Rising damp. A FTBs big problem or exaggerated issue?

Arthritic_Toe

Jasperella wrote: »

I've now seen the report from the surveyor and I feel so deflated. I feel like it's full of things like we couldn't asses this..but you should get it looked at..or your house will fall down.

Ok it doesn't say that but that's what I feel like after trying to take it all in this morning.

Re: the damp. It says
High damp meter readings were recorded throughout the ground floor as reported previously. The wall plaster in these areas is stained and some condensation was noted in the bathroom...
It is evident that that a damp treatment has been undertaken...[and failed]and goes on to say that these works are urgent.

btw, as for the exterior, the front of the house you can't see the brick work, im sorry I don't know what that's called the stuff that's covering it up?

I'll post some other things the surveyor wrote later in case any one can help me decipher if it's serious stuff or he's just covering himself.

And when I'm back in the UK next week I'll arrange to go see the property and the sellers again perhaps. Do they see s copy of this report too?

The stuff is called 'render'

From what you've said above, it doesn't actually state 'rising damp', it could be penetrating damp which is much more common, and often due to leaking gutters / downpipes etc.

AdrianC

The vendor won't see a copy of your surveyor's report unless you show it to them. If you're using it as a basis for renegotiating the price, you will want to do that, otherwise you're just making claims.

Has the surveyor actually down-valued it?

lewishardwick

I've watched a few videos by a chap called Peter Ward. Makes an interesting case for 'damp'.

https://www.youtube.com/watch?v=r8ix6jSqwKI

Seems to dislike 'damp meters' quite a lot!

oneburge

Trouble with damp meters is that they are not really calibrated for every type of material.

We had damp reported all over our 1700s property, some of which we've since diagnosed some of it we haven't. First thing to note is that older houses work by 'breathing' - namely water vapour is supposed to pass through the walls - by design. Your 1890s property may be the same.

The two other things which caused most of our damp was salt migrations in the plaster - salt attracts water vapour in the air so makes the wall damp. The other was a previous builder painting bitumen all over the original stone as an attempt to damp proof it. This inevitably failed in large patches and caused pooling of moisture.

None of that is terminal.

G_M

damp meters work by measuring an electrical current passing between the two prongs that are pressed against/into the wall.

The theory is that water conducts electricity, so a damp wall will give a higher reading than a dry wall.

Trouble is, other materials also conduct electricity, so if the brick, stone, plaster, wallpaper, whatever contains any material that conducts, you'll get a reading. Does not mean the wall is damp!

teneighty

A moisture meter is just a tool to help diagnose damp. Used on its own it cannot find damp but in the hands of an experienced surveyor and using both pin probes and non-invasive search mode (just pin probes alone is about 10 years out of date) plotting the readings across a wall can give a very good indication of any damp levels in the wall and by the pattern and location possible causes.

Likewise it can also reveal false indications if the pattern and spread of high readings is not consistent with the structure of the building and visual inspection. From this information and from visual inspection and years of training and experience a competent surveyor should be able to make a reasonably accurate diagnosis.

Sadly most of the Homebuyer type surveys are carried out by general practice valuers who lack the necessary training and experience hence you get the generic clause that a damp survey should be undertaken by a PCA member. But what can you expect if you pay peanuts for a survey.

Other more accurate tests such as a carbide meter or deep wall probes involve a good deal of damage and disruption which understandably vendors will not usually agree to so for now we are usually stuck with the moisture meter. Some surveyors are using thermal imaging equipment but it is too expensive for now to be used on basic residential surveys.

I've said before, I quite like Peter Ward but you have to remember he is selling his service just like the evil damp proofing companies are trying to sell theirs so you have to bear that in mind.

Jasperella

No your right it doesn't mention rising damp, yet he did over the phone to me.

Render! Yes thank you!

No the surveyor didn't down value, so I took that as a good sign. He called it a "reasonable purchase provided you are prepared to accept the and inconvenience and cost dealing with the repairs...that are quite common...and no reason why [wont be able to resell it].

So here are the main bad parts:

Outside
Chimneys 3 some weathered masonry and mortar pointing. Overhaul required

Main Walls 3 1) Rendered plinth and paint obscuring construction...can't confirm damp course. High damp readings throughout downstairs...serious...urgent

2) some localised repointing carried out which may be hiding something more serious

3) some bricks weathered, crumbling, spalling. The render finish on rear is damaged, loose etc. Repairs needed.

4) unable to determine if adequate provision made to support structure where a patio door has been installed. No signs of failure found though.

Inside
Floors 3 kitchen floor unlikely to have damp proof membrane. This would be disruptive and costly, but no significant penetrating damp found at this stage.

Electricity 3 consumer unit needs replacing

Gas 3 meter and stopcock in living room inboxed and improvements required. Installation appears in fair order.

In total I had 7 red, 7 Amber and 10 green parts I think.
He did put guttering loose and leaking in places and several down pipe joints leaking too, and mentioned asbestos, some ceiling sagging, superficial cracking and 2 timberlux Windows need replacing at some point. And that was about it for the important notable parts!

