House survey results Damp?

mattk1234

So we have received our survey back with a few things that need looking at.

The main one is dampness which i hadn't visually picked up when i checked it out. Is there anything i can do to check this out further myself before getting specialists in? i.e anything worth looking for other than feeling the wall. They suspect its rising damp which wouldnt surprise as its 400 years old so i doubt has a damp course.

THe second thing was talk of roof needing replacing. they talk of looking in loft space that there was lamination on the underside of the stone slates.

I'm planning to go around again tomorrow with survey in hand and want to check these issues out.

I wondered with the damp thing could it just be because nobody is in the property or has been for a while .

I'm realistic about this house so don't want to just throw my toys out of the pram and demand a reduction in the price. i know its an old house, i know it has issues but clearly don't want a 10K bill for fixing damp if its not really a problem - just the survey meter going beep. surely every old house has a bit of damp?

Second thing and maybe more of a worry is drainage. I believe it runs off into some sort of soakaway. I lifted drain covers and see it going off site towards neighbours and i presume it turns towards the old toilet at the end of the garden where the soakaway will 'presumably' be.. the drainage is a bit of a worry to be honest. Any thoughts on what i could check about this. It's off site so not sure what i can physically do about looking at this.

Also any other suggestions for things i can do/ check out that i may have missed. I'm coming back equipped with ladder and torch and want to be very thorough!
loving mse.. and thanks for all the help thus far.

sandsni

I'm no expert, but from what I have read (and I've done quite a bit as I live in an old stone house), moisture meters used by surveyors etc. actually measure conductivity, so the results can be skewed by salts in the wall. If you didn't see or feel any obvious signs, even though the house has been empty, then I'd say it's unlikely there's a serious problem with damp. If you do decide to get an expert in, make sure they have no vested interest in finding damp (ie don't get a company that will profit by selling you damp-proofing or whatever). Most of what I've read about old houses would say that modern damp-proofing chemicals actually cause more damage to the structure of the house in the long term.

www.periodproperty.com is a good site for info on older houses. You might find more specific expertise on their forum.

tanjatucker

sandsni wrote: »

I'm no expert, but from what I have read (and I've done quite a bit as I live in an old stone house), moisture meters used by surveyors etc. actually measure conductivity, so the results can be skewed by salts in the wall. If you didn't see or feel any obvious signs, even though the house has been empty, then I'd say it's unlikely there's a serious problem with damp. If you do decide to get an expert in, make sure they have no vested interest in finding damp (ie don't get a company that will profit by selling you damp-proofing or whatever). Most of what I've read about old houses would say that modern damp-proofing chemicals actually cause more damage to the structure of the house in the long term.

www.periodproperty.com is a good site for info on older houses. You might find more specific expertise on their forum.

what s/he said ^^^^^^^^^^^^^^^
old properties and modern damp proofing solutions don't mix. old buildings were built to breathe and need regular ventilation (i.e. open the windows) rather than chemicals.
This may also be a useful read http://www.heritage-house.org/pages/managing-damp-in-old-buildings.html

vegasbaby100

I would echo the previous comments our last house was a 17th centry stone cottage and the readings were highbut luckaly for us their surveyor was good and explained the situation to them so did not cause an issue speak with your surveyor.

G_M

If a property is 400 years old and still livable, it must be doing something right!

Most properties that age had slate damp proof courses - mine does. Slate lasts for ever and works fine.

How was the damp diagnosed? With a damp meter? These are designed to measure electrical current in wood (if the wood is wet, it conducts electricity, if dry, it does not). If used on other materials (stone, plaster etc, the material itself may conduct electricity so give a 'damp' reading even if bone dry.

I'm not saying there is not damp - maybe there is. But equally maybe there isn't!

Does the property smell of damp? Is the wallpaper pealing? Is there wet/condensation on walls/windows? Can you see other signs of damp (mould etc)?

Read this for more.

Why does roof need replacing? Is water coming into the loft? If not, the roof is doing its job!

(tip - take binoculars with you and inspect the roof carefully from outside. Then look inside for damp/water ingress).

Can't comment on 'lamination', but if the slates are in place, not cracked/broken/missing, and keeping out the rain.......?

I don't understand your drainage concern. Soakaways are common. As long as the water is being taken away from the property..... all that happens is that you have a cheaper Water charge each year as you don't pay to discharge run-off into the public drains!

My house has this - the roof gutters discharge into a drain which takes the water 30 meters (down) from the house and just discharges into the front garden!

