Homebuyer report - risk of damp problems

rentalforever

Hi - I know this is somewhat contradictory to my username of "rentalforever" but I am now in the process of buying my first home and have commissioned a homebuyers report. There is one area of the report that is of concern but I want to ensure it's of a measured concern rather than overreaction.

The property is an end-terrace and situated on the side of a hill. What might normally be considered the ground floor is seen as a basement because the garden is actually on the 1st floor. But the front entrance of the house is on this ground/basement floor, but access to the garden is one floor up. So the other side of the ground/basement floor would technically be faced with the soil that's in the garden and I believe that means there's a higher risk of damp from this. The seller says there's a "full tanking system and sump pump". Is there a way for me to verify that these things have been put in, the homebuyers report didn't mention any of these things so I suspect they're buried somewhere and aren't visible? Do these things have a lifespan?

Report extracts - emphasis my own:
"Dampness is suspected to areas concealed by dry lining in the room and further specialist investigation including opening up is required."
Condition Rating 3

"Internal walls and partitions are of mixed solid and lightweight construction to a plastered finish.
Where accessible, moisture readings were taken internally and we found no sign of damp in this property. The internal walls have been dry lined, which could potentially mask dampness.
We noted indications of damp at a number of points within the property. We recommend a reputable firm who deals with the treatment of dampness is employed to inspect the property throughout. We suggest the firm who are appointed are a member of the Property Care Association. It is important the company employed should be asked to fully inspect the property and thereafter provide a report detailing evidence of dampness found, together with their recommendations for treatment and the likely cost involved. You should ensure all remedial work is carried out under a long term and meaningful guarantee. It should also be ensured if specified defective plasterwork is hacked off and re-plastered in accordance with the specialist firm's specifications, that the guarantee is not invalidated. We recommend a copy of the specialist's report be provided to us at which time we can give it consideration and make such further recommendations or provide such further advice as we consider appropriate.
Condition Rating 3.

Garage
The roof covering requires renewal, as there is water penetration to the garage from above, and timbers are starting to rot.
Condition Rating 3.

The flat roof covering of the garage is of glass reinforced polymer, (GRP). Such roof coverings should be professionally fitted and your legal adviser should therefore make enquiries into whether the covering was installed by a suitably qualified company and that an insurance backed guarantee is available. Water penetration was evident to the main ceiling timbers and the roof would appear to need renewal.
Condition Rating 3.

TamsinC

I wouldn't take any notice of this - they are just trying to sell you another expensive survey that will try to get you to do work that isn't needed. No damp was found in the house, why go poking around looking for damp that isn't there.

rentalforever

I always thought that damp was when you see mould or visible moisture patches on the walls where there's a leak somewhere or some other source of moisture. But they said moisture readings show no signs of damp. So would that have been a moisture reading from the air? I plan to call the surveyor tomorrow anyway but wanted to get this forums views as well.

SG27

Standard survey really. "There may be damp, get specialist report"

rentalforever

The statements about the garage timbers and roof seem definitive and serious. Could be costly to fix, but then if there's a leak in the garage and it doesn't really store anything valuable, should I be so worried or is it one of those minor problems that can develop into a big one if not fixed over time.

Badger50

I wouldn't worry about the garage - you can see exactly what the problems are there. I would be far more concerned about what might be lurking behind the dry lining. The report goes so far as to say that damp is suspected which is stronger language than they normally use for just covering their arts. The seller should be able to produce invoices and guarantees for the tanking and sump pump which will tell you when it was done and by whom. In the absence of satisfactory documentation this is one case where you really do need a specialist survey.

Doozergirl

rentalforever wrote: »

The statements about the garage timbers and roof seem definitive and serious. Could be costly to fix, but then if there's a leak in the garage and it doesn't really store anything valuable, should I be so worried or is it one of those minor problems that can develop into a big one if not fixed over time.

I cannot get my head around this board. The stock answer to any survey issue appears to be that it's standard. It isn't. Signs of rot are signs of rot.

I have renovated restored houses for two decades. If a surveyor says something is rotten, it is rotten.

I would also take extra care with sub ground-level rooms. They should be tanked properly. Dry lining can hide problems that will surface later. I would be interested in the exact make up of the walls.

Surveys are not statements, they are working documents aignposting you. I have zero faith in damp specialists, but I would definitely like to know how the existing wall is made up. It's the type of property that I would be wary of as it brings potentially expensive issues that don't exist above ground.

SG27

Doozergirl wrote: »

I cannot get my head around this board. The stock answer to any survey issue appears to be that it's standard. It isn't. Signs of rot are signs of rot.

I have renovated restored houses for two decades. If a surveyor says something is rotten, it is rotten.

I would also take extra care with sub ground-level rooms. They should be tanked properly. Dry lining can hide problems that will surface later. I would be interested in the exact make up of the walls.

Surveys are not statements, they are working documents aignposting you. I have zero faith in damp specialists, but I would definitely like to know how the existing wall is made up. It's the type of property that I would be wary of as it brings potentially expensive issues that don't exist above ground.

The rot of course you can see and is a problem that needs fixing.

They say there are no signs of damp but that you should still get a specialist survey, which makes this survey pointless. Its what they all say. There may an issue with x, there may be an issue with y there may be an issue with z. I could tell you that from here. Its getting to the point where no valuable information is provided.

Hoploz

I think I would try and have a conversation with the seller about the tanking, sump etc. it's entirely possible that there were issues in the past which they have rectified. If they have carried out the work then they will know about the warranties etc. This is an instance where attempting to get info by going between solicitors who prefer to pass on one word or sentence answers takes forever and achieves very little! Ask the EA if you can meet the seller at the property and he can show you himself. Then if you are happy you can ask your solicitor to gain confirmation in writing so it forms part of the contract.

SG27

Maybe check the building control section of the local council website, I would have thought that tanking of this sort would need building regs sign off?

rentalforever

The vendor has shared the guarantee and invoice documentation but not the full report as it's not clear what exact works were done. Two prices were quoted but the invoice doesn't match either of the quoted prices so I want to check if any compromises were made in what they commissioned.