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Milly2016
Posts: 7 Forumite
Hello All,
I am in a complex situation so here goes...
Instructed a surveyor to survey a property I was going to buy. At the time of the instruction he was asked did he have experience of surveying historical buildings.
Report came back with the need for a modern DPC to be injected into the walls.
Seller provided me with a modern damp proof and timber treatment warranties.
As time went on salts and mold started to appear on the walls, I removed some skirting and then found wet rot which has damaged my plaster decoration, skirting and possibly part of the wooden floor.
I called back the contractor who did the original damp proofing and he said oh the wrong plaster and paint have been used, not breathable and wall would need a new DPC.
I decided to go googling and asking other professionals for their opionions on the surveyors report and the damp issue.
Fast forward now find out that the surveyor has failed to state in his report that the property has suffered movement and been rebuilt to the side, this means the building has not been insured properly as it is only covered for subsidence NOT movement so that has alarmed and distressed me.
Failed to advise me to check that the alterations an building works meet listed building consents.
Failed to inform me that the building because its old never had a damp proof course and he should have known this meaning he could not recommend a damp proof course especially a modern one as the Council heritage team would not consent to one being installed at the property.
So I cant follow his advice in his report and the seller has injected a modern DPC into a listed building which is a criminal offence doing more harm than good.
Seller I feel has misled me about this and estate agent, the property is not fit for habitation and the surveyor failed to make me aware of the risks and limitations on what I can do meaning need planning consent for anything such as changing the windows.
Its as though he has surveyed the proeprty as a modern building not an old one as there is no context in the report.
Failure to inform me that both all the internal and external plaster and paint are unbreathable and are helping cause the damp issues. They all need to come off which is highly mesy and expensive work.
Failure surveyor duty of care, not a reasonable standard, suffered loss and what do do with the seller who on the TA06 form clearly not transaprent.
All help appreciated, I cant afford all the remdial works and solicitor bill but can see a negligence case here.
I am in a complex situation so here goes...
Instructed a surveyor to survey a property I was going to buy. At the time of the instruction he was asked did he have experience of surveying historical buildings.
Report came back with the need for a modern DPC to be injected into the walls.
Seller provided me with a modern damp proof and timber treatment warranties.
As time went on salts and mold started to appear on the walls, I removed some skirting and then found wet rot which has damaged my plaster decoration, skirting and possibly part of the wooden floor.
I called back the contractor who did the original damp proofing and he said oh the wrong plaster and paint have been used, not breathable and wall would need a new DPC.
I decided to go googling and asking other professionals for their opionions on the surveyors report and the damp issue.
Fast forward now find out that the surveyor has failed to state in his report that the property has suffered movement and been rebuilt to the side, this means the building has not been insured properly as it is only covered for subsidence NOT movement so that has alarmed and distressed me.
Failed to advise me to check that the alterations an building works meet listed building consents.
Failed to inform me that the building because its old never had a damp proof course and he should have known this meaning he could not recommend a damp proof course especially a modern one as the Council heritage team would not consent to one being installed at the property.
So I cant follow his advice in his report and the seller has injected a modern DPC into a listed building which is a criminal offence doing more harm than good.
Seller I feel has misled me about this and estate agent, the property is not fit for habitation and the surveyor failed to make me aware of the risks and limitations on what I can do meaning need planning consent for anything such as changing the windows.
Its as though he has surveyed the proeprty as a modern building not an old one as there is no context in the report.
Failure to inform me that both all the internal and external plaster and paint are unbreathable and are helping cause the damp issues. They all need to come off which is highly mesy and expensive work.
Failure surveyor duty of care, not a reasonable standard, suffered loss and what do do with the seller who on the TA06 form clearly not transaprent.
All help appreciated, I cant afford all the remdial works and solicitor bill but can see a negligence case here.
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Comments
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Have you followed the surveyor's complaints procedure?
Is the surveyor a member of RICS? If yes, have you followed the RICS complaints procedure?
https://www.rics.org/uk/upholding-professional-standards/regulation/how-we-regulate/investigations/
https://www.rics.org/uk/products/dispute-resolution-service/0 -
So have you bought the property ?
Grade 1 or 2 and listed ?
Old buildings move and sink over the years due to poor/no foundations.
Timber framed buildings / lack of maintenance and poor repairs can add to the problems.
What did you expect when you looked at the place.
This is a specialist area and most surveys are limited !
Electrics appear OK but your need a Qualified electrician to confirm it meets 2019 standards
Same with any gas appliances so gas Safe engineer and certificate to prove safe.0 -
....
Fast forward now find out that the surveyor has failed to state in his report that the property has suffered movement and been rebuilt to the side, this means the building has not been insured properly as it is only covered for subsidence NOT movement so that has alarmed and distressed me.
Subsidence is movement.
There are four types of movement; heave, landslip, settlement and subsidence. I'm not sure why somebody would choose to insure for only one of those possibilities.0 -
...
Failed to inform me that the building because its old never had a damp proof course and he should have known this meaning he could not recommend a damp proof course especially a modern one as the Council heritage team would not consent to one being installed at the property.
So I cant follow his advice in his report and the seller has injected a modern DPC into a listed building which is a criminal offence doing more harm than good.
....
Chemical injection to listed buildings is normally permitted, as drilling takes place through mortar joints not the masonry units.
https://www.driver-group.com/europe/news/damp-in-listed-buildings0 -
Chemical injection to listed buildings is normally permitted, as drilling takes place through mortar joints not the masonry units.
https://www.driver-group.com/europe/news/damp-in-listed-buildings
Chemical injection is BS and does nothing.
But also, it's always into the brick. God knows how many injected DPCs I've seen and it's always into the brick. And I remember this because they're supposed to plug it (why? If it's so waterproof) and they like to put brown plugs against red brick in my part of the world.
The people have zero idea what they're doing and, surprise, surprise, their warranties are worth nothing because they say the paint isn't breathable.
Again and again, there are three of us on this board saying the same thing. Damp is cured by rectifying what ever causes the leak. You don't put a raincoat on to stop getting wet in your shower. You turn the shower off.
From what I have seen, a chemical DPC does nothing; the render to 1 metre hides the damp until is rises above. All you need to do is stop where it originates from.
Most listed buildings are really quite old and they didn't originate or survive this long with 'rising damp'. Something has changed, something is happening.
Photographs will isolate potential sources, OP, and save you money.Everything that is supposed to be in heaven is already here on earth.
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Hi,
At the time of instructing the surveyor I asked him if he had experience of a listed building to undertake the survey, he said yes.
Its a grade 2. I had no idea that it needed so much checking out, that is what the surveyor was for..to give me structural advice... now stuck with a property with lots of issues and costs.0 -
Thanks for making me aware... I had no idea that there were all different kinds of movement.0
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Hi,
Listed buildings dont have damp proof courses, they never did and no NO Council will allow a modern DPC, it would cause more harm -modern chemicals to the building than good and NO would not get consent. You cant inject stone walls only brick in modern properties.0 -
Spot on Doozer gal...you are right. I have learnt that this modern DPC game is a bit of a misleading game and certainly wont help an older building...they were designed to breathe with breathable plaster and paint.. yes water coming in seems to be rising damp and penetrating damp...so need to hack off all the modern materials and start again however survey failed to point any of this out..claim for negligence on the horizon me thinks!0
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Hi not sure if you are aware but NO listed building would get consent for any modern DPC that would be criminal damage to a listed building.0
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