1930s house damp

[BSA Peter]

Im in the throws of buying a typical 1930s house the BS survey has highlighted damp in the downstairs dining room exterior wall,
Because I am only borrowing a small amount they are not put a withholding part payment restriction on the loan.
But have recommended a report and possible injection DPC.
Having read the DampFAQ im really no wiser as to why there should be damp in this one wall, the exterior ground level is below the visible original DPC, guttering is not leaking and condensation is not evident in any other part of the house.
Should I get a injection DPC done ?

 

[PC]

No don't get an injection DPC, because it isn't likliy to be RD!

I would have thought that your 1930's house will have a a perfectally good physical damp proof course and also cavity walls.

The fact that the damp appears to be isolated to one wall only, suggests possible condensation (this can affect a wall without leaving the normal mould pattern and won't necessarily effect the whole house) or cavity debris bridging.

You need to get further investigation by independent surveyor, but what ever you do ....DON'T INJECT DPC.

PC

 

[middi]

No, find out what is causing the damp problem first, then select an appropriate solution to eradicate the problem.

 

[Penners]

I certainly wouldn't do anything in a hurry. And if the house already has a DPC, it's unlikely that injecting another one will do anything except empty your wallet. One can't entirely dismiss the possibility of a break in the DPC, but it's unlikely.

A building society surveyor was only interested in whether the property was worth more than they were lending on it. So his check for damp was probably no more than a cursory stab with a damp meter. Such meters aren't really a very reliable guide to whether a wall is suffering from inherent damp. They can be affected by passing condensation on a particular day.

In your shoes, I would stop worrying and move in. Then I would keep an eye on the wall in question. It might be a bit damp, or it might not.

If, after watching it for a while, you think it definitely is damp, then I suggest you post back on this forum. This time, include details of the wall's construction, whether it's a cavity wall, its orientation (ie: north, west, etc.), whether there's a chimney in the wall, and any other small details that might be the slightest bit relevant.

Then hopefully one of the real experts on this forum will be able to give you some advice.

 

[BMcD]

Sound advice from Penners

 

[Nemesis]

Then hopefully one of the real experts on this forum will be able to give you some advice.

Well I think PC has a fair amount of expertise - and I agree.

Waste of cash, this should have a DPC and a cavity wall...

 

[lordmulberry]

I don't want to muddy the waters but not all 1930's houses were built with cavity walls.

My parent's house, in which I was born, was built in 1937 with solid walls. But it did have a DPC
Cheers

 

[Nemesis]

I appreciate some didn't have cavity even then, although most did, but it should have had a DPC.

 

[Penners]

Well I think PC has a fair amount of expertise - and I agree.

I certainly didn't mean to imply that anyone who posted before me isn't an expert. Just that I'm not!

 

[Moo]

Come now, Penners. If you're not an expert, stop cluttering up the forum with amateurish conjecture. Leave it to them as knows.

 

[Penners]

I'll have you know, madam, that I have made an honourable profession out of amateurish conjecture.

 

[Moo]

It's not allowed on this forum. Don't do it again.

 

[Penners]

But that means I'm not allowed on this forum.

S'pose I'll just have to get on with some work, instead.

 

[BSA Peter]

I have been back to look at the house again today
The paper is coming off the wall were the damp is, the plaster is visibly wet at floor level and the bottom the skirting board is showing signs of rot there is also a white powder like deposit about 1m up the wall.
We have had a Lot of rain recently but I cannot see anything that would point to were this damp is coming from.
The wall is east facing
I think it is a cavity, were not almost all houses by this date.
And as I said originally, “exterior ground level is below the visible original DPC”
Comments gratefully received.

 

[MdB]

I've a 1970s house with no cavity (more is the pity) or DPC (even more of a pity) so don't rely on there being one.

How does the level of the DPC compare with inside floor level?

Is the floor solid?

Any pipe work in the wall? under the floor?

As middi says, you need to find where the water comes from before thinking about dealing with it.

 

[Penners]

Following on from MdB's pertinent questions - has the house been empty or without heat for some time?

 

[PC]

Hi

Assumming that the wall is of cavity construction and you've ruled out every other potential source of moisture, does the wall retain cavity wall insulation, if so that could be possible cause due to bridging from rain penetration.

Can be a common problem on the weather prevailing elevations of a property. You may need to consider endoscope inspection of the cavity or even physical opening up!

Where is the property located?

PC

 

[PC]

Hi

Assumming that the wall is of cavity construction and you've ruled out every other potential source of moisture, does the wall retain cavity wall insulation, if so that could be possible cause due to bridging from rain penetration.

Can be a common problem on the weather prevailing elevations of a property. You may need to consider endoscope inspection of the cavity or even physical opening up!

Where is the property located?

PC

 

[PC]

Dear Mdb

Please tell us more about your 1970's house with no cavity or DPC.

PC

 

[Nemesis]

I'm interested also - it's been a requirement since the late 19th century I think to have a DPC?