House Purchase Survey says DPC required

noideapleasehelp

Full survey done on small 2 bed terrace circa 1910 saying rising damp due to no internal damp proof course in all rooms downstairs. Also identified wet root a foot of staircase and climbing. External damp proof exists and no comments on it's state, age or whether it's breached.

Recommended contacting experts and name given of firm which I contacted immediately for a paid survey and quote. They are a small family firm who only do damp-proofing. Awaing written survey results but told it will be 6k to fix the problem requiring, skirting remove, replastering etc.

Full RISC survey also pointed to issues with guttering needing cleaning, repairing, realigning and chimney needing repointing. Also mentioned that back of house rendering was needing repair in parts (but not whether lower level or upper level).

Advised chimney examination for ventilation. Currently, one in the lounge has a really old electric fire, the dining room a gas fire from eons ago. Surveyor did not state more than that.

I read a number of threads yesterday on this site about damp.

I'd like to contact someone who is totally independent and who can advise me about what is really causing the damp issues and potentially what work can / should be done. I was looking to contact someone who is a PCA surveyor.

However reading the threads it seems that even a PCA independent surveyor may not give impartial and considered advice.

How can I start searching for someone who will give impartial and considered advice?

Thank you for your help.

Furts

Before you start searching step back and ask simple questions - which you may already have done. So apologies if this is the case. In effect you are unhappy with the survey. You have paid for this, you are the client, so go back and question it. Ask was damp really found, where is the proof, ask why a particular company was named (commission?) and what is available in your area as an alternative treatment. A competent, genuine, experienced surveyor will have answers here.

Then ask what if the supposed damp is ignored? What if it is old damp and has previously been cured? Or what if you patch it all on a DIY basis? Or you get a bricklayer to cut out and build in engineering bricks?

Another way is to get a competent builder on board, ask what really matters, what is a genuine problem, then agree a procedure and cost to get matters rectified.

martinthebandit

noideapleasehelp wrote: »

Full RISC survey also pointed to issues with guttering needing cleaning, repairing, realigning and chimney needing repointing. Also mentioned that back of house rendering was needing repair in parts (but not whether lower level or upper level).



Thank you for your help.

I suspect some (most, perhaps all) of the damp problems (if there are any) will be cured by doing the above.

I also suspect that a firm that makes its money by treating damp will always find damp that needs treating.

Furts

martinthebandit wrote: »

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I also suspect that a firm that makes its money by treating damp will always find damp that needs treating.

My thoughts much like this. All round you need to adopt a questioning, and a lateral thinking approach to matters. A dpc exists externally, so it is bound to exist throughout the wall thickness. Even if you have early cavity wall construction there is no reason to think there is no dpc.

I do not understand why you there is no dpc under the internal walls downstairs unless these are not in contact with the ground, or partitions, or non load bearing or whatever.

There is damp visible at the stairs. Are these on the party wall and if so what exists on the neighbours wall? Have you looked into this?

You will get the idea - you have to analyse everything and not just listen to a damp proofing company who want to make money out of you. But if these companies appeal to you then ask how drilling a few holes, and injecting some solution coupled with minimal work such as removing skirting can justify a bill of £6000. Only you can answer this but based on the little information Forum users have to comment on this sounds like a grotesque con trick.

noideapleasehelp

Thank you all for your suggestions. Will carry out all of your suggestions including quizzing the surveyor for more info, plus I have got a builder going to look at it for me from his perspective. Furts thanks for all your comments particularly. no dpc internally was what the survey threw up. Yes, the wet root on the stairs is a party wall with the neighbour. When I viewed the property I didn't notice any obvious signs of damp. Clearly I didn't look hard enough. Going to ask EA if I can visit with the builder so we can compare what the surveyor and damp proof guys are saying.
Thank you both again.