Survey highlights damp problem, but how should we proceed with this information?

The_Walker

So I did have a survey done on a property my wife and I are buying. It's an older property and the very -thorough survey highlighted many issues. But in particular it found damp on some walls, probably from a chimney stack. I have no idea how much this issue would cost to repair, but I would imagine a good few thousand pounds when you consider the scaffold etc.

We did get this property off the market for quite a good price I feel, and I'm wary of potentially losing it to another buyer if we scare off the seller. I'm not sure how to proceed? Have a specialist damp survey done and the costs estimated, then possibly push for money off the purchase price? Or accept the potential repair for the future and go ahead with the purchase regardless. 

The survey's overall opinion was it's a good purchase, should maintain it's value and these types of issues are common in older properties, so they're not telling us to run away. I imagine they're careful to cover their own backs too, encase someone tries to sue them later on.

Any thoughts? 

Thanks

babyblade41

If it's round the chimney area then pretty easily solved.. don't get damp "experts" in. Check flashing etc . Not an expensive fix and if price reflects some defects I'm not sure what you are looking for. Old houses need maintenance on a regular basis 

mi-key

It's pretty common for chimney stacks to cause damp on older houses. Normally it is leaking around the the top on the roof which then runs down the outside to the walls, either flashing or cracked mortar etc.... If this is the case then its a cheap fix. I would get a roofer rather than a damp expert and ask them to look around the stack, and also inside the attic where the stack passes through for signs of damp running down it.

Damp experts will tell you the house needs half demolishing and it will cost tens of thousands

If you are already getting a good price, and the survey generally says its a good buy, I would just go with that

FreeBear

mi-key said: Damp experts Salesmen will tell you the house needs half demolishing and it will cost tens of thousands

Avoid anyone with links to the Property Care Association (PCA) or any damp treatment company. They will tell you that the DPC has failed and that you have rising damp everywhere. They'll then go on to recommend "cures" costing thousands. You go ahead with the work, and in 10 years time have to call on another "expert" because damp is showing up again. More expensive "cures", rinse, repeat.

A DPC does not fail unless subject to massive amount of damage  It may crack in a few isolated spots leading to a finger or two of damp. Elevated ground levels outside and leaking gutters/downpipes are the usual culprits - Fix these, and much of the damp problems will disappear.

One site well worth a read - https://www.heritage-house.org/damp-and-condensation/managing-damp-in-old-buildings.html

EndlessStruggle

When my houses had damp issues the surveyor recommended a roofer, plumber or builder.

On one house the damp was caused by the roofing, guttering and a slow leak.

Once these were sorted the damp was resolved and it dried itself out.

Don't bother with the damp surveyor, ask someone who would need to fix the chimney issue to quote you.

When they find damp they are just finding moisture in the wall. Over a certain percentage is considered damp.

A lot of people when they get a "damp surveyor" in end up paying for ridiculous treatments to cover the issue until a building issue is found.