Damp

lottie0311

OK,

So i'm selling my house at the moment at the survey has bought up damp downstairs.

Now, we have decorated about 15 months ago and not since, so i know the damp is not black. Im not scrubbing and it doesnt smell, but it showed on the meter.

there are a couple of spots where you can see salt, and in some spots, although it feels dry to touch, it is cold and paper is lifted slighty. there is no staining etc.

The buyer has now instructed a damp report and i am worried about the outcome.

My gut feeling is that it cant be that bad cos its barely noticeable, but i know nothing about damp. Im just feeling so down about it as we really have our heart set on our new place.

can anybody tell me anything about it and rough costs i can be thinking of in order to get it repaired?

i dont know if the property has a DPC, it is from 1920s, brick built.

thanks

lottie0311

18 views and no replies :-(

spannerzone

Well damp can be caused by many things, first thing is ventilation, does the kitchen have ventilation that goes outside (and not just a recirculating extracctor) , does the bathroom have extraction? do you dry clothes on the radiator or in the house?

Do you keep all the windows shut all the time? on the outside of the wall where it's damp is there a flower bed or raised ground that's higher than the damp proof course?

Are there airbricks outside around the house and if so are they clear of debris? did you have any wall insulation fitted? this has been known to cause damp.

The problem with mortgage house surveys is that they'll suggest a damp specialist who will almost certainly be from a company that provides damp solutions which usually means they'll be keen to sell a solution regardless of what's actually causing the problems - usually suggesting injecting liquids/gels to 'repair' the supposed failed damp proofcourse in your house along with the near complulsory replastering of waterproof plastic which masks the issues rather than solves them.

Sorry it's a long reply but there are so many variables with damp, my house has/had damp walls and since fitting some airbricks it seems better... plus the previous idiot owner wallpapered with a foil then wallpaper to try and hide the problem, sadly the foil meant the wall couldn't breathe so damp persisted!

This is some useful info: http://www.heritage-house.org/pages/managing-damp-in-old-buildings.html

lottie0311

Yes we do have the windows closed most of the time but there are vents. I'd understand more if there was black, or paper damp or bubbling but there's none of that, there's a patch in the front room and then dining roommbutbnothing major. Is it am expensive job to fix? The buyers are still willing to pay anything up to £1000 or its down to us x

tony6403

It's possible , but unlikely that you have cavity walls in a 1920's property.
Lack of ventilation could lead to problems with condensation but not usually what is commonly referred to as damp. Any condensation would probably show on a meter so might be interpreted as damp.
Any airbricks should be kept clear , but they are to vent a wooden floor structure and shouldn't cause damp brickwork.
Do you have any leaks on your guttering or fallpipes - any evidence of damp on the outside? Or as mentioned above has any soil or debris built up against the house walls?

lottie0311

No, no evidence of it outside at all, to me anyway. Like I say, other than one patch in the living rooms that is only noticeable when u look, there is nothing there! I wonder if its mostly condensation then? Any idea on cost?

lottie0311

Its is only downstairs and the floor is concrete if that helps...

dbramley

Hi,
Most likely the damp proofing expert will suggest a new damp proof course, removing 1 meter of plaster around the room and then replastering / redecoration.

Best estimate would be approx £1000 so if buyers are willing to pay then you should be fine.

Worst of it will be the mess - 1m of plaster removal is dusty.

lottie0311

yea thats what im dreading. buyers are actually a builder and this is why i know they will cost this kind of cost. I'd expect to be asked to contribute to anything over this amount.

They have sent me the report and it states "we suspect that the original blue brick membrane to be upgraded by the installation of a PVC membrane although this cannot be confirmed from visual inspection"

They have also put "meter readingintnerally show areas of rising dampness remaining to the front and rear chimney breasts with majority of walls to the rear dining room and kitchen. we recommend you obtain the advise of a damp proof specialist. no specific timber defects were noted at the time of inspection"

what is the £1000 quote for, just one room or ground floor? Our house is 2 rooms downstairs and long kitchen.

spannerzone

As I said earlier, a damp surveyer will find damp in any house, the fact that we breathe which creates moisture will create dampness!

There are many reasons why damp patches could occur as I've already said (and I'm no expert) but the fact is that most damp treatment companies will come in, state the damp proof membrane/course has failed, say it needs removing 3 feet of plaster and inject chemical dpm then replaster. Whether that really needs doing is another thing.

Personally if I were selling and the buyer was willing to do get the work done themselves I'd let them and give them £2k of the price (or whatever you deem fair) and let them have the hassle. The concrete floor could be an issue, where it meets the wall could cause ground water to be drawn into the skirting/plaster.

Although having said all that I don't believe rising damp exists per se, but damp issues exist and are usually properly solved by various methods other than injecting/replastering with water resistant plaster.

lottie0311

Thing is, with the buyer being a builder, I'm not sure if they'll accept us knocking down the price or actually want it doing. Their end of year is end of June so all I know is that they want completion before then.

The damp is hardly there, you can't see it by eye, it's just on the meter, without knowing that the meter hadpickedup damp, you would never know it was there. There's no paper ripping, no actual wet patches or black...