Damp Proof Course on house to purchase

StarX_2

Damp proof course



I need to get an estimate for damp proof course repairs, following recommendations of a homebuyer report on a house (1 bedroom flat) I intend to purchase. This is the section in the report:

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Dampness, rot & infestation:

Repair category: 3



Dampness is affecting lower wall areas throughout the flat. I suspect this is due to a failure in the original damp proof course. Concealed timbers may be defective and the lower wall areas affected by damp which adjoin a timber floor should be opened up and fully investigated.



You now need to instruct a damp proofing/timber treatment contractor to carry out an investigation to identify the fully extent of the problem and the necessary repairs required, together with an estimate of the cost.

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Some questions:

• [font=&quot][/font]I already received an ESTIMATE commissioned by the estate agent, but it’s full of disclaimers on not having been able to lift floors, move furniture etc. so I don’t know how to safeguard myself against nasty surprises later on.
• Can I get FIXED QUOTATIONS in these situations (i.e. I don’t own the house, and I can only refer the contractor to the Estate agent), and should I expect to pay for it, and if yes how much?
• Do you have any recommendations on where to find a contractor to instruct such a quotation?
• Is it true I should get three different quotations?

Thanks...
StarX

davef

Hi starX

Sounds like you have received the obligatory damp warnings. Surveyors will not commit so always advise a damp survey. Covers their backsides.

Many damp & timber companies offer a 'free' survey with no obligation so this is what I use. I would add that I am a real 'damp' cynic so always get atleast 3 or 4 surveys & fixed quotes for the work. I also do some of the prep work myself and use my own plasterer to make good as this all keeps the cost down.

My latest house purchase required a full damp survey and I have been tasked with providing a 25/30 year guarantee to the lender within 6 months of purchase.

I arranged the damp survey prior to exchange and the damp company collected the keys from the EA's. Do not pay for a damp survey. I never have and have no intentions of doing so.

If you are in a first floor flat you will not have rising damp but more likely penetrating damp through blown render, leaking gutters, poor flashings etc.

1. how old is the flat
2. what is its location in relation to ground soil etc, water,

Some interesting comments can be found on https://www.ask-jeff.co.uk
The more I researched the industry the more cynical I became. These damp & timber companies do their own surveys hence will 99 times out of a 100 find problems. After all they are not likely to turn work away and give your property a clean bill of health.

I work as a property developer so have seen more than most. However don't panic, get your 3/4 surveys and fixed quotes. Also if in doubt about any issue ask them.

Good luck
Dave

Ted_Hutchinson

It's well worth reading the interesting comments on rising damp at Dave's link.
It's confirmed what I thought.

It's worth checking the outside of the building yourself to see if the cause is obvious. My daughter's house had damp areas at ground level and when I checked outside the level of the soil in the borders of the damp wall was above the damp proof course. Clearing this away sorted the problem. Putting in a new damp proof course would have been a total waste of time. You also have to be careful when a damp proof course has been put in that the plasterer doesn't come along and plaster a bridge over the DPC so that the DPC is worthless and the damp just rises up the plaster instead of being stopped at the DPC.

ka7e

I'm assuming the type of DPC required will be the silicon-injected type?
My husband is a builder and keeps the original Daily Telegraph article by Jeff Howell to quote at surveyors and estate agents! He has stood his ground about the inaccuracy of damp readings and pointed out the close relationships between DPC contractors, insurance firms, building societies and surveyors. On each occasion he has saved his customers from having to pay for needless DPC work.
One recent client was requested to install a DPC on an internal party wall due to damp being detected. Strangely, no evidence of damp could be detected on his wall, or in his neighbour's property, except by the surveyor's magic damp-o-meter!
Condensation, lack of airflow and external sources are always the real causes of dampness in brickwork.

davef

Hello all

I have just traced an independent surveyor based in Devon who is also a rising damp consultant and expert witness etc.

I have requested that he inspects my latest property to BRE 245 standard (as quoted by Jeff Howells) so I am waiting for costs etc.

Will keep you posted. Hope its not too expensive !!

ka7e - if your husband read the part about the damp meters he will be as cynical as me. The standard damp meter has a clinker block in it which will pick up any surface moisture so is only meant to 'read' timber. Why then do surveyors use them on walls etc. My surveyor picked up 'damp' through ceramic tiles - how ????? I even bought one myself for the princely sum of £12 from B&Q.

Regards
Dave

ka7e

davef - Yep, it's the bit about damp meters ONLY being calibrated for wood that is the cornerstone of his confrontations with surveyors! If you can get them to admit that, the whole damp survey is blighted - instead of the actual property : )