Damp found in Homebuyers Survey

FTB_Help

janoid19 said:

FTB_Help said:

janoid19 said:

camden_kid said:

janoid19 said:

camden_kid said:

I had a survey done recently and damp was mentioned. The place is a mess and I'm having it completely renovated. It looks it hasn't had much done to it since it was built in the 60s so I'm not taking any chances. I've arranged a damp survey with this company - https://www.alpinedamp.co.uk/. 

Unfortunately I am in Manchester and they don't cover that far although they look like a good option. I have booked mine in for Wednesday but I'll take everything people have said into consideration when the report comes back. 

There is no smell or sign of damp when I viewed so hopefully its nothing major.

Please give us an update as it would helpful to other folk.

Yes of course I will.

I'm hoping if its just minor it can wait until next year as I am planning to save for a new kitchen and the kitchen is where the damp was measured. Get it all done in one go.

I feel like i'm in the same place as you are too!
Seen your other thread on draft contract, also waiting weeks for the draft contract arrrg!
My survey results showed some low level damp in some rooms, and rising extensive damp in the kitchen (can see small damp patches in this area), I messaged my surveyor on expected damp remedy costs and he said £1k-£2k.
Would love to hear what your outcome is too

Yes its very frustrating isn't it. I received my contract over yesterday from my solicitor but the purchase price is wrong so we are waiting for the vendors solicitor to correct this. 

I'll let you know how mine goes tomorrow.

God! Good luck on the contract, just chased for ours too.
I spoke to our surveyor who was actually really great and gave a bit more explanation and rough estimate of costing on issues. Would recommend to go back and ask more questions to your surveryor too, they might help ease the uncertainty you might be feeling after getting the results back, I know it did help me.
Like most people here say, don't be too put off by damp issues, if you managed to get the property lower than the asking price (and the valuation is all fine) and structurally everything is good, then factor this in before walking away over damp issues, which could be a fairly easy and "cheapish" fix.
The way were looking at it is, is our place has great potential, got a decent amount off the asking price (£25k), valuation went through fine, so are "happy" to deal with the damp issues when we move in

janoid19

FTB_Help said:

janoid19 said:

FTB_Help said:

janoid19 said:

camden_kid said:

janoid19 said:

camden_kid said:

I had a survey done recently and damp was mentioned. The place is a mess and I'm having it completely renovated. It looks it hasn't had much done to it since it was built in the 60s so I'm not taking any chances. I've arranged a damp survey with this company - https://www.alpinedamp.co.uk/. 

Unfortunately I am in Manchester and they don't cover that far although they look like a good option. I have booked mine in for Wednesday but I'll take everything people have said into consideration when the report comes back. 

There is no smell or sign of damp when I viewed so hopefully its nothing major.

Please give us an update as it would helpful to other folk.

Yes of course I will.

I'm hoping if its just minor it can wait until next year as I am planning to save for a new kitchen and the kitchen is where the damp was measured. Get it all done in one go.

I feel like i'm in the same place as you are too!
Seen your other thread on draft contract, also waiting weeks for the draft contract arrrg!
My survey results showed some low level damp in some rooms, and rising extensive damp in the kitchen (can see small damp patches in this area), I messaged my surveyor on expected damp remedy costs and he said £1k-£2k.
Would love to hear what your outcome is too

Yes its very frustrating isn't it. I received my contract over yesterday from my solicitor but the purchase price is wrong so we are waiting for the vendors solicitor to correct this. 

I'll let you know how mine goes tomorrow.

God! Good luck on the contract, just chased for ours too.
I spoke to our surveyor who was actually really great and gave a bit more explanation and rough estimate of costing on issues. Would recommend to go back and ask more questions to your surveryor too, they might help ease the uncertainty you might be feeling after getting the results back, I know it did help me.
Like most people here say, don't be too put off by damp issues, if you managed to get the property lower than the asking price (and the valuation is all fine) and structurally everything is good, then factor this in before walking away over damp issues, which could be a fairly easy and "cheapish" fix.
The way were looking at it is, is our place has great potential, got a decent amount off the asking price (£25k), valuation went through fine, so are "happy" to deal with the damp issues when we move in

I did email some questions over to the surveyor but I haven't had a response yet so hopefully he will get back to me. When we viewed the house it didn't smell of damp nor were there any signs and from the report its just one wall in the kitchen so I'm pretty positive I don't want to walk away (answering your questions makes me even more certain so thank you), just want to get it checked.

