L3 Survey - 2-bed Victorian Terrace (roof/damp)

berwick53

Hi, I got back the following L3 survey for a 2-bed Victorian terrace that, at first glance, appeared in a good state. I was expecting some damp in one of the bedroom but the rest went past my eyes!!

I'm leaning towards leaving this one ... would others proceed?

Thanks

Summary (with some bits removed)

It is often observed that properties in these areas commonly experience roof issues and dampness. Although the roof does not show any visible signs of leakage, it has undergone extensive patchwork over the years, maintaining the original structure instead of addressing the entire roof at once. This approach is likely due to cost considerations. The overall movement in the main house was better than expected. However, there is cause for concern regarding the thin construction and cracking of the outrigger Bathroom walls. This construction technique is of inferior quality and has recently been burdened with a heavy roof covering. It may not meet the requirements for habitable space, which can affect the property's valuation.

The dampness issue in the property is very severe and has resulted in the decay of timber components. The full extent of the damage can only be determined through a thorough inspection, but the presence of decay on the skirting boards indicates its spread to multiple rooms. Resolving this issue will be highly expensive as it appears to have affected the partitions as well.

• Movement to Bathroom wall (internally clad with polystyrene).
• Inferior half brick thick construction to Bathroom and gable end walls.
• Poor subfloor ventilation.
• Failed render to rear wall of Bathroom and Kitchen.
• Failed render roof and eaves detailing over exposed RHS wall above the valley.
• Sloping extension floor, creaking newer floorboards and dampness to timber floors.
• Rot and high moisture meter readings from stairs, timber partitions and skirting.
• “Rising dampness” to hallway, lounge and dining Room.
• Mould growth Bedroom 1.
• Penetrating dampness Bedroom 2 and chimney of Bedroom 1.
• Dampness to ceiling of understairs cupboard (near the bath).
• Wood boring insect.

Other Bits

During the investigation, the stair string was examined using a moisture meter, and the readings indicated an excessive amount of moisture. Based on these readings, it is likely that there is rot or decay present in the timber string of the stairs. This level of decay is not easily detectable visually, but if it is indeed occurring, it could lead to the failure of the stairs, resulting in significant expenses. Considering the existing dampness issues along the left-hand side (LHS) party wall, properly addressing the dampness will be a costly aspect of the project. It may involve removing the staircase, replacing the string, and reinstalling the staircase. This process will undoubtedly be expensive and cause significant disruption.

The overall internal decor of the property is generally acceptable, with a few exceptions primarily caused by dampness that has affected the internal finishes. Certain areas, like the Hallway, have been recently renovated, possibly with the intention of improving the property's marketability. However, considering the significant extent of dampness throughout the property, substantial remedial work will be necessary. This will entail comprehensive redecoration afterward, and the associated time and cost implications should be taken into account. The clean and well-maintained decoration is likely one of the appealing features of the property.

Upon inspecting the area beneath the stairs, we noticed that the skirting board was decayed. Additionally, we observed signs of wood-boring insect activity. The presence of small piles of frass indicates that the activity is ongoing.

thearchitect

Well, speaking as someone in the construction sector, this all sounds very loud alarm bells.

Before you get to the dampness, I suggest that you drill in to the comments regaridng the roof as it reads to me like a wanring that extensive work may be required there.

As for the dampness, I am afraid I do not understand some of the comments.  For example:

-   Assuming the property is mid-terrace then there should not be any penetrating dampness on the party walls, absent any problems at roof level.

- Rising dampness will, depending on soild conditions and masonry type, rarely rise more than 300mm above ground or solum level in the UK.  The first thing to do on encountering it is to reduce groundwater levels through improved drainage away from the building, not inject chemicals of doubtless long-term value.

-  Assuming that the stringer of the stair is damp then yes, that can be expensive to fix.  Is the stringer on an external wall though?

- Mould growth is never a good sign in an inhabited premises.  How visible is it?

berwick53

Thanks, yeah, reading the roof, it does sound expensive...

It is a mid-terrace property on a hill, so part of the LHS party wall is underground  (this is where the Stringer of the stairs is) so I presume it's a real pain to fix.

I did notice some minor mould in the master bedroom myself, and the surveyor found some hidden behind (what looks like fairly recent wallpaper) and odd bits here and there.

thearchitect

The risk is that the tanking, if any, on the section of retaining wall on the part wall has failed.   That would be expensive to fix.

FreeBear

Single brick thick gable & bathroom walls would be enough to put me off. With the extensive rot & active woodworm in the woodwork would seal it for me.

Unless this particular property is very cheap, and you have a lot of cash to burn, save yourself the headache and find a better property. This one is just going to be a money pit.