Damp issue right before exchange arghhh!!

MiniSis

Hi, before I start I know very little about DIY and the full information isn't available to me until tomorrow when I should get the Damp report back in the post. But just wanted some advice etc as I'm sure this is fairly common.

I am In The process of buyin a 1900s terrace. Survey came back saying "higher than normal damp readings on the ground floor level" so the estate organised for a damp company to go and do a survey. Afte chasing up today the state agent sounded quite flat and told me the report was in the post but the quote was for a couple of grand. He's told me he is getting another company to get another opinion on Saturday. I know this company is local and has done the damp on 2 people I knows houses.

Anyway, the property itself had no visible signs of damp that I could see (I've now viewed 3 times) and doesn't smell. However it has been vacant for a good few months with no heating etc on over the winter and I'm well aware of the awful rain we've had.

So I don't know the causes of the damp or exactly where it is just yet.

What are my options now? We were wanting to exchange on Friday although that has now been delayed. I don't think the vendor is going to be one to budge as they certainly didn't when I was offering on the house! I also know they have done nothing to the house since they bought it and although I got a good price I was aware of the work that needed doing (it's also not being bought rock bottom and needs a good 10k spent which I'll be soon slowly over the next couple of years) so a couple of grand on the damp needing doing now isn't helpful!!

ian103

or coukd it be a damp company drumming up work for themselves

MiniSis

Well this is why the estate agent said he was sending another company round to do another quote. A couple of grand to me sounds like a quote for a full dpc?

How can I be sure I'm not being ripped off by these companies as have been reading threads in here about damp!!

It's not a deal breaker as I've paid out £800 in survey/searches so I wouldn't pull out, not that I've told them that!! There is no retention on the mortgage offer for damp either, so it can't be THAT bad? Especially I'd an empty property doesn't visibly look damp or smell...

notts_phil

Right lets get one or two things straight

You dont get a damp company round to look at damp issues

Its a bit like having Harold Shipman coming to look after your own grandmother

Damp companies will also find damp, even in the middle of Dubai!

It really is nothing to worry about. If there is some damp and you are doing some work anyway you can reduce your costs by doing a lot of the prep work yourself. Buying your own injection gel and then having someone coming to plaster up/render afterwards.

Terraced houses of that age will always have the odd bit of damp, but they have stood for a long time so its not going to fall down.

Please therefore ignore the damp report. You can buy a damp meter from places like b+q to measure the damp levels if you are really concerned, but in all honesty they were not designed for this!

If you want some good advice, get over to https://www.diynot.com and ask on the building section:)


So please ignore the damp report.

sandsni

I found this website which has a lot of useful information on issues surrounding older properties (including damp problems).
http://periodproperty.co.uk/forum/index.php

If there are no obvious signs of damp and no smell, it may just be that the house needs a bit of heat, ventilation and tlc. You could try getting a survey done by someone with no vested interest like a chartered surveyor, rather than a "damp specialist" who may be making work for themselves. From what I can gather, some of the methods used to "damp proof" older houses actually end up causing worse structural problems later, so if any work is required, I'd recommend finding a builder or contractor who has experience of older properties (and references / examples of work to prove it).

MiniSis

Thank you I was certainly thinking that of course a Damp company will say this as they want the work I'd understand if the walls are mouldy etc!! I haven't paid for these surveys btw.

I suppose I don't want to get to December for example and the walls are soaking and the place stinks. The survey said their was no evidence of a dpc!!

Is it still worth negotiating on the back of the reports I get? So I can put it towards te work I will be undertaking with regards to damp issues?

I'm so clueless

G_M

Why are you relying on the estate agent to arrange this? He works for the seller NOT for you, and his interests are NOT your interests.

Get your own surveys / specialist reports done! But get them done by someone independant - not someone looking for work.

Damp is often found, esp in older houses, by use of so-called 'damp meters'. These are actually electrical conductivity meters, designed to measure electrical conductivity in wood. If they show an electric current, obviously the wood is damp (wood does not conduct electricity, but water does).

When used by surveyors, or so-called 'damp experts', on walls made of brick, plaster, or other materials, they can show a current because the material itself conducts electricity, even if bone dry!

So there may well be no damp.

However, as you have these reports, why not use them to ask for a reduction in the purchase price, buy the property, spend NO money on 'damp proofing', and live happily ever after?

MiniSis

Does anyone know how much a chartered surveyor would charge to look specifically for damp? I've paid £500 for the survey which was very non specific. I didn't get a structural survey.

Thanks, I am smiling a little now

notts_phil

MiniSis wrote: »

Thank you I was certainly thinking that of course a Damp company will say this as they want the work I'd understand if the walls are mouldy etc!! I haven't paid for these surveys btw.

I suppose I don't want to get to December for example and the walls are soaking and the place stinks. The survey said their was no evidence of a dpc!!

Is it still worth negotiating on the back of the reports I get? So I can put it towards te work I will be undertaking with regards to damp issues?

I'm so clueless

Yes definitely negotiate. You have nothing to loose. The walls wont be soaking in December and they wont be stinking. It really is nothing to worry about. You could have a bit of damp in a property for years and never really notice it

There may not be evidence of a DPC but that doesnt mean one doesnt exist. He just may not have seen the tell tale injection hole caps.

But there are other methods of DPC's such as engineering bricks/slate/plastic.

notts_phil

MiniSis wrote: »

Does anyone know how much a chartered surveyor would charge to look specifically for damp? I've paid £500 for the survey which was very non specific. I didn't get a structural survey.

Thanks, I am smiling a little now

that would have been a homebuyer. It may be worth asking him to come round and examine it in more detail for a very small fee.

Really dont throw money after this!.

MiniSis

Thanks G_M. Not too actually sure that your manner is necessary here! I have asked for advice. I have said this isn't a deal breaker and I haven't mentioned not spending money on damp proofing. I really don't understand some peoples attitudes at times!

But as for your scientific evaluation however, that is much appreciated