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Buying a flat with penetrating damp

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Hi all,

I started purchasing a 2 bedroom flat that had been recently redecorated in October, place looked great, due to a bunch of holdups the survey didn't end up getting done until the start of Jan so we could get the purchase moving. The survey turned up penetrating damp in some of the rooms, I went round for a second look after this and damp patches are visible on the plastering.

It seems the seller hoped this would be sold before anyone noticed, quotes have come in at around £2500 to take back the plaster and replaster using damp proof plaster. I did query with a couple of the companies quoting that surely this would just stop the damp showing and not stop what was actually causing it. Both told me that it is simply due to the age of the building (pre 1900) and even if the walls were entirely re-rendered the nature of the construction means damp would always be an issue.

Sorry for that being quite long and meandering... basically I was looking for any opinions on these damp proofing quotes, Would this actually be a viable solution or am I just going to end up getting damp on other walls where it can't come through the areas that have had the damp proof plastering put up?

I've spent an evening on google trying to come up with an answer but am getting nowhere... any thoughts would be appreciated.

Comments

  • slopemaster
    slopemaster Posts: 1,581 Forumite
    Part of the Furniture 1,000 Posts Combo Breaker
    I wouldn't buy it
  • SG27
    SG27 Posts: 2,773 Forumite
    You need more info. I wouldn't discount the property totally though.

    Is the damp at ground level? I'm assuming it's ground floor? What are the walls constructed of?

    If there is penetrating damp there will be a reason. For example guttering leaking, damaged pointing or external ground levels too high. Old houses without damp proof courses were built to breath with breathable plasters so damp could evaporate out. Modern waterproof materials can work against this in some cases and trap damp. Have a look on https://www.periodproperty.com there's lots of useful info there.
  • G_M
    G_M Posts: 51,977 Forumite
    Part of the Furniture 10,000 Posts Name Dropper Combo Breaker
    edited 22 January 2015 at 11:01PM
    holyteej wrote: »
    Hi all,

    The survey turned up penetrating damp in some of the rooms, I went round for a second look after this and damp patches are visible on the plastering.

    quotes have come in at around £2500 to take back the plaster and replaster using damp proof plaster.

    Both told me that it is simply due to the age of the building (pre 1900) and even if the walls were entirely re-rendered the nature of the construction means damp would always be an issue.
    Did these companies by any chance provide a 'free survey'? Were they damp proofing companies, who make their living by.... installing damp proof courses and damp proof plaster?

    :rotfl:

    Age of the building is rubbish. there will be a fundamental cause of the damp, and fix that you fix he damp.

    If it is ground floor, most likely causes

    * ground level outside is too high (new patio/flower bed built up against the wall etc)
    * blocked external drain

    If top floor

    * blocked overflowing gutters/roof tiles

    If mid level

    * damaged pointing (the cement between the bricks)
    * cracks in render

    There are other possibiliies but most of these are pretty cheap to fix once you've identified them.

    'Covering up' damp is pointless.
  • Sorry I should have said, flat is a 2nd & top floor maisonette, guttering has been fixed within the 6 months
  • G_M
    G_M Posts: 51,977 Forumite
    Part of the Furniture 10,000 Posts Name Dropper Combo Breaker
    holyteej wrote: »
    Sorry I should have said, flat is a 2nd & top floor maisonette, guttering has been fixed within the 6 months
    Does not mean it did not get blocked with leaves in the autumn.....

    Roof? Wall render?

    Walls and roofs are designed to keep out the rain. Always have been. That was true 100 years ago as much as today (my house is stone, built in 1851). If the damp is coming in from outside, then the wall/roof is not doing its job for some reason. Fax that, not try to artificially 'barrier' the damp internally.

    Or the damp might originate inside of course......
  • OP mentioned render (on the outside walls presumably).

    Render can crack, letting damp in between the render and the brickwork. Then the brickwork can't dry out because the render prevents evaporation, so the damp penetrates the brickwork.

    Given this is a leasehold flat, it's unlikely that the leaseholder has the power to fix the external problem (though that depends on what the lease says -but most leases will make this the freeholder's responsibility.)

    Replastering again will be a waste of time and money.

    It's unlikely to be resolved in a satisfactory manner within a few weeks or months.

    Find another flat.
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