Survey and damp

TomTom19998

Hi all,

I live in a 1873 solid Yorkshire stone house. We have sold it and today they buyer had a homebuyers survey done. The surveyor mentioned to us that we have damp on our back and front walls at a ground level under the windows.

Now I've just done reading and consensus seems to be that with these old houses they "breath". It's been 3 days of driving rain and the walls have no symptoms of damp so my worry is this surveyor is going to say the house is damp but from what in reading this is just how this style of house functions.

Can anyone help? My first step was to start getting tanking quotes for the walls but now in thinking should I actually be doing that... Any help appreciated.

Mutton_Geoff

Your house has stood there for 150 years and you're worried?

EndlessStruggle

Damp doesn't automatically mean your buyer will pull out/ask for deduction.

My survey said damp in a few spots, still bought the house without asking for a deduction and fixed the damp issue as it was something easily fixable that actually needed fixing.

I would wait until they get the report before doing anything yourself.

They may want a damp specialist to look at it at their own cost.

I would direct the buyers to the same sources you found if they do query it.

TomTom19998

Mutton_Geoff said:

Your house has stood there for 150 years and you're worried?

I'm not but I worry my buyers might be. The issue is the survey is going to say there is damp..not sure how to combat that.

AlexMac

It might be worth drawing the attention of the buyers, via their solicitor of course, to the need to research the characteristics of old stone houses; especially as the knee-jerk reaction is to enagage a "timber and damp" specialist (aka salesperson) who will suggest totally inappropriate tanking, injecting, rendering, replastering,, etc.

Resources like 

https://www.heritage-house.org/damp-and-condensation/managing-damp-in-old-buildings.html

https://www.countrylife.co.uk/property/country-houses-for-sale-and-property-news/top-common-problems-in-listed-buildings-20659

youth_leader

.My 1847 house was sandstone, and the stone soaked up water like a sponge in the winter.  I didn't have a damp proof course, I doubt you'll have one either.

There are lots of reasons for damp, this website is excellent, good luck  - 

The Fraud of Rising Damp (heritage-house.org)

Mutton_Geoff

TomTom19998 said:

I'm not but I worry my buyers might be. The issue is the survey is going to say there is damp..not sure how to combat that.

Have you sold a house before or are you first timers? Advice? Sit tight and wait. Let your buyers make their own decisions.

FreeBear

TomTom19998 said: My first step was to start getting tanking quotes for the walls but now in thinking should I actually be doing that...

No. Please don't tank the walls. It will only push moisture up the walls and cause untold damage to the stone/brick. Once the next owner realises what a disaster it is, they will curse you for an eternity as they try to chisel the cement off.

If you are going to slap anything on the wall, lime plaster is the correct thing to use. It will allow the wall to "breath", and if there is any underlying damp, it won't turn to mush like a gypsum plaster would. Check your outside ground levels and guttering. Make sure there is no water splashing off the ground and soaking the walls. Perhaps consider installing a french drain next to the walls to help with drainage. Oh, and don't waste your money on injected chemical DPCs.

YoungBlueEyes

What do you know of your buyers? Are they young/ftb's? Or are they experienced buyers who know what they're doing and have picked your house because it's exactly what they want and they know what they're doing with it?

You may be worrying about something (tanking etc) that hasn't even crossed their minds....

TomTom19998

YoungBlueEyes said:

What do you know of your buyers? Are they young/ftb's? Or are they experienced buyers who know what they're doing and have picked your house because it's exactly what they want and they know what they're doing with it?

You may be worrying about something (tanking etc) that hasn't even crossed their minds....

This is their second place, the first was a flat. They are also from Italy originally so I am just not sure if there knowledge of older houses, what damp is etc is going to be up to it.

TomTom19998

Mutton_Geoff said:

TomTom19998 said:

I'm not but I worry my buyers might be. The issue is the survey is going to say there is damp..not sure how to combat that.

Have you sold a house before or are you first timers? Advice? Sit tight and wait. Let your buyers make their own decisions.

No this is my first time selling we have taken a bit to get a buyer which is why I am probably worried more about it than I should be given my lack of control in the situation. I just wanted to have an answer for them prior to them even receiving the survey responses.