Damp

algray

So I'm a FTB with an aversion to risk it's believable, but I'm taking the plunge and looking to buy a basement flat which does have damp in it. Well, not just a little damp, but in every single room, as far as I can see.

The vendor's EA assures me the damp is covered under guarantee from the contractors, Kenwood, who I inadvertently also instructed to do a damp survey, which hasn't yet been completed. So it now seems they're coming in to confirm what works need to be repaired, and coming in again to give me a survey of what work needs to be done.

I wasn't satisfied with this though so I instructed a RICS Surveyor to do a building survey. He found damp in quite a few places according to his report (all of which are visible to the naked eye);

• Behind the bed together with some condensation.
• Above the skirting board next to the door to the rear terrace.
• Behind the dining table in the kitchen with some condensation
• Within the hallway cupboard
• Behind the sofa in the reception
• Next to the reception room window cill
• Above the double electric socket

"The damp readings were generally quite low, which is probably due to the central heating being on, reducing levels of moisture. There was no access behind the large built in cabinet in the reception room (which covers the whole party wall) or behind the kitchen base units to confirm if there are any further areas of damp."

I'm wondering if this is normal/acceptable, or if I'm just trying to convince myself that this flat is not a lemon. I don't think the surveys by Kenwood will convince me of anything, given they have a vested interest.

Can a basement flat with significant history of damp be put right? Walk away? Keep the faith and get an independent damp survey (knowing they too will not be able to access the kitchen base units or built-in cabinet)?

Mistermeaner

Walk away, or maybe buy - what values + discount are you looking at?

When are various survey reports due?

Too early to make decision as you dont yet have required info

G_M

This is a christmas joke yeah?

The damp is so noticable that you, a non-professional, FTB, could plainly see it.

In every room.

In a basement.

:eek: :eek: :eek: :rotfl::rotfl::rotfl: :eek: :eek: :eek:

Save your money. Cancel the surveys. Run.

algray

Kenwood are due to do my survey on the 5th Jan.

When I asked the surveyor for his opinion, he was quite upbeat that the damp wasn't extreme and that the flat was in generally good repair.

The flat was on at £700, reduced to £650 a month later. I then offered about £30k under. This is central London.

Lord_Baltimore

Hmm, does the flat have markings on the wall that say 'shallow end' and 'deep end'? You might be taking more of a plunge than you think.

You can fix anything at a cost but seriously, buy a drier place to live.

Mickygg

Damp is damp.

You say you are risk averse but you can't be if you are considering buying this with noticeable damp in all rooms.

Why pursue? Sounds like much tanking would be needed, much £££ and could come back.

As GM says, just run.

Mickygg

Just read your buying for £700k ish, so money can't be an issue. Just pay to have it all tanked, sit back and forever worry if it will come back.

phill99

You need to determne what kind of damp it is. Is it rising? Penetrating? Condensation? From the pattern you describe (ie behind furniture and in cupboards) it seems consistent with condensation - areas where there is minimal/no air circulation. If this is the case, it is normally down to lifestyle issues and can be addressed.

However, you need to determine the type of damp first.

ognum

Removing damp from a basement is very difficult, particularly if the exterior of the walls are surrounded by soil, the damp will simply penetrate unless the whole area is tanked and a sump pump system set up.

This is a difficult expensive fix, I suggest you walk away, that is what I would suggest to my family if they were to want to buy it.

Hoploz

Damp in a standard house I would investigate and take a view.

Damp in a basement flat I would RUN a mile!

Rambosmum

Walk, no run, away. Do not proceed with the survey and cancel any solicitors so as not to rack up any further fees.