Structural survey - wet rot

archaeoliz

Hi there,

I've been reading some of the threads about rot and surveys etc - everyone's so helpful I was hoping you may be able to offer me some advice.

My husband and I are moving to the Isle of Wight and have had an offer accepted on a place in Ryde.

http://www.rightmove.co.uk/viewdetails-17313820.rsp?pa_n=1&tr_t=buy

It's an Edwardian semi (built 1902) which is currently split into two flats and we are planning to return it to one house. The main renovation is no problem and we have £20k set aside for general works. We decided to go for a full structural survey as the roof had recently been replaced and we wanted to check for any evidence of rot associated with it.

Luckily the roof is sound, but there is evidence of rot downstairs. The surveyor swore that he thought it was dry rot (we are still waiting 2 weeks on for his report) so we went ahead and got a local specialist company in to give us a survey and estimate. They say there is no evidence of dry rot but there is some wet rot and have quoted £6656.38 inc VAT to put in a chemical DPC and treat the affected timber. The surveyor mentioned on the phone that he thought the reason for the damp is because the ground level has been raised above the slate dpc but the specialists made no mention of this.

The vendor has also commissioned a survey from another local rival company and will hopefully allow us to see a copy of that report when he gets it.

We also have some photos the surveyor sent us of some of the sub-floor area as his main evidence for the presence of rot was a dimple in some of the original skirting boards that had been painted over.

http://www.flickr.com/photos/27567659@N03/?saved=1


I had expected with rot for there to be obvious water / dampness but at least in the photos it all looks dry - aside from the shiny surface of the wood. Any ideas what that could be?

We really like this house and for the money there is an awful lots of space. I know I should be patient and wait for the structural survey report but I was wondering if anyone out there had any opinions/ advice?

Is this one we should walk away from (especially as the housing market is dropping like a stone at the moment)? Is the surveyor just covering his back? Can I really trust the specialists who are touting for work?

clutton_2

""The surveyor mentioned on the phone that he thought the reason for the damp is because the ground level has been raised above the slate dpc but the specialists made no mention of this."

this is often the cause of damp, and once you have cleared air-access to the old damp course, it will sort it self out.

of course the specialists would not have mentioned this as there is no work for them to do here £6k sounds huuuuuge to me !!!

Doozergirl

£6000 does sound like a lot of money!

It's very easy to see if the damp course is being breached outside - go and have a look yourself.

Have those skirtings been painted recently? I can see what the surveyor might be on about, it's the fact that it looks like the would has shrunk a bit causing the dimmply lines- if it were me I'd be having a sneaky poke at it If it's rotten, you'll know about it.

I would have someone else out to look at it. Call the surveyor (you are allowed) and ask if he has any recommendations for damp & timber specialists. I'd rather pay for a survey than have a free one for them to sell me stuff I don't need.

mlz1413

Your surveyor will be esuring he covers himself as they are liable for so much if anything is wrong. But you have to read how things are worded, also ask direct questions if you are not sure.

If the outside damp course and air bricks have been breached then this is easy to see, walk all the way around the property and check all the air bricks, have a good look at the paths - have they been built up? are they up against the wall (should be as there should be a small gap for water to drain away).

Also wet rot has a mushroom type smell so have a good sniff, no matter how daft you look

If the vendor is having another survey done then ask to look at that, if they won't let you then IMO they have something to hide.

Dry rot is easy to 'cure' you just stop any damp and ensure air can circulate.
Wet rot (from what I've been told) is a fungus that starts normally due to some sort of damp, but once its taken a hold it can spread like wild fire. To stop it the infected wood has to be cut out, removed and burnt. Then exsisting and new timber has to be treated. It is expensive but I think £6k sounds high - get the company to breakdown this cost.

Good Luck!

WillowCat

mlz1413 wrote: »

Dry rot is easy to 'cure' you just stop any damp and ensure air can circulate.
Wet rot (from what I've been told) is a fungus that starts normally due to some sort of damp, but once its taken a hold it can spread like wild fire. To stop it the infected wood has to be cut out, removed and burnt. Then exsisting and new timber has to be treated. It is expensive but I think £6k sounds high - get the company to breakdown this cost.

I think it's the other way round - dry rot is the scary fungus....

archaeoliz

Thank you all - I did think over £6.5K sounded rather alot but had no idea how much these things cost having never had to deal with a damp problem before!

It breaks down as £4324 for the chemical dpc (which I've not convinced we actually need but don't want to jeapordise the house when I'm no expert!) and £2332.38 for the timber treatment works.

" Dry rot is easy to 'cure' you just stop any damp and ensure air can circulate.
Wet rot (from what I've been told) is a fungus that starts normally due to some sort of damp, but once its taken a hold it can spread like wild fire. To stop it the infected wood has to be cut out, removed and burnt."

mlz1413 - that confuses me a little as I thought it was the other way around? I know dry rot is Serpula lacrymans and definitely a fungus which can travel through masonry (although doesn't damage it as such) while it feeds on timbers. Is wet rot worse? :eek:

I think another trip to the place and paying for another survey both sound like great ideas. Money well spent!

I'll call the surveyor and ask what he recommends for another specialist - hugely sensible and makes me wonder why I didn't think of it thanks for the tip Doozergirl

archaeoliz

WillowCat - we must have been typing at the same time LOL

Doozergirl

I didn't look at yor rightmove link last time. Your house looks lovely!

Are you going to get sledgehammer happy?!

I don't know first hand about wet rot but dry rot gets everywhere. I've seen it first hand and the house was riddled. We had a three storey house stripped back to bare brick and you could see right up to the rafters. That cost £6000 but the house was mammoth and the guy was there for weeks. Didn't include any replastering or anything but did include a huge number of joists and flooring. It was between brick and plaster even, just spread out all over the walls like giant cobwebs.

archaeoliz

The sledgehammer and sro-bar are my friend ;o) (After I know which are supporting walls!!!)

Issy01

Hi There,

My dad is a qualified timber & damp specialist. I don't know an awful lot but from listening to him talk about work over the years here are my comments.

Wet rot is no where near as expensive as dry rot. I don't know how much of the house has to be treated but £6K does seem expensive.

Look for companies in the yellow pages who are members of the BWPDA (think this has just changed to PCA).

If I can be of more help then just ask and I can always ask my dad for you.

archaeoliz

Thanks Issy01 - that's another top tip!

I'd be very grateful to take you up on your offer to ask your Dad's advice - I just need to figure out what questions to ask!!