Survey and damp

youth_leader

Get digging around the front and back windows and remove any earth/plants that are banked up against the wall.  Are you sure all of your airbricks are clear? 

TomTom19998

youth_leader said:

Get digging around the front and back windows and remove any earth/plants that are banked up against the wall.  Are you sure all of your airbricks are clear? 

Air bricks are 100% clear at the front (I can feel a force 9 gale in the basement) but the back is more interesting. It has obviously at one point been suspended wood floor but now is cemented in, so the airbricks on the back wall go nowhere. Also interestingly or at least I think it is, there appears at some point to have been a DPC done on that exact wall I can see the drill holes, obviously done nothing.

Picture of the back wall attached. You will notice the second airbrick closest the door has a cable running in from that air brick to the door it is like an old coal shoot in the basement which is still there everything left of it is cement. Actually, in that shoot bit there are 2 very short floor joists (about 2 ft each) which are also damp.

Also, you can see where it's been put back together (its had historic subsidence) I suspect the mortar used between the bricks is the cause of the damp as its not "breathable".

Mutton_Geoff

That patio has been built up too high. I'm surprised your porch area hasn't flooded. I'd dig all that out down to 30cm or more and sort out some way to get the water away from the house (french drains, soakaway, gravel path etc).

But then again, if you're selling, it's not your problem. I think you'll find the Italians might know a thing or two about old buildings, have you been to Rome? 

TomTom19998

Mutton_Geoff said:

That patio has been built up too high. I'm surprised your porch area hasn't flooded. I'd dig all that out down to 30cm or more and sort out some way to get the water away from the house (french drains, soakaway, gravel path etc).

But then again, if you're selling, it's not your problem. I think you'll find the Italians might know a thing or two about old buildings, have you been to Rome? 

That tower though! they must be a tad worried about subsidence no? these are fair points though, the patio I agree is too high the previous owner going by the ankers on the wall used to use it as a motorbike store and made a ramp up to the patio. In short none of it is ideal but I likely will need to take the least costly option.

Funny thing is we have planning permission to extend right out from there to come inline with the kitchen on the right, the buyers might even be doing away with that entire wall.

Mutton_Geoff

As I said, do nothing and wait. I'm not a poker player but if your buyers get a sniff that you are nervous or concerned about the deal, then standby to be beaten down on price. If they plan an extension, they might not give a hoot. If you're in England, your house has not "sold" until you complete. Just view your current offer as one of many on the long & bumpy path to getting the house sold to the next owners. Reading between the lines, you are throwing everything (mentally) at this offer.

FreeBear

TomTom19998 said: there appears at some point to have been a DPC done on that exact wall I can see the drill holes, obviously done nothing.

Oh dear.... That probably means the obligatory waterproof render/plaster has been slapped on the wall inside. Is the plaster on that wall a pinkish/brown colour, possibly with a horizontal line 1-1.2m off the floor ?

TomTom19998

FreeBear said:

TomTom19998 said: there appears at some point to have been a DPC done on that exact wall I can see the drill holes, obviously done nothing.

Oh dear.... That probably means the obligatory waterproof render/plaster has been slapped on the wall inside. Is the plaster on that wall a pinkish/brown colour, possibly with a horizontal line 1-1.2m off the floor ?

Actually not sure. I know that as we had the walls replastered about 10 years ago and there was no mention of damp so it was just as we understand it normal plaster... although could be wrong! The horizontal line would likely sit right under the rail inside the house so no line is visible but doesn't mean its not there. It would also make sense as there is no signs of damp inside the house at all.