Damp found in Homebuyers Report

pandapeepers

Hi,
I'm a FTB and I've just got my homebuyers report back and wondered if anyone would be able to help.
Everything seems to be 1s except for gas/electric/boiler /central heating which got 2s but reading up on here that seems to be expected. There is one 3 as follows

"Tests were carried out at ground floor level for rising dampness and high moisture readings were detected to the internal faces on the front wall in the entrance hall and wc areas. The areas of damp were localised but significant.
Penetrating damp was evident to the chimney breast in the living room. There may be other areas.
This requires further investigation.
Instruct a Property Care Association contractor to examine ALL exposed interior wall surfaces incorporating remedial treatments as necessary. It would also be considered prudent to have the ground and upper floor timbers examined for rot and other defects.This should be undertaken prior to purchase.Condition rating 3".

So I understand it's advising me to get someone in to look but unsure exactly what the normal way to go about this is? Do I contact the estate agent and tell them? Do I share the report with them? Also if the person who looks at it says work is needed, should I pay or should it be split between me and the seller?

I have no clue about damp at all so if anyone has had something similar fixed how much was it?

Also the searches haven't been done or paid for yet, due to the sellers solicitors not getting a contract over to mine. Should I go ahead with them straight away or hold off until this is sorted out?

Thanks in advance for any responses!

flashg67

Don't know how old the house is, but some very useful info here and worth ploughing through IMO - http://www.heritage-house.org/

If you do get someone out to check, try to find and independent surveyor, even though it costs, rather than just a 'free' survey from a damp proofing contractor who just wants to sell you a damp proof course.

If work is needed, you could try to negotiate with the seller (via the agent) to have the work done before completion, or the price of the house reduced accordingly.

I have two Victorian terraces and the main causes of damp were penetration due to a blocked/rotten gutter and moisture being retained due to exterior cement rendering which were sorted quite cheaply wihout needing a damp proof course.

Edit to add - be aware, in old houses, even after treatment, it can take several weeks, even months to dry out.

G_M

Do NOT ask the estate agent. He works for and is paid by the seller. He puts his own interests first. He is NOT your friend.

Nor should you arrange a free 'survey' from a damp/woodworm company. You'll get a salesman who will (surprise!) find work that needs doing by his company.

Be somewhat sceptical of the results of the "moisture readings". The meters used are very unreliable and it is amasing that surveyors still rely on them. (see here).

Was there evidence of damp when you viewed (or when you next view)?
* damp smell?
* peeling wallpaper?
* cracked/peeling paint?
* mould on the walls?
* moisture on the wall?

Mr.Generous

doing a house with damp now, wallpaper was painted with eggshell, thick blown vinyl over lining paper. It had been stuck down with ready mixed paste I think, was a bu**** to strip. Point is there was no smell, no peeling paper. Damp readings were varied but high in places.
Going to have to take plaster off in the lounge, plaster with sand/cement/waterproofer and replace skirting. Its the only proper fix imo. We inject perma gard https://www.permagard.co.uk/4-x-aida-injection-cream-1-litre-cartridge-pro-gun-nozzle
Thats enough to do about 30-40 linear mtrs. You inject it into the mortar joints before you re plaster.
You have to use plastering sand & cement, normal gypsum plaster will draw moisture. Better to just fix it than spend years trying to cope with all the problems.

teneighty

G_M wrote: »

Be somewhat sceptical of the results of the "moisture readings". The meters used are very unreliable and it is amasing that surveyors still rely on them. (see here).

Not this old chestnut again. How do you suggest surveyors make an initial diagnosis of dampness without using a moisture meter? It is how the results are interpreted by an experienced operator that are important it is not a self diagnosing tool.

Jeff Howell has been widely discredited and yet people still keep quoting him. Why not refer to the British Standards Institute or the Building Research Establishment. Nope lets just take the word of a self publicist who is flogging a book and his poorly written newspaper column.

Also I never understand the advice to avoid damp proofing contractors and their free survey in this situation. Surely a free report showing thousands of pounds worth of work is quite handy to negotiate a reduction in the asking price? Once you have secured the purchase and know the worst case scenario then you get your independent survey which says it was just a leaking radiator all along. The advice you give is more suited to the vendor than the purchaser.

Mr.Generous

oh forgot to say, plaster only has to come off to a height of about 1mtr. Rising damp can't get above that.

pandapeepers

Ok good advice about getting a proper person rather than a sales person to look at it

I should have said the house is 50s so not new but not period either. I didn't notice any damp other than next to one window upstairs so not where it's mentioned in thr survey.

I guess I worried that it might mean there's a problem with the loo next to the front door as that's where he's saying about.

Sorry when I mentioned the estate agent I meant if have to talk to them about it to gain access to the property for the expert to go and look at it but I'm no sure if I need to share the report with them.

Davesnave

pandapeepers wrote: »

Sorry when I mentioned the estate agent I meant if have to talk to them about it to gain access to the property for the expert to go and look at it but I'm no sure if I need to share the report with them.

No, share nothing with the vendor's agent at this stage. It's enough to say that you wish to have the damp the surveyor identified looked-at by a specialist.

As this is a 50s house, one would expect there to be a DPC, so any significant damp warrants investigation.

If it looks like there will be significant expenditure, you can use the relevant parts of reports in negotiations over price, as you would probably be getting the work done after purchase. Don't rely on any vendor having work done, as you'll have no control over quality.

However, if the property is valued for mortgage purposes at the price you have agreed with the seller, you may have less leverage. Much depends on the local market and the extent of others' interest in the property.

keith969

teneighty wrote: »

Not this old chestnut again. How do you suggest surveyors make an initial diagnosis of dampness without using a moisture meter? It is how the results are interpreted by an experienced operator that are important it is not a self diagnosing tool.

Unfortunately therein lies the problem - how the results are interpreted. These meters measure electrical conductivity, which can be affected by many things, water being just one of them. And you cannot tell the difference between condensation caused by a cold wall and internal moisture content.

By all means get someone in but as mentioned you stand a good chance of getting someone trying to sell you a treatment that may not be necessary...

DRP

Get both - a chemical dpc company and a proper surveyor.

The company will give you a quote which you can use to negotiate the purchase price down.

You don't subsequently have to do the work, if the proper surveyor gives you an alternate plan to resolve the problem.

teneighty

keith969 wrote: »

Unfortunately therein lies the problem - how the results are interpreted. These meters measure electrical conductivity, which can be affected by many things, water being just one of them. And you cannot tell the difference between condensation caused by a cold wall and internal moisture content.

By all means get someone in but as mentioned you stand a good chance of getting someone trying to sell you a treatment that may not be necessary...

For probably the last 10 years the market leading moisture meters have dual detection. The pin probes for electrical conductivity but they also have non-invasive probes which use radio frequency to take an average reading to a depth of up to 19mm. This helps to identify and differentiate between surface condensation and dampness within the wall.

Of course an unscrupulous contractor can use the moisture meter to trick an unsuspecting customer and an incompetent or lazy surveyor could misinterpret the results but we really should stop this nonsense that moisture meters do not work. They are not perfect but in the hands of an experienced surveyor they will enable you to make a very accurate diagnosis. Further more invasive tests requiring drilling into the walls are then available if you need a more definitive diagnosis.

I will keep boring you with this stuff as long as people keep quoting Jeff Howell or others promoting their own business.