Surveyor says damp walls and floor

Quinndog82

I was wondering if anyone can give advice? Selling our 1900s mid terrace and surveyor from homebuyers survey says possible damp in downstairs rooms and floors. As far as we know there is no retention on the buyers side. We had damp course installed 7 years ago through peter cox who used chemical injection. We didnt use there plaster team so we know they will say guarantee wont cover if damp is found! We have never seen damp on any wall or smell but the person buying house has put offer on hold until damp survey!
Secondly how will we know if floors damp again no obvious signs through laminate. Will we have to rip it up? Not prepared to rip up yet as have 15 month old toddling around!
Any help advice grateful

kingstreet

If your buyer has got a contractor to report, chances are it will need a new damp course.

If an independent surveyor has been paid to inspect and report, chances are he will find the soil bridging the damp course, leaky rainwater goods etc.

kingstreet

One or two previous threads, the results of a quick search;-

https://forums.moneysavingexpert.com/discussion/comment/64496804#Comment_64496804

https://forums.moneysavingexpert.com/discussion/4840742

https://forums.moneysavingexpert.com/discussion/comment/63941858#Comment_63941858

https://forums.moneysavingexpert.com/discussion/4825016

https://forums.moneysavingexpert.com/discussion/4736613

kcseb

Is your house in an area with a buoyant market? And the bank has ok'ed the sale for them without retentions? If yes to both then you'll probably get away with saying 'no reductions'. Man all Victorian houses have damp, even the ones you spend a small fortune injecting a DPC, digging drains, etc.

A lot of the important fixes are cheap: clean the guttering so it doesn't overflow and soak the bricks, look at external ground levels.

Quinndog82

Cheers for the replies. We are getting peter cox to check the damp course as they did our damp course 7 years ago. We had 2 bids in 24 hours of going on market and somebody knocked on and wanted to offer after bid accepted. We already have offer on new house so cant afford to let buyer pull out! Sounds a silly question but damp should be noticeable on laminate floor and walls!?!

AdrianC

The buyer's surveyor has noticed a bit of damp. Not the greatest surprise in the world. What's the buyer said about it? Have they asked for a reduction in price, demanded you fix it? They've clearly not dropped out over it. Or are they fairly unbothered? Honestly, unless they demand you fix it or they walk - why are you doing anything? Even if they have, it doesn't sound like you'll have a great difficulty finding another buyer - and be open with them. "A previous buyer pulled out because his surveyor apparently found a little damp - but we've never had any problems or seen any symptoms at all" - then they've got no grounds to pull out over it.

Laminate floors are going to do a great job of hiding any damp under there, especially if there's a plastic sub-floor keeping it back.

DRP

if i were OP i would be very cautious about letting the buyer get a damp course salesman-surveyor look at the house. Ask them to get a report done by someone independent instead.

As others have said, most Victorian houses will make the 'damp' meter go PING - it doesn't mean they have a problem.

DRP

A chemical damp course company will give the buyer a price to sort out the problem they identify. The buyer will then ask for the price to be reduced.

Quinndog82

All the buyer has said is to get it checked by the company who fit the damp course as its under guarantee. She has put the offer on hold until results of damp come back. She is concerned to the extent of the damp and cost of repair. We are willing to negotiate once results are back if need too. If the floors need ripping up and walls hacked off then we wont do the work why we are there due to having 15 month.

ka7e

How did the surveyor find damp under a laminate floor? Are walls noticeably damp - staining, blown plaster etc? Rising damp as such, doesn't exist unless you are built over a watercourse! Dampness is nearly always a result of water penetration from other sources - split downpipe or guttering/ external soil level too high/ external brickwork damaged/ leaking pipes OR condensation due to poor ventilation. I have spoken to several builders and decorators in the past few months and they all say they are inundated with work due to the terrible weather we had last winter. Water has found it's way into houses that were previously sound and presumed watertight.

ka7e

How did the surveyor find damp under a laminate floor? Are walls noticeably damp - staining, blown plaster etc? Rising damp as such, doesn't exist unless you are built over a watercourse! Dampness is nearly always a result of water penetration from other sources - split downpipe or guttering/ external soil level too high/ external brickwork damaged/ leaking pipes OR condensation due to poor ventilation. I have spoken to several builders and decorators in the past few months and they all say they are inundated with work due to the terrible weather we had last winter. Water has found it's way into houses that were previously sound and presumed watertight.