Sale fallen through due to 'damp'.

ohdearpuzzle

Hello,

We have just lost our buyers for our house due to 'damp' from the survey. We have lived in the house for 3 years with no damp issues at all and are astounded that meter readings are showing a damp problem. It advised all the usual hacking off plaster and putting a damp course in etc because there is 'probably' rising damp. Nothing showed up on our survey just 3 years ago.

The house is stone built with very thick walls. I have read lots about these houses being designed to 'breathe' by having lime pointing, coal fires and lots of ventilation etc. Could this be an issue?

The house has been empty for 3 months with no heating or ventilation. Could this be an issue?

We have just paid for a damp specialist to do a report. He has confirmed the high meter readings but is also surprised to find them as there are absolutely no signs of damp. No mould, no peeling paint, no skirting board issues, no damaged floorboards etc.

Does anyone have any experience of anything similar?

Thank-you.

Doozergirl

You'll get higher readings through condensation on the walls in colder weather. The walls cool down through lack of heating and therefore hit a temperature where water will condense.

The next buyers will be fine. Sometimes people are just jittery. Unfortunately for you, it's a lack of knowledge or any real interest.

Old houses with thick walls should really be left alone. Chemical DPcs can cause problems themselves. If there is no visible or tangible evidence, it isn't a problem. Scrape into the wall and then test what is behind for dampness.

G_M

The meters do not measure damp directly. They measure electrical conductivity.

2 prongs and an electric current is measured pasing along the wall between them.

If the wall is damp, yes, an electrical current will pass. If the wall is made from a material that itself conducts electricity, then you will also get a reading.

Or, as suggested, if there is condensation on the surface of the wall....

AlexMac

Agree with Doozergal; your buyers don't deserve to own a period stone-built house if they believe this so-called 'specialist's' sales-pitch for an inappropriate, ineffective (and possibly damaging) cure for alleged damp.

You could refer them to the SPAB site
http://www.spab.org.uk/
or to advice (which you correctly refer to) such as
http://www.homebuilding.co.uk/advice/existing-homes/renovating/damp

or you could suggest they buy a nice new build made of 'ticky tacky';
http://people.wku.edu/charles.smith/MALVINA/mr094.htm

Lets hope your next buyers have more sense and sensitivity to period features! Good luck

Hoploz

Do you think it might be an idea to have the heating coming on low for a while until the weather warms up?

DRP

I think the issue was an unheated house for 3 months.

Keep the heating on timed, especially the day if viewings.

ohdearpuzzle

Thank-you all so much. I will have a good look at those links, get the heating on and hope for the best- and new buyers!