So any thoughts anyone?

Thanks for all the advice and help so far, really appreciate it :beer:

amandaxx1

I'm in a very similar situation to you so will tell you what we've done...

Me and boyfriend buying our first house, 3 bed semi, huge corner plot... Was on the market for 105,000. Old fashioned, lady been living in it for 60 years... She's already moved in to a bungalow. 1930s house.

The house has no gas supply to it yet, it has a solid fuel burner with a back boiler. We offered 102,500 to reflect cost of installing a new boiler and this was accepted.

We then had homebuyers report that showed various horrifying things and I was very worried. It basically took a lot of research, from sites like this and general Googling to work out what was critical and what was not picking. We viewed it again with a friend who is a builder who helped us decide what to do.

Damp was an issue on the report... This actually said "failed damp proof course and rising damp to the ground floor. The plaster was crumbly round the bottom of the walls. So I looked at mybuilder website to get find a damp proof company with decent reviews, for an opinion and quote so we had am idea what we were dealing with.

He came and turns out there is nothing wrong with the dpc, but an issue with a path built around then outside of the house which is too high. Needs storm drains an all damaged plaster removing. Quoted 3000 quid.

Along with some issues with the roof (which we also had a roofer look at and got another quote) we negotiated more money off the price of the house.

So the quotes are good to at least get an idea and go back to the seller with. However we will do more research and get more quotes when we're in.

Hope that helps,I know how you feel looking at a homebuyers report and panicking like hell. But all is not lost, do research and get advice.

Good luck!

Jasperella

amandaxx1 wrote: »

I'm in a very similar situation to you so will tell you what we've done...

Me and boyfriend buying our first house, 3 bed semi, huge corner plot... Was on the market for 105,000. Old fashioned, lady been living in it for 60 years... She's already moved in to a bungalow. 1930s house.

The house has no gas supply to it yet, it has a solid fuel burner with a back boiler. We offered 102,500 to reflect cost of installing a new boiler and this was accepted.

We then had homebuyers report that showed various horrifying things and I was very worried. It basically took a lot of research, from sites like this and general Googling to work out what was critical and what was not picking. We viewed it again with a friend who is a builder who helped us decide what to do.

Damp was an issue on the report... This actually said "failed damp proof course and rising damp to the ground floor. The plaster was crumbly round the bottom of the walls. So I looked at mybuilder website to get find a damp proof company with decent reviews, for an opinion and quote so we had am idea what we were dealing with.

He came and turns out there is nothing wrong with the dpc, but an issue with a path built around then outside of the house which is too high. Needs storm drains an all damaged plaster removing. Quoted 3000 quid.

Along with some issues with the roof (which we also had a roofer look at and got another quote) we negotiated more money off the price of the house.

So the quotes are good to at least get an idea and go back to the seller with. However we will do more research and get more quotes when we're in.

Hope that helps,I know how you feel looking at a homebuyers report and panicking like hell. But all is not lost, do research and get advice.

Good luck!

Thank you, reassuring to hear a similar story! I sat and made a list of things I need to look into, what quotes from independent specialists I might need and I'll go from there I guess!
I hope everything works out all right with yours!

oneburge

Taking the report at face value:

Jasperella wrote: »

Outside
Chimneys 3 some weathered masonry and mortar pointing. Overhaul required I'd hardly class this as surprising, and would ignore it

Main Walls 3 1) Rendered plinth and paint obscuring construction...can't confirm damp course. High damp readings throughout downstairs...serious...urgent Already discussed, there are many reasons for high damp readings. Not having a damp course would probably normal in a property of that age and it hasn't fallen down yet. I wouldn't be put off, but it depends on your appetite for risk

2) some localised repointing carried out which may be hiding something more seriousAnd it 'may' not. Posterior covering.

3) some bricks weathered, crumbling, spalling. The render finish on rear is damaged, loose etc. Repairs needed.In time probably. But it's an old house. To be expected. I wouldn't worry.

4) unable to determine if adequate provision made to support structure where a patio door has been installed. No signs of failure found though. *shrug*

Inside
Floors 3 kitchen floor unlikely to have damp proof membrane. This would be disruptive and costly, but no significant penetrating damp found at this stage.Not a problem now. Not sure it would be that costly to do depending on the kitchen size and your choice of flooring!

Electricity 3 consumer unit needs replacingI would do this in the first year. Nothing to panic about though.

Gas 3 meter and stopcock in living room inboxed and improvements required. Installation appears in fair order. *shrug*

In total I had 7 red, 7 Amber and 10 green parts I think.
He did put guttering loose and leaking in places and several down pipe joints leaking too, and mentioned asbestos, some ceiling sagging, superficial cracking and 2 timberlux Windows need replacing at some point. And that was about it for the important notable parts!

So any thoughts anyone?

Thanks for all the advice and help so far, really appreciate it :beer:

Just my 10p.