Minor damp issues: homebuyer report

andypandy86

Hi peeps

Apologies in advance for the long post!

In the process of buying a house (sold STC now) and before we move in I would like some feedback regarding our homebuyers report. The house is approx 100 yrs old and as well as ongoing maintenance issues, it identified some damp issues (see below). We were wondering if this was something we should be particularly worried about?! We did get a damp contractor in afterwards for a free survey but we are aware that these people make their living by finding work to do when perhaps there isn't much needed - we have included their recommendation beneath the survey snippets!

Cheers!

In the overall summary: "We found some minor issues damp at the property, which is not unusual for a property of this age and type"

More detail regarding outside: "It is unlikely that a dampproof course was provided within the main walls at the time of construction. There is some evidence of a historic chemical injection dampproof course to the side of the property. Brickwork below this level is commonly damaged by damp and frost"

More detail regarding inside: "Systematic checks for damp were made to the inside face of external walls, wherever possible, using an electronic moisture meter. Damp was recorded around both chimney breasts at ground floor level, together with some damaged plaster behind the log burner. You may wish to instruct a specialist contractor to undertake an inspection of the property and provide a written report and quotation for the work required"

Damp contractor recommendations: Hack of damp affected plaster to areas aboves and clean down brickwork. Install Dryzone damp proof course to base of walls and Re-plaster using a washed sand cement mix incorporating an approved waterproofing agent.Smooth plaster finish (cost of the works £1,050)

lxpeanut

It doesnt sound like something to be worried about but it is something you should look at getting put right. It will only get worse (and more expensive) if you dont.

SG27

I'm not sure that the recommendation from the surveyor is best course of action. He clearly states that previous injected DPCs haven't worked. Have a look at periodproperty.co.uk or heritage-house.org for some other solutions.

SG27

Oh also I wouldn't be too concerned about it either.

G_M

Not too worrying, but the damp proof company is failing to identify the cause of the damp, or cure it. They are just covering it up.

Is the chimney used? Has it got any rain cap on the top? Is the chimney pointing (cement between the bricks) in good or worn condition? What is outside that area of the wall at ground level?

andypandy86

G_M wrote: »

Not too worrying, but the damp proof company is failing to identify the cause of the damp, or cure it. They are just covering it up.

Is the chimney used? Has it got any rain cap on the top? Is the chimney pointing (cement between the bricks) in good or worn condition? What is outside that area of the wall at ground level?

The main chimney breast is used as it has a functioning log burner - nothing is outside on that wall

The second chimney breast is not on an external wall and the fireplace is ornamental/non-functioning

Regarding the chimney, the owner is having the following work sorted before we move in:

Works required: Remove existing chimney pots to side elevation roof area as required. Supply and fit 1 x chimney pot including a cowl compatible with a wood burner as required. Cap unused side of chimney as required. Re-mortar top of chimney area as required using black re-mix as required. Leave roof area secure and watertight.

Cause of damage: Wear & tear. Following inspection of the above property I found the entire roof to be in good general condition. The flashings to the side elevation chimney area have recently been renewed using rapid lead, although I did not complete this repair the remedial works have been competently completed.

Doozergirl

Then the damp is coming down the chimney, not up from the ground if this is the kind of work needed.

I really cannot get my head around how lazy and dense some surveyors are that they don't even suggest looking for the reason for the damp rather than getting a 'damp' specialist and not fixing the source problem but locking the damp in behind render instead. What happened to common sense?

lxpeanut

Doozergirl wrote: »

I really cannot get my head around how lazy and dense some surveyors are that they don't even suggest looking for the reason for the damp rather than getting a 'damp' specialist

mine suggested a few possible reasons ie problem with the damp course the fact the roof isnt steep enough on the small extension that has the utility room in which would have been an outbuilding when first built. But it was a homebuyers report so they werent looking deeper than the surface.

and not fixing the source problem but locking the damp in behind render instead. What happened to common sense?

That was the suggestion of the damp specialist wasnt it? They did suggest improving the damp course as well which I would assume addressed the underlying problem.

Doozergirl

lxpeanut wrote: »

That was the suggestion of the damp specialist wasnt it? They did suggest improving the damp course as well which I would assume addressed the underlying problem.

No, it wasn't. A DPC is designed to prevent water coming up from the ground in a capillary action. If there is water ingress from above, then it's not going to be stopped by a DPC!

In fact, it will stop moisture escaping out via gravity. If you then render the walls with impermeable render then the water is almost completely trapped. The moisture will appear as a new line of 'rising damp' above the render line, once behind it is saturated.

I've got it on a house I'm working on. One wall has three(!) DPCs. Evidence of damp above previous render line through the chimney breast. The house is huge, but we get up on a cherry picker and all of the back gutters are split behind the chimneys. It's just pouring down from above.

Resolution, replace the back gutters (and the roof actually). Hack back the entire wall again, dehumidifiers on to let it dry out for as long as possible before replastering.

Doozergirl

DPCs don't stop a good soaking from below, either. Find the root cause and fix it. There is always some anomaly causing it.

HPowell

Removing damp is very tough job and is impossible. But you can prevent it by implementing various measures like the first thing you will have to do is to know its cause . A proper ventilation will help to prevent damp and thus stop mould formation.