A new start

[Anonymous]

Hi
I've seen a great little house that i'm hoping will be my first on my own. New start an all that!
It has damp on the inside of an outside wall downstairs, and on the wall the other side of the room (very small pantry). But that looks like all there is, no damp upstairs at all. Does this indicate no damp proof course and is that likely to cost a lot of money?

 

[Anonymous]

A DPC in a period property is the last thing you need.

NT

 

[Anonymous]

A bit sweeping, NT! Some were built with them...

However, the damp may be able to be dealt with in other ways.

Damp upstairs is not usually a sign of rising damp, but damp coming in through leaking gutters, faulty pointing etc. The fact the house is dry upstairs is a good sign.

What sort of age is the property, what sort of materials is it built from? How has the damp been diagnosed?

 

[Anonymous]

Hi
Thank you for your prompt replies! I think it's early 1900's. It's red and brown brick and has tiled fireplaces, thats the only way i can sort of date it at the minute. Its double fronted 2 bedroom and has the canal at the top of the back garden. The back garden is very high and terraced, with the canal at the top. The damp can be seen very clearly as the plaster has come off the walls on the wall that is on the outside wall. The paper on the inside wall is bubbling. I hope this helps and i'm very grateful for all suggestions, thank you.

 

[Anonymous]

I hope the picture gives an idea of the age to you more experienced people.

 

[Anonymous]

It's lovely! Proper windows too - how smashing! a lovely garden, and a canal - what a find!

Given the age of the house, I suspect it has a basic damp course. It may be a line of bitumen or slate inserted into the stone. You'll need to investigate that. However, it may have been bridged by earth building up over it, or a path being built at a higher level. Also, the pointing may be defective, alllowing water in. The slope at the back may be making a great deal of water pour down onto the house and it can't escape. There may be blocked underfloor air vents. Time for a bit of detective work!

I'm going out (basically to esacpe a cold house - the ancient central heating boiler has eventually given up... ) however, I'm sure others will have some questions/suggestions...

 

[Anonymous]

NT
Could you exlpain what problems you have with DPC's in older properties?

Karen for the moment take Evelyns advice and investigate all the posibilities suggested.
Keep people who want to help updated.

 

[Anonymous]

Thank you, this site is amazing. I'm so glad that i've found it. This is all so new to me and whilst relishing the challenge of being on my own i'm also very nervous of making costly mistakes. I have a very tight budget to work to and am so very grateful to any help. I will certainly keep you all informed.
Karen

 

[Anonymous]

I agree with Evelyn it looks a lovely house. The damp will have a source and the levels outside the back of the wall would be my starting point. Concrete paths were my main cause - apart from the hole in the roof!

 

[Anonymous]

Ooh there are concrete paths all around the house. They are in a bad state of repair and cracking up. I do have a pic of the path at the back of the house

 

[Anonymous]

Karen
Could you post this piture?
If this piture does not have at least two foot of the lower part of the house wall could you take another, if possible could you get the bottom of any back door on the picture too.

 

[Anonymous]

Our concrete paths were sometimes laid on top of other concrete paths - did men not have anything better to do in the 70's? I got rid of about 20 tonnes into skips. I even chipped away at the back door step and found three ever larger ones had been built on top of the Victorian setts. Luckily the first of these was badly done and easily removed so the underlying setts are now on show. When I was relaying these (and lowering the levels) I found all sorts of bones and bottles buried outside what was once the kitchen window. Guess the setts weren't original but they do look better than the concrete!

 

[Anonymous]

Hi this is a pic of the back of the house. This is where the damp is, i will post the pic of the damp in a min

 

[Anonymous]

Karen
Theres no Picture

 

[Anonymous]

If anyone is interested these are the pics i took on my last visit to the house before i made my offer. I don't know if these will be of any use in identifying problems or not. Thank you



My house album

 

[Anonymous]

Your pictures aren't working, Karen
However, I very much agree with what's been said so far - particularly by Evelyn. The concrete path at the back isn't necessarily the cause of damp in itself, however it could cause damp if it's (a) been built against the house higher than the damp-proof course, or (b) is only just below the dpc, so that rain can bounce off the path on to the wall above the dpc.
If neither of these problems is apparent, then you could well be suffering from run-off of surface water or from a particularly wet subsoil caused by leakage from the canal.
In either case, I reckon the best solution to these would be to dig a french drain along the back of the house. If you want more details on this technique, try searching former posts on this forum using the words: french drain.
As an afterthought - I presume you have investigated all internal possibilities - condensation, leaking pipes, and so on?

 

[Anonymous]

Thank you, i've sussed the problem with the pics. It has an extra http:// in the address. If you delete the first http:// it should work



http://www.photobox.co.uk/album/album_contact.html?c_album=2024673

 

[Anonymous]

Karen,

You need to login to gain access.

 

[Anonymous]

oh i'm sorry, i've messed this all up. Apologies for taking up anyone's time. I can't upload the pics to this forum due to their size.

 

[Anonymous]

> A bit sweeping, NT! Some were built with them...

Yes, didnt feel like writing the book. I'm sure youre better able to do that.

I'm giong to go see if theres a site area with FAQs, seems to be whats needed for this.

NT