Nice cheap water bill!

mattk1234

Really useful stuff everybody many thanks. I am less panicky now. I suspect its just the meter measuring conductance and on plaster as 'floors were covered'... - I did check and it was not obviously there before. I will also look out for slate as a damp course as didn't know that was a building method.

the property doesn't smell damp, the decor is relatively new so wondered if it was covering something up. I will look very closely but i am thinking its scaremongering now.


Roof: well yes I don't think it needs replacing - my current house has stone slates (i'm in yorkshire) and surveyors said it needed replacing 5 years ago.. still fine and the 400 year house is in better condition. I'll go in loft and have a check

Drainage: Well its not just rainwater its also sewage that goes via some sort of pit and soakaway - i'm concerned because i don't fully understand the rights etc and haven't seen the condition of anything beyond the boundaries of the house. I think its at end of next doors garden - i think i'll knock and ask if i can go and have a look. Also slightly concerned about the legalities of that esp withe the EA but i have told my solicitor to check it out.

Anyway thanks all.. Very reassuring.

olly300

mattk1234 wrote: »

the property doesn't smell damp, the decor is relatively new so wondered if it was covering something up. I will look very closely but i am thinking its scaremongering now.

You are right to be suspicious of new decoration but many people watch those property programs which tell you to tart up a house before selling it. Alternatively the vendor's EA may have told them that 1970's decor isn't going to work on the modern house buyer.

G_M

mattk1234 wrote: »

Drainage: Well its not just rainwater its also sewage that goes via some sort of pit and soakaway - i'm concerned because i don't fully understand the rights etc and haven't seen the condition of anything beyond the boundaries of the house. I think its at end of next doors garden - i think i'll knock and ask if i can go and have a look. Also slightly concerned about the legalities of that esp withe the EA but i have told my solicitor to check it out.

Anyway thanks all.. Very reassuring.

OK - that's different. But still probobly fine.

Are you using a solicitor or DIY conveyancing? You (or he!*) need to check the rights.

My own property has exactly same set-up.

Neighbour has a septic tank in his garden which both our properties empty into. The tank stores the solids, whilst the liquids overflow out of it to a soakaway. The solids break down naturally over time, but we occassionally get the tank emptied and share the (£100) cost between us. Still much cheaper than water company sewerage charge!.

However, for peace of mind you should make sure that your property comes with rights to carry waste across his land to his tank, and ideally with a right of access (so that in the unlikely event of a repair being needed and neighbour being absent, you have right od access).

see:

http://home.howstuffworks.com/home-improvement/plumbing/sewer2.htm

https://forums.moneysavingexpert.com/discussion/comment/51025985#Comment_51025985

(* for discussion on 'he', read this post)

mattk1234

Some great stuff here - i really appreciate your help and taking the time to answer my questions.

I went for a look.
Part of the house is an extension (pre-listing) and it actually has a damp course (suspect its retrofitted as its that plasticy stuff you put in new builds) so its only the front of the house and part of the side without damp course. These walls were all fine and no evidence of damp.

The chimney breast at the sides though did feel damp ( the paint was speckled and rubbed off). The breast has a gas fire in at the moment and so is sealed off. we would intend to remove this and put in a log burner so i guess this would be good in terms of ventilation. Also thinking maybe the plaster needs to come off to reveal the original stone and that would also help. I've read some stuff that suggests its more likely condensation/ ventilation.

I had a look in loft space at roof. there was no evidence of it ever being felted and so presume never been turned. Torch off there was no obvious light coming in so no gaps. I have to say considering how difficult i found opening the loft hatch i'm suspicious whether the surveyor even looked.

The agent wasn't very complementary of him.

I'm happy to go with it anyway and think i've wasted my money on the survey.

The drainage situation apparently the other soicitor has all the details so at least i know there is some legalities there.

I'm paying for conveyancing so i've just told them to check it out.

All good and it was a beutiful day- birds singing - mile walk across the fields to the local country pub -i can't wait to move!:j

G_M

Get yourself a mountain bike - that mile will seem an awfully long way in winter... in the rain!

Good luck.

Fire_Fox

What type of survey, full structural? Did you seek permission beforehand for the surveyor to access the loft and lift carpets, ensure they knew this and there was a safe ladder? Are you assuming what has been done or have you clarified with the surveyor? Remember the surveyor works for you, the agent works for the vendor.

Not smelling damp is meaningless. Chimney could be full of old soot and other carp that has fallen down and is bridging the DPC, lack of ventilation can certainly be an issue.