Damp survey FTB scares

HouseBuying321

Nervous FTB and the damp survey has given me a bit of a scare. Especially the poor ventilation due to slightly covered vents.

I’ve had a damp survey done on a ground-floor London flat (Victorian/Edwardian with suspended timber floors) and I’d appreciate some objective opinions.

I’m trying to work out what’s a genuine issue, or being oversold. If I don't address these issues how much will it effect resale value in the future. The flat is part of shared freehold which makes me nervous when some of works are in communal area and they won't benefit from the damp proofing.

Or do I walk away...

Main findings from the report:

• Several walls on the ground floor showed high moisture meter readings (bedroom 2, reception, kitchen, communal hallway). There was no visible damp apart from in bedroom 2 where there was a 2ft circle only visible in winter.

• No moisture recorded in the front bedroom, bathroom, or on any exposed flooring.

• The surveyor says the hallway floor moves slightly, and that this could be due to moisture affecting the timber floor structure.

• Sub-floor ventilation seems poor:

  • Some air bricks are missing or installed backwards

  • Ground levels at the rear are too high and half block vents. This is a patio tilled floor.

  • Ground level at front are higher, full concrete driveway and half cover an air vent under front communal step

  • No ventilation on one flank wall on extension.

• In the kitchen, high readings were found on the walls but not on the skirting.

• They also pointed out that an old DPC injection was done incorrectly in one area probably in 70s.

Recommendations from the surveyor:

• Improve sub-floor ventilation (more air bricks, fix orientation, unblock vents, lower external ground levels).

• Investigate the hallway timber floor.

• Inject a new chemical DPC to several internal walls (needs removal of units/fixtures).

What I’m trying to understand:

• How serious is the sub-floor ventilation issue?

• Does slight floor movement necessarily mean timber decay?

• Are the high wall readings likely to be actual damp or something like condensation/salts?

• Is chemical DPC injection really necessary here, or is that potentially oversold?

• What would you tackle first?

Any advice from people experienced with older London properties or damp/ventilation issues would be really appreciated.

Happy to provide any more info if needed for opinions.

Thanks in advance!

Myci85

Can't comment on most of the above sorry, except to say that to my knowledge, chemical dpc injection is rarely suitable for period properties. I believe the general advice is to fix what is causing the damp in the first place (which sounds like a mix of outside ground levels being too high and poor ventilation) and the walls should then dry out. 

jimi_man

If you’re a FTB and it really is making you nervous, then don’t walk - run away! 

I’m not a FTB, have just bought my third house and there is no way I’d have bought a house with damp issues. 

It’s a buyers market at the moment and as a FTB you are in a good position assuming you have the funds. My advice (do what you will with it) is to look elsewhere. Plenty of other places out there. 

poseidon1

I bought and live in a London house conversion ( built 1856 converted in the 1980s).

I have to agree with jimi_man, walk away and continue your hunt for something more suitable.

Creaky floorboards are a fact of life in old period properties but not floor movement which could indeed suggest possible timber decay which would involve invasive investigation to ascertain.

Evidence of damp is not something I would tolerate, especially if some of the remedial work would require agreement with other freeholders to share the costs. 

Have to be said some of London's flat conversions were not very well executed, this could be the case here.

Incidentally if the flat has modern double glazing, this could be a contributing factor to any damp issue if there are no trickle vents to allow the property to 'breathe'.

Treat this property, and the survey report as a learning experience to inform the parameters for your continued search.

Incidentally, don't you have anyone with more experience of these matters in your friends and family circle that can assist with advice and an alternative objective viewpoint?