We'd like to remind Forumites to please avoid political debate on the Forum... Read More »
PLEASE READ BEFORE POSTING: Hello Forumites! In order to help keep the Forum a useful, safe and friendly place for our users, discussions around non-MoneySaving matters are not permitted per the Forum rules. While we understand that mentioning house prices may sometimes be relevant to a user's specific MoneySaving situation, we ask that you please avoid veering into broad, general debates about the market, the economy and politics, as these can unfortunately lead to abusive or hateful behaviour. Threads that are found to have derailed into wider discussions may be removed. Users who repeatedly disregard this may have their Forum account banned. Please also avoid posting personally identifiable information, including links to your own online property listing which may reveal your address. Thank you for your understanding.
We're aware that some users are experiencing technical issues which the team are working to resolve. See the Community Noticeboard for more info. Thank you for your patience.
📨 Have you signed up to the Forum's new Email Digest yet? Get a selection of trending threads sent straight to your inbox daily, weekly or monthly!
Just discovered damp... what now?
Options

kingston15
Posts: 1 Newbie
I purchased a leasehold flat back in January (built 2000ish) and have been renovating it to sell. Works were due to complete this weekend.... but the builders just discovered damp all over one wall.
I literally have no idea what to do. My cousin is a surveyor and popped round this afternoon to confirm the worst, he's written a report out which I can send to the freeholders in the morning.
What I want to know is, now what do I do?! Am I liable for the costs or will it be covered by the freeholder? The flat is ground floor and it is an external wall but it's really damp the whole way through, I've taken the plaster off myself. The outside is rendered but it could be a pipe or guttering leaking from the flat/roof above.
Feeling rather overwhelmed and could do with any advice you have!
Many thanks
I literally have no idea what to do. My cousin is a surveyor and popped round this afternoon to confirm the worst, he's written a report out which I can send to the freeholders in the morning.
What I want to know is, now what do I do?! Am I liable for the costs or will it be covered by the freeholder? The flat is ground floor and it is an external wall but it's really damp the whole way through, I've taken the plaster off myself. The outside is rendered but it could be a pipe or guttering leaking from the flat/roof above.
Feeling rather overwhelmed and could do with any advice you have!

Many thanks
0
Comments
-
You need to figure the cause. There WILL be a cause.
Once you've figured the cause, then stop the cause. Let it dry. THEN redecorate.
Is it damper at the bottom or the top of the wall? Is there a gutter/downpipe outside? Is the ground level above the DPC?0 -
What does your surveyor's report say is the cause?
What does you lease say about responsibility for rectifying whatever that cause is?
We cannot read either document from here, so cannot advise other than to say..... read both documents!
This sort of thing is part and parcel of the business you are in. I assume you have a proper contingency fund for your business?0 -
shame the building insurance won't cover usually as they exclude anything which happens over time"It is prudent when shopping for something important, not to limit yourself to Pound land/Estate Agents"
G_M/ Bowlhead99 RIP0 -
Bought in January and only just discovered "damp all over one wall".
Has the damp only just appeared or are your builders blind?
Is it an external wall? Is there a kitchen or bathroom above? A gutter or drainpipe, or a soil pipe?
Have a think...0 -
kingston15 wrote: »... My cousin is a surveyor and popped round this afternoon to confirm the worst, he's written a report out which I can send to the freeholders in the morning.
...Am I liable for the costs or will it be covered by the freeholder? The flat is ground floor and it is an external wall but it's really damp the whole way through, I've taken the plaster off myself. The outside is rendered but it could be a pipe or guttering leaking from the flat/roof above.
Feeling rather overwhelmed and could do with any advice you have!Many thanks
Welcome to the world of property development!
I guess you've stopped panicking now?
Check your lease. In most of the leases I've ever had, responsibility for repairs has been clearly spelled out- even to the extent, sometimes by defining who (the "tenant ", i.e. leaseholder or the "landlord " i.e. freeholder) was responsible for what which levels of the internal and external structure ( in one case defining that internal plaster skim and decor on the walls were down to the leaseholder whereas the underlying cement render, block-work, cavity and external brickwork were down to the freeholder.
In practice, in a shared freehold (where we leaseholders all got on well together and co-operated as collective owners of the block's freehold) , our basement flat had damp-proofing paid from the communal shared sinking fund, just as one of the upper flats' dodgy gutter, loft insulation and roof leaks were remedied at collective expense.
And as regrds the cause of the damp; given that it can only be oneof (or a combination of) three causes:
1 - rising (possibly aggravated by damaged or bridged DPC)
2 - penetrating (whether from driven rain on an exposed wall, possibly aggravated by poor render or pointing or the mistaken application of cement render or seal to stop the wall breathing, dodgy gutters or downpipes, or even plumbing leaks from pipes, wastes, shower seals or washing machines ...)
or
3 - condensation (possibly aggravated by poor heating or inadequate ventilation, excessive moisture genration from wet washing or cooking, and especially problematic on cold external walls, or walls with inadequate or bridged cavity wall insulation )...
then ask your Cousin to do what he's supposed to be qaulified to do and identify the causes and remedies.
And whoever pays for it, it's no big deal only gonna be a few hundred quid and set you back a week or two if you swallow the cost yourself. A botch job would be to apply a waterproofed membrane or cement render to the wall before re-plastering? It will maybe take longer if you want to eliminate the cause and have a shyster Freeholder who doesn't play fair...
... but then your solicitor wouldn't have let you buy it as a money-making project if there was a cr4p freeholder, or unclear responsibility for communal maintenence, would you...?
Best wishes0 -
Was it covered in your survey when you purcahsed? if it is as substantial as you describe, you may have a case. Also is there any damp proof course etc? It may have a guarantee on it (I have certainly got work done when mine failed on this point)0
This discussion has been closed.
Confirm your email address to Create Threads and Reply

Categories
- All Categories
- 350.8K Banking & Borrowing
- 253K Reduce Debt & Boost Income
- 453.5K Spending & Discounts
- 243.8K Work, Benefits & Business
- 598.6K Mortgages, Homes & Bills
- 176.8K Life & Family
- 257.1K Travel & Transport
- 1.5M Hobbies & Leisure
- 16.1K Discuss & Feedback
- 37.6K Read-Only Boards