Paint and/or technique recommendations to cover damp marks

BooJewels

I have an inherited property that I'm endeavouring to clear to put up for sale and it will be marketed as a development project.  It's perhaps the classic "worst house on the best street" so we hope the condition won't hinder a sale too much - when we get to that - and the price will reflect the situation.

The downstairs has been decently maintained, with recent replacement windows, new heating etc., but not so much upstairs - there was significant hoarding and little maintenance and my skill and limited budget are being stretched.  We've got one room reasonably clear and just want to make it presentable enough to be prepared to let people view it.  The estate agent saw it initially (when valuing for Probate) at it's very worst and said it just needed clearing enough to allow people to be able to get into the rooms to see their size etc., it didn't need to be made fully good, as we suspect this side of the property will likely be extended anyway.  I doubt anyone is going to buy it to live in straight away.

Having ripped all my old posters off the walls (I married nearly 40 years ago) it's evident that damp and cold have penetrated the very old wallpaper (possibly condensation too, I doubt the window has ever been opened) and I'd like some recommendations for some paint that might make this more aesthetically pleasing - it's a quick visual fix rather than solving a problem properly for long term.  I'm thinking that I might need to use something like a stain blocking primer on the outer walls with the worst staining and then emulsion over that and the other clearer walls (you can see on the chimney breast that it's not all as bad). 

I had Zinsser paint recommended a few years ago for something similar, but can't just recall which one.  One internal partition wall, that will almost certainly come down, is covered with bare hardboard, so the same paint to cover that too would be good - it'll brighten the room.  It already looks twice the size just by removing a skipful of stuff.

(the date is only on the photo as I'd just taken my meter reading photos)

flashg67

Probably Zinsser BIN that you're remembering. You'll need a lot for full walls though! It's possible that just emoving the paper then drying it out with a dehumidifier and/or venting and heating the room might help - the damp will show back through anyway unless it's dry

Doozergirl

Please just leave it. 

Surveyors pick up damp when there's none there.  A bit of Zinsser isn't going to prevent that happening when there is evidence.  

It's obviously a big project for someone.  Just let it be.  It's so unfair to try and disguise things.  

You won't get any more money for your effort and even if you do, they'll be renegotiating or pulling out after the survey.   Let the house speak for itself and choose a good estate agent to help
you get the best price.  

BooJewels

Thanks @flashg67 - looking at the Zinsser BIN, I see that it was Bulls Eye I was recommended before - I had the word 'target' in my head, so I was in the right ballpark. 

Yep, looking at the coverage, it would cost quite a lot if I needed a couple of walls-worth.  There is a dehumidifier at the property, maybe now the heating's coming on more, the posters are down, some drying might be enough for emulsion to cover well enough.  I don't really want to start removing wallpaper, time is of the essence (I don't live local to the property, so my time there has to be well spent) and a multitude of other reasons.

BooJewels

I must admit @Doozergirl that I'd been wondering the same - it's clearly a development project, so leave it honest and warts and all.  The EA/valuer wasn't at all worried by it - he was excited that it had original features like the original metal switch plates and bannisters.  The cosmetic work was as much for our benefit when working in it - I might have to sleep in that room when I get to the master bedroom I'm currently using.

Maybe some drying and sugar soap will be enough.

Doozergirl

BooJewels said:

I must admit @Doozergirl that I'd been wondering the same - it's clearly a development project, so leave it honest and warts and all.  The EA/valuer wasn't at all worried by it - he was excited that it had original features like the original metal switch plates and bannisters.  The cosmetic work was as much for our benefit when working in it - I might have to sleep in that room when I get to the master bedroom I'm currently using.

Maybe some drying and sugar soap will be enough.

It won't only be the valuer that loves it.  People will trip over themselves to buy a project house and the more period features, the better.  

People will pay for that, regardless.  

Honestly, save your time and pennies.   

BooJewels

Thanks @Doozergirl - I feel encouraged by your comments.  The EA kept saying that it 'had good bones' and that's what we feel.  It needs some TLC and could be stunning.  It's a 1920s detached house on a decent plot, with a sought after postcode.

There was a similar house of the same style and era on Escape to the Country recently that was a size bigger than 'ours' and had been done up very tastefully - with the spirit of the era maintained, but with modern touches and a very elegant end result.  I'd love to see something similar done with it - keep its pedigree.  We've already had one offer and a couple of other enquiries when someone heard it would be up for sale, but the offer was way too low, but at least we we know there's interest.

We're hoping that the current environment might actually help us, as it will be a chunk below the going price for the road, so people may prefer to reduce their initial outlay and buy a doer upper rather than a fully finished house.  It's tricky to price though as every house on the road is different.

neilmcl

BooJewels said:

Thanks @flashg67 - looking at the Zinsser BIN, I see that it was Bulls Eye I was recommended before - I had the word 'target' in my head, so I was in the right ballpark. 

Yep, looking at the coverage, it would cost quite a lot if I needed a couple of walls-worth.  There is a dehumidifier at the property, maybe now the heating's coming on more, the posters are down, some drying might be enough for emulsion to cover well enough.  I don't really want to start removing wallpaper, time is of the essence (I don't live local to the property, so my time there has to be well spent) and a multitude of other reasons.

BIN is oil based paint, Bulls Eye 123 is it's water based companion. They do go along way though, particularly Zinnser BIN.

Homer_home

If you really want to tidy it up just use oil based undercoat to cover the damp then give it a couple of coats of white paint 

However I would leave it , tarting it up will not increase the value and leave you out of pocket , whoever buys it will paint it to their taste anyway 

FreeBear

Doozergirl said: It won't only be the valuer that loves it.  People will trip over themselves to buy a project house and the more period features, the better. 

If there is lime plaster on solid brick walls, then don't go slapping oil based paints or modern vinyl on the walls - It will trap moisture, and when the PCA wallies turn up and stick their meters in, they will be falling over themselves to flog treatments for rising damp (yes, even upstairs). The buyers will then try to knock £10K, £20K or more off to cover the work.

Assuming lime plaster - If you want a quick "tart up" job, strip any paper off the wall, wash down with sugar soap and then give the walls a light coat of lime wash. The new owner can then decide what to do with the walls - If they want to keep the original plaster intact, they will thank you for the sympathetic paint job. If they are looking at gutting & modernising, they won't care.

BooJewels

Thanks for the additional suggestions - I don't really expect that wall to even remain, let alone the plaster - it's looking over a large double garage and it would make a substantial increase to the house volume if that were replaced with a two storey extension - it's also L shaped and this wall is the top narrow bit of the L, so again, any extension would be to this side of the house.  Blocking it out to the same footprint perimeter, would increase the volume substantially, without reducing the garden much.

I'm leaning more towards the clean and dry and leave well alone idea now.  It sounds like painting it might potentially do more harm than good.

What about painting the hardboard partition - suitable paint for that?  That will almost certainly come down, but lightening it would simply make the room look a lot bigger and brighter.