Damp Survey or Quote?

FataVerde

Hi, my homebuyer survey found evidence of damp and recommended a full survey. Should I get a full survey or just a quote. The damp is visible although I managed to miss it on my very rushed visits because the area by the back stairs was incredibly dark and I focused on my feet and the stairs to avoid falling down the narrow stairs. Here's the report and pics:

"Evidence of rising damp and penetrating damp was noted to parts of the ground floor accommodation. This is likely to be caused by failure of the original damp-proof course (rising damp) and in addition possible blockage issues with the downpipe in this location (penetrating damp).  Evidence of dampness was also noted at the bulkhead over the rear stairs. This is likely to be caused by a leaking waste pipe. Repair of the waste pipe and redecoration is required and you should budget accordingly.

ACTION: Prior to legal commitment to purchase you are advised to arrange for a specialist company to make a full report on dampness throughout the whole of the property and to quote for any necessary remedial works and allied repairs to the downpipe that may be required."

canaldumidi

Rising damp? No.

Clear the gutters. Clean out the downpipes. Check/clear the drain where the downpipe goes into the ground. Clear the weeds/soil etc from the base of the exterior walls. Fix the leaking waste pipe. None of these jobs is expensive or difficult.

Also check the concrete path outside is not above the height of the damp proof course. If it is, dig out a section (6" wide?) along the wall and fill with gravel.

Wait for walls to dry out, rub down and re-paint.

Bit of DIY after you've bought and.... sorted.

Doozergirl

Ignore the bits about rising damp and damp proof course failures. 

The surveyor has given you the actual reasons for the damp - leaks.   Get quotes to fix the leaks, then let them dry out and make allowances for some normal plastering and redecoration.  

No damp proofing treatment is going to work as well as fixing the source of the leak.  

All that stuff against the wall should be removed and a water butt is not an appropriate route for getting rid of rainwater.  That also needs sorting.  What condition are the drains in?  A CCTV survey of the drains would be a very good idea. 

You can also see where the cast iron joins in the downpipes are leaking - corroded.  They could do with replacing.  

But if you stop the excess water you will fix the damp.  People who give low cost/free surveys will only offer to sell you a water soluble injected damp proof course (how can something waterproof be water soluble?) and a waterproof render on the inside of your house that doesn't fix the source only disguises the ongoing issue by putting a plaster over it.  

There are ongoing maintenance issues that need addressing.  Do those.

FreeBear

canaldumidi said: Wait for walls to dry out, rub down and re-paint.

But do be careful about the type of paint used. This is a Victorian (?) property with solid brick walls. Internally, it would have originally been plastered with lime and decorated with a limewash or distemper. Most modern paints will trap moisture in the wall which leads to the bubbling & flaking in the pictures.

Once penetrating damp from the leaking pipes has been fixed, rub down and look at using a clay paint or limewash. Steer clear of vinyl paints or you'll end up with the same problem in a few years time.

FataVerde

canaldumidi said:

Rising damp? No.

Clear the gutters. Clean out the downpipes. Check/clear the drain where the downpipe goes into the ground. Clear the weeds/soil etc from the base of the exterior walls. Fix the leaking waste pipe. None of these jobs is expensive or difficult.

Also check the concrete path outside is not above the height of the damp proof course. If it is, dig out a section (6" wide?) along the wall and fill with gravel.

Wait for walls to dry out, rub down and re-paint.

Bit of DIY after you've bought and.... sorted.

Apparently, the vendors had the gutters cleaned this past fall, but probably not the downpipe.

Mardle

I'm wondering where the stairs are in relation to the outside photograph. The white bit  at the lower right of the outside photo makes me think that could be the door at the bottom of the stairs. 

If I'm right then it doesn't surprise me that there is damp on the inside wall given the poor condition of the bricks & the downpipe

FataVerde

Mardle said:

I'm wondering where the stairs are in relation to the outside photograph. The white bit  at the lower right of the outside photo makes me think that could be the door at the bottom of the stairs. 

If I'm right then it doesn't surprise me that there is damp on the inside wall given the poor condition of the bricks & the downpipe

The pipe is right behind the affected wall by the stairs.

FataVerde

I'm now approaching my neighbour about replacing this and another pipe, the last two cast iron pipes. We have share of freehold with 50% each. Should be a shared expense? But how about the mould and damp inside, which is technically in my inside wall? The lease says we should each pay half to maintain 'drains, pipes, party walls," which are used in common by the two flats. And how about the second pipe, which is I think my waste pipe? It's on the outside of the building and I can't quite tell if it collects any of my ground floor neighbour's waste. It must because there are no other pipes that I can see. Thank you, all!