explain that to me please?

It also goes on to say that the property needs a row of drainage channels to parts of the rear and gable to allow surface water to run into the gullies. Cost £390

This report has been done for free (as if) by the sellers EA.

Should I accept this quote or get others in?

Also would you say its right that this leads me to negotiate the purchase cost?


Many Thanks
DJ Flame:beer:

dj_flame

^^^^^^BUMP^^^^^^^^^^^


anyone please?

James19

The free report will have been done by a company offering remedial action such as chemical damp proofing. Strangely these reports always seem to show that chemical damp proofing is indeed required!

To get an objective idea of measures required you really need an independent damp survey done but that will cost.

The bit about the damp course level means that the ground level is too high compared to the damp course. This is common where a new patio etc has been laid.

It's definitely something to try and negotiate on but not all sellers will be willing.

Hope this helps a bit.

James.

vasseur

dj_flame wrote: »

Hi Guys,

I have had a report come back from damp specalist stating tat my property I am buying needs a Chemical Injection.
The cost of this is £1595.


It also goes on to say that the property needs a row of drainage channels to parts of the rear and gable to allow surface water to run into the gullies. Cost £390

This report has been done for free (as if) by the sellers EA.

Should I accept this quote or get others in?

Also would you say its right that this leads me to negotiate the purchase cost?


Many Thanks
DJ Flame:beer:

Yes you can definitely negotiate the purchase cost (or ask them them to get the work done instead) but it might be wise to get your own quotes done first. I did this a few years back when there were damp/electrical/woodworm problems flagged up on a house I was buying.

Be prepared for the seller to refuse to drop the price though! You might have to tough it out and say that you're pulling out though. Depends how much you want the property really.

Can't help with the technical explanation re the damp though.

G_M

1st, a report by a damp proof company salesman (surveyor..!!) will inevitably recommend that company's damp proof solution.

2nd, damp is usually diagnosed using a mis-named 'damp meter'. These actually measure electrical current, not damp. Used in wood, which does not conduct electricity when dry, they DO show if the wood is damp. But used on plaster, brick, concrete etc, they can easily give a reading if the material itself conducts electricity, even if bone dry. More here.

...my property I am buying needs a Chemical Injection

Does it say why? I would want to know a LOT more about why this is needed. Is there an existing dpc? Is it faulty? Where? What is wrong with it? Is there evidence of damp? Diagnosed how - with a 'damp meter'? Is there evidence of damp inside (peeling /discoloured wallpaper or paint? damp smell? newly painted wall trying to hide evidence of damp? )

...and could lead to penertrating damp to those areas

How long has the ground level outside been "not the required 150mm below the damp course level"? If a long time, and it has NOT led to penetrating damp, then what's the problem? On the other hand if a new patio/drive whatever has only just been built, raising the outside ground level, then OK, maybe the damp has not yet had time to penetrate and become established.

Get an independant specialist assessment.

If this work is really needed, and you did not know about it when you originally negotiated the price, then yes, negotiate a price reduction. But if the seller does not believe it is needed and has lived there for years with no damp problems, he's unlikely to want to reduce his price!

dj_flame

Thanks very much for your responces.

I have managed to negotiate with the seller a 50/50 split. :j
She has agreed to lower her asking price by 1000 without any additional quotes. All I need to do now is ring round a few companies and get the job done a few hundred cheaper and I've saved a few quid.

Thanks again

DJ Flame :beer: