Damp in my 3 bed End Terrace

Teffidy

Hi,

I've just had my first damp expert come in to look at my property. Its a 3 bed end-terrace. He used the damp probe around the entire property and basically made that sucking in breath sound in each room and looked at me like I was unfortunate. He's said that every single wall in the property needs to be stripped and a damp course going in. He said upstairs needs stripping all the way up and downstairs up to 1 meter. The thing is I only noticed a few patches of damp in the kitchen (external wall) and hallway (again external wall). I'm just very worried that I'm going to be getting an extortionate quote now. How much would an average full damp course on a 3 bed end terrace be? I have other companies coming in the next week to check the property and want to be prepared, any advice?

TeamPlum

Imagine that, damp expert comes to property and finds damp.

I would look at those outside walls, guttering ok? Downpipes not leaking? Pointing in good condition?

Whats the ground level like on that external wall?

Lastly, make sure it's not just condensation.

Doozergirl

If there is no evidence of damp, it isn't there or it certainly isn't necessary to treat it.

Your house already jas a damp propf course of some descrition and it is unlikely to have failed. Your damp expert is a salesman.

The meter they use does not measure damp, it tests conductivity. Water provides that so it can indicate damp but can often just pick up a bit of condensation sitting on cold bridging, or even just moisture from recently drying clothes etc.

What we need to do is look at that area of damp in your kitchen. What are the walls made of - how thick are they and how old is that particular wall?

What is on the other side? The questions in the post above mine are relevant.

Take some pictures for us if you like. There is always a reason and it's usually visible and easily treatable without hacking all the plaster off your walls and rendering them.

Do not buy a full damp proof course where you cannot see the effect of damp.

bmthmark

I don't understand how these companies can get away with this. I can imagine a lot of people falling for this and spending thousands when in most cases a simple fix like guttering could resolve it.

Teffidy

I've checked the guttering and it looks a bit worse for wear at the front but i cant see any water trails down the walls. The house has been vacant for 6 months and we have recently moved in. We haggled a lot off the price stating the work needed. The front and back doors are in shocking condition where they have splits in them and don't meet the frame of the door in many places. Also, in our kitchen there was shoddy work done fitting a boiler and the pipes to outside were not sealed so you can see outside around them. Are these things that could cause wet walls inside? I'll check the pointing out. How can I tell its not just condensation? My little one is down for a nap shortly so I'll take some pictures and post them up.

Thank you to everyone for coming back to me on this!

Doozergirl

A house does get damp when it isn't lived in. Not visible bubbling of plaster etc but there will be condensation. It's quite normal. The walls cool down an awful lot, the temperature fluctuates with outside and isn't regulated, and ventilation isn't good when there's no movement taking place. You'll find that it should improve once the heating goes on and the walls start to warm up.

Wood is a natural breathing object and it will expand and contract with every single season. That will never stop. External doors are far more affected by conditions outside than inside.

WestonDave

Good ball park test for condensation or damp is to sellotape a piece of foil to the wall at a point where you suspect damp (dry the wall thoroughly first - hair dryer, fan heater etc). Leave it 24 hours and then take a look - moisture on the room side of the foil suggests condensation due to a cold spot - moisture on the wall side suggests damp coming from within the wall which needs investigating.


This time of year is a tricky time to be looking - we've had a warm summer so the air is holding a lot of moisture - and the overnight temperature has started to drop (condensation on car windscreens etc). That's ideal conditions for surface condensation which gets confused for damp.

tizerbelle

Perhaps you might want to talk to some independent damp surveyors - not tied to / employed by a company who would actually do the work. It won't be a free survey but may be worth it if it saves you spending hundreds or more unnecessarily

http://www.property-care.org/ - use the search option to find independent / freelance surveyors for damp control.

Teffidy

Thanks Tizerbelle, I'll try that

FreeBear

Teffidy wrote: »

I've just had my first damp expert come in to look at my property. Its a 3 bed end-terrace. He used the damp probe around the entire property and basically made that sucking in breath sound in each room and looked at me like I was unfortunate.

Oh dear..... Please have a read of this page - http://www.heritage-house.org/the-ping-prong-meter-guilty-of-fraud.html

How old is this property ?
Victorian with solid brick walls or a modern build with cavities ?

If there is genuinely an issue with damp, it is far more likely to be a leaking gutter, damaged roof tiles, or a buildup of soil above the damp course. Fix the draughts now, and keep the place reasonably warm over winter. Come the spring, take another look at any suspect damp areas. In all probability, there is no damp issues.

One more thing - If any of these "experts" recommend installing the Schrijver or Holland damp proofing system, kick them out either through a door or window.

J_B

Doozergirl wrote: »

Your house already jas a damp propf course of some descrition

Isn't that a bit of a sweeping statement?

I'm sure there are plenty of houses without damp courses.