FTP level 3 Survey and Damp

bbbuyer

We FTBs are purchasing a 1930s 3 Bed Terraced (hasn't been very well maintained) that we are planning to do some live in refurb work, new kitchen, bathroom, take wallpaper etc. We are worried with the below as those costs and the disruption can balloon if timber joists timbers need to be replaced etc.

On the floors the Surveyor notes:

There is an outside drain that they noted it was green and could be overflowing.

"I used my damp meter on the timber skirting boards. No high/unusual damp meter readings were observed, but the uncovered timber floorboards under the stairs was damp. There is a risk is that the hidden timbers may be damp from too little ventilation (reported in section D4). I thought the suspended ground floor was compromised by debris in the subfloor air vent and the solid kitchen floor not having any ventilation, the area by the stairs was always vulnerable to dampness. You must make sure that the air vents are kept clean and free and not blocked. I suspect that the drain adjacent to theI suspect the drain adjacent kitchen flank wall may well be leaking under the kitchen floor. As a precaution it would be prudent to light the floor coverings lifted and inspect the hidden suspended timber floor joists and undersides of the timber floorboards for timber defects (wood rots, wood-boring insects etc). The extent of any damage is not known, but without an invasive inspection I am unable to verify. You budget for some unknown timber treatment/replacements. You may want to do these works BEFORE you commit to purchase. Further investigations are required by you" **Condition Rating 2**

  

"Currently, no high damp meter readings were recorded (except to the base of the kitchen units under the kitchen sink) and so I do not think this is a big problem."

This the picture of a damp reading *next* to the kitchen sink and washing machine (it’s an internal wall, about 1m away from the drain)

[https://pasteboard.co/661fyPDcdllR.png](https://pasteboard.co/661fyPDcdllR.png)

They also mention, which probably comes from the kitchen sink itself.

"At the time of my inspection, the cupboard under the kitchen sink was wet. You should budget to overhaul/repair or replace these old basic kitchen units."

  

On the Water Services section they note in regards to the pipes:

"I suspect that sometime in the unknown future, a leak will develop in the hidden to the hidden pipework. This can cause a lot of disruption and expense in trying to get access to the hidden pipe/s. Many of which are hiding within the building fabric of the property. The joints should be regularly inspected and repaired accordingly. This might be the cause of the dampness."

Finally on the drainage section **Condition Rating 3**

“I thought the flank kitchen drain was leaky. It had a cracked surrounds. The cracks were green, see photos. This photo suggests that the drain backs up slightly/ or even overflows. If the kitchen sump has not been cleaned, for a very long period of time; then it is likely/probable that the sump to the drain is blocked/partially blocked or cracked. Wastewater/rainwater could back up and leak under the floors of the kitchen/rear reception room. It is beyond my remit to check the sump, overflow etc. as specialist tools would be required. Currently, no leaks were observed during my inspection, but in the future, some leaks may be occurring hidden out of view occur. You may want to instruct a CCTV engineer to check this drain out to see if the drain/sump/overflow to the inspection chamber is integral. This would be prudent to complete these works BEFORE you purchase the property, soyou have a clear understanding the extent of any repairs to the underground drains. Further investigations are required by you."

We are just confused as water seeping into kitchen floor feels like something more serious than 2 (but obviously they are just speculating)

Other 3 flagged were old Windows, no fire doors in kitchen, patio doors, all the services, Gas, Water, Electricity.

He valued the house 12k less than what we are offering or about 2-3%

  

How bad are these? Is it worth getting an independent damp survey? CCTV Engineer? Just renegotiate?

Sorry for the long post. Thanks

propertyrental

Does not look serious to me especially as you are planning to put in a new kitchen so will be checking/changing all the pipework/under sink cupboards.

Clear the air bricks and get air flowing underfloor. No big deal.

As for "no leaks were observed during my inspection, but in the future, some leaks may be occurring"??! No one can predict the future!

FreeBear

bbbuyer said: This the picture of a damp reading *next* to the kitchen sink and washing machine (it’s an internal wall, about 1m away from the drain)

Damp meters of that type are next to useless in determining how wet a wall is. Used wisely, they can be used to identify areas that may have a problem. However, visual clues give a pretty good indication that this wall has suffered from damp - There is a zinc coated corner bead embedded in the plaster. This is rusting and staining the plaster. The damp may be from the washing machine, sink, or some other source. Once the kitchen has been gutted, it should be a lot easier to identify the cause.

As part of the kitchen refurbishment, I would recommend ripping out that rusting corner bead and replace it with a plastic or stainless steel one. Some plaster will be needed to make good the wall again.

Oh. and if that washing machine is running off an extension lead, don't do the same. User manuals specifically warn of the dangers of extension leads for a reason. And if it causes a fire, the insurer is unlikely to pay out.

BarelySentientAI

FreeBear said:

Oh. and if that washing machine is running off an extension lead, don't do the same. User manuals specifically warn of the dangers of extension leads for a reason. And if it causes a fire, the insurer is unlikely to pay out.

Yes, don't run a washing machine from an extension lead.

However, I've never seen an insurance claim declined because of it.  I've seem a lot where they paid out no problem.

BarelySentientAI

FreeBear said:

Oh. and if that washing machine is running off an extension lead, don't do the same. User manuals specifically warn of the dangers of extension leads for a reason. And if it causes a fire, the insurer is unlikely to pay out.

Yes, don't run a washing machine from an extension lead.

However, I've never seen an insurance claim declined because of it.  I've seem a lot where they paid out no problem.

FreeBear

BarelySentientAI said:

FreeBear said:

Oh. and if that washing machine is running off an extension lead, don't do the same. User manuals specifically warn of the dangers of extension leads for a reason. And if it causes a fire, the insurer is unlikely to pay out.

Yes, don't run a washing machine from an extension lead.

However, I've never seen an insurance claim declined because of it.  I've seem a lot where they paid out no problem.

There was a thread several years back of someone who had refurbished their kitchen. Whilst waiting for finishing touches & electrics to be completed, she used a washing machine (it might have been a tumble dryer) plugged in to an extension lead. House burnt down, fire brigade identified the extension lead to be the source. Insurance refused to pay up, and the manufacturer said tuff.

BarelySentientAI

FreeBear said:

BarelySentientAI said:

FreeBear said:

Oh. and if that washing machine is running off an extension lead, don't do the same. User manuals specifically warn of the dangers of extension leads for a reason. And if it causes a fire, the insurer is unlikely to pay out.

Yes, don't run a washing machine from an extension lead.

However, I've never seen an insurance claim declined because of it.  I've seem a lot where they paid out no problem.

There was a thread several years back of someone who had refurbished their kitchen. Whilst waiting for finishing touches & electrics to be completed, she used a washing machine (it might have been a tumble dryer) plugged in to an extension lead. House burnt down, fire brigade identified the extension lead to be the source. Insurance refused to pay up, and the manufacturer said tuff.

I can understand the manufacturer not paying out for it - especially if the extension lead was the cause of the fire rather than the appliance - but I'm extremely surprised that an insurer would get out of paying.  Unless it was the claimant had badly made their own extension lead.  Not rigidly following manufacturer's instructions isn't sufficient for negligence to decline a claim.  I'll have to do some digging for that thread and then ask some questions around the office to see if I can find any more out.

Manufacturer's instructions are full of over-the-top restrictions - many toasters say that you must be within arms reach at all times for example.

Also, Fire Service identification of cause is insufficient for insurance cases, wrong a decent proportion of the time, and a guess in many of the other cases.