How to tackle this?

Sekekama

Hi, 

I'm looking for some opinions on best way to tackle this.  

My homebuyers survey (February) suggested it's rising damp caused by a partially bridged dpc. 

It's not gotten much worse since February (albeit it's now summer). 

I'm thinking of the below options. 

1. Get a damp proofer to tank the internal wall and check the sub-floor for adequate ventilation from air vents. 

2. Get a drainage expert to install a french drain across the edge of the house, and have air vents looked at. 

3. Lower the entire grounds level and have air vents looked at. 

Out of them 3 options which is the best way forward? Any opinions appreciated

HampshireH

That report says no signs of external damp but the photo you have posted looked like a large damp area on the pebble dash on the side. Is that directly above that ineffective airbrick?

It's not uncommon for cracks in render to let in water and trap it but equally the cavity could have all sorts of rubbish in it causing bridging.

You could get an inspection of the cavity done.

I'd be surprised if the seller will let you take up the floor for inspection unless you mean after purchase 

Sekekama

HampshireH said:

That report says no signs of external damp but the photo you have posted looked like a large damp area on the pebble dash on the side. Is that directly above that ineffective airbrick?

It's not uncommon for cracks in render to let in water and trap it but equally the cavity could have all sorts of rubbish in it causing bridging.

You could get an inspection of the cavity done.

I'd be surprised if the seller will let you take up the floor for inspection unless you mean after purchase 

Hi thanks for your input, it's not directly above the air brick but nearby, there's some marks on that side and the damp/condensation is on the inside wall directly opposite. I'm completing on the property this week it's summer so I need to get it sorted. I'm none the wiser what's causing it 

FlorayG

Does it have cavity wall insulation? If this is badly done it could cause all of those problems

Sekekama

FlorayG said:

Does it have cavity wall insulation? If this is badly done it could cause all of those problems

The survey does say it has cavity wall but not sure what's causing the partial bridging 

FlorayG

Sekekama said:

FlorayG said:

Does it have cavity wall insulation? If this is badly done it could cause all of those problems

The survey does say it has cavity wall but not sure what's causing the partial bridging 

The property has  'cavity wall insulation' (an after market added insulation)? If so then you need to have that investigated, there have been so many damp problems caused by poor quality installation. You can drill a hole in the brickwork to see what type insulation added and if it's solid rather than the polystyrene ball type with air spaces I would bet that's the cause

FreeBear

Option 3 and perhaps No. 2 where ground levels run towards the house.

Option 1 is just a waste of money. It just covers the symptoms for a few years without addressing the root cause.

I have cavity walls on the lower half of *this house. In a couple of spots, there is crap bridging the gap between inner & outer leaf (snots of mortar & small bits of rubble) dating from when the house was built. For the most part, it hasn't caused any issues. Did have problems with damp in the kitchen, but after fixing a downpipe/drain and reducing ground levels, that has cleared up (cheap fix too).

itsthelittlethings

There's literally a hole in the wall on the outside of the house? Why would you not try filling that hole?

itsthelittlethings

Oh my bad, I see the hole is on the inside of the house. Ignore me.

Sekekama

FreeBear said:

Option 3 and perhaps No. 2 where ground levels run towards the house.

Option 1 is just a waste of money. It just covers the symptoms for a few years without addressing the root cause.

I have cavity walls on the lower half of *this house. In a couple of spots, there is crap bridging the gap between inner & outer leaf (snots of mortar & small bits of rubble) dating from when the house was built. For the most part, it hasn't caused any issues. Did have problems with damp in the kitchen, but after fixing a downpipe/drain and reducing ground levels, that has cleared up (cheap fix too).

What would you estimate option 3 costing in this scenario? Tbh driveway is dated

Sekekama

itsthelittlethings said:

Oh my bad, I see the hole is on the inside of the house. Ignore me.

Yes few holes inside unsure why