Our valuation through the mortgage company went through fine and apart from this damp issue the report was pretty good (the odd easy fix here and there) so fingers crossed its nothing serious!

FreeBear

LadyDee said:  Internally the plaster should be removed to a height of about 3', the brickwork allowed to dry out before replastering, replace old skirting. 

Skirting only needs replacing if it is rotten. Plaster can stay on the walls unless it is blown (a possibility with lime) or turned to a mush - The latter is possible if it is gypsum that has suffered from damp over a prolonged period of time.

Removing perfectly good plaster to 1m (or 3') is just making work for the sake of it.

LadyDee

FreeBear said:

LadyDee said:  Internally the plaster should be removed to a height of about 3', the brickwork allowed to dry out before replastering, replace old skirting. 

Skirting only needs replacing if it is rotten. Plaster can stay on the walls unless it is blown (a possibility with lime) or turned to a mush - The latter is possible if it is gypsum that has suffered from damp over a prolonged period of time.

Removing perfectly good plaster to 1m (or 3') is just making work for the sake of it.

The plaster is obviously damp otherwise the surveyor would not be getting damp readings.  No point in half-doing the job, as replastering that area would add little to the overall cost. Replacing the skirting is belt & braces, at least the buyer would know that everything had been properly dealt with.

FreeBear

LadyDee said: The plaster is obviously damp otherwise the surveyor would not be getting damp readings.

But is it...?

If the surveyor used one of those pointy damp meters, the readings are only valid on untreated wood. Used on anything else, and the readings are unreliable at best - The type of material, surface coatings (paint, glues, etc), salt contents, and even the time of day will all affect the readings. About the only way of ascertaining a reliable measure of damp is to take a sample of the material and insert it in to a carbide meter. Most surveyors will not have that type of equipment, and taking a sample is destructive.

In severe cases of damp, there will be visible evidence such as discolouration of the walls, peeling wallpaper, bubbling paint, or rotting woodwork. But in these situations, one doesn't need a surveyor to tell you there is a damp problem.

camden_kid

FreeBear said:

About the only way of ascertaining a reliable measure of damp is to take a sample of the material and insert it in to a carbide meter.

Would a damp surveyor do that?

janoid19

So just a quick update for anyone interested.

The damp report said due to the age of the house, its still likely to have original stone floors and this type of floor wasn't constructed with a damp proof membrane and there is no barrier where the floor meets the walls to prevent moisture tracking up the wall.

They recommend 'removing skirting boards in the affected area. Plaster affected by moisture should be removed up to a line not less than 300mm above the detectable lines of dampness (approximately 1m from the floor) and replaster leaving a bridging gap'

He marked on a floor plan 2 small areas that needed doing and 2 areas to keep an eye on. He estimated £500-£600 which I am more than happy with so overall great service.

FTB_Help

janoid19 said:

So just a quick update for anyone interested.

The damp report said due to the age of the house, its still likely to have original stone floors and this type of floor wasn't constructed with a damp proof membrane and there is no barrier where the floor meets the walls to prevent moisture tracking up the wall.

They recommend 'removing skirting boards in the affected area. Plaster affected by moisture should be removed up to a line not less than 300mm above the detectable lines of dampness (approximately 1m from the floor) and replaster leaving a bridging gap'

He marked on a floor plan 2 small areas that needed doing and 2 areas to keep an eye on. He estimated £500-£600 which I am more than happy with so overall great service.

Good to hear, hope the rest of the purchase goes well

FreeBear

janoid19 said: They recommend 'removing skirting boards in the affected area. Plaster affected by moisture should be removed up to a line not less than 300mm above the detectable lines of dampness (approximately 1m from the floor) and replaster leaving a bridging gap'

Did he give any recommendations as to the type of plaster ?

They usually say something along the lines of "waterproof render & plaster). What they don't tell you is that it only masks the problem for a few years, and then damp pops up around the patched areas.

IF the plaster does need to come off, use a pure lime plaster (no cement, no gypsum) which is much more tolerant of damp and more in keeping with the age & construction of the property. Gypsum plasters (the pink stuff like Thistle Multifinish) are water soluble and will turn to mush if subjected to damp. Lime plaster does not suffer from this problem..

Unicorn_cottage

How old is property?