Timber and damp treatment in a 500 year old house

[Woody]

I'm sorry if these subjects have been done to death but me and my wife are about to buy an old house in a village in East Sussex. We've just had a woodworm/dry rot/rising damp expert do a survey on it and he's come back saying it needs about £15k of work doing. His basic findings are:-

Evidence of recent and past infestations of woodworm and death watch beetle found throughout exposed wall and ceiling beams and flooring timbers (subsequent telephone call revealed most incidences were “past” – a couple maybe a bit iffy)

Damp-proofing, vertical waterproof membrane and re-plastering to all walls needed. Price does not include removal of furniture etc.

This could be a bit of a deal breaker when it comes to buying the house - I don't think the seller will come down much further than he already has.

Sorry to be so vague but any help or advice would be much appreciated.

 

[Nemesis]

a) is this house listed?

b) was this a free survey?

c) did the person carrying out the survey have any idea at all about conservation or an appropriate way to treat historic buildings?

d) construction of house?

e) have you considered that this person is an idiot without the first idea how to deal with these issues in historic buildings?

 

[Nemesis]

Oh - did he diagnose this damp with a meter?

 

[Woody]

Thanks for replying, Nemesis:

a) It's Grade II listed

b) No, the survey cost about £250 inc VAT

c) I don't really think so given that he wildy mis-guessed the age of the house

d) This is from the chartered surveyor's report (nothing to do with the damp guy): "The porperty is formed from a former mediaeval house with a Victorian two storey extension." "The original property was an oak framed structur4e, now with painted brick to ground floor, timber framed above, clad in horizontal weatherboard."

e) I have definitely considered that the bloke could be an idiot!

 

[Woody]

Yes - he did use a meter.

 

[Nemesis]

Find someone else, who knows what he is doing.

Give us a clue as to the firm...

Was this person required by the surveyor, the mortgage company, or what?

Is this house listed?

http://www.spab.org.uk

 

[Woody]

HI
The property is grade 2 listed
The structural surveyor recommended we get a damp/timber survey
The damp timber survey person is a company who the estate agent (who sell lots of old country properties) recommended. He said that we should proceed with 'caution' ...............

 

[Nemesis]

Oh - ask for your money back, and ask your Conservation Officer if these destructive works would be allowed!

 

[Nemesis]

Dd the surveyor have conservation qualifications?


Please do give some guidance as to the firm carrying out this survey... a google link poss?

The idea that the Estate Agent is recommending this sort of person is very worrying indeed.

 

[biffvernon]

Your 'expert' clearly has not read:

Oxley, Richard. Survey and Repair of Traditional Buildings: A Conservation and Sustainable Approach Donhead 2003.

Once you have read and understood it you will be a better expert.

This book costs £40 but it will probably save you most of the £15k

 

[Nemesis]

Or you could try a firm which has some idea...

Ridout Associates possibly. Or Oxleys. A number of others. A RICS Conservation qualified surveyor.

What sort of construction is the house?

Vertical DPM? Dear me!

 

[Nemesis]

Unless re-plastering is in lime of course...

 

[Penners]

Woody - another key question: did the "expert" who did the survey represent the company who would carry out the £15k-worth of work?

If so, do you think there could be a hint of vested interest in the survey?

 

[Woody]

err - yes! I think we've been a bit naive here - the fact that we had to pay for the survey in the first place I guess led me to believe that there would be some independence here (he actually quotes about 11k worth of work - I added the extra on as we would have to rip everything out to do it (yes the bathroom, some of the dry lined walls and the kithcen!!)

Could anyone recommend an independent damp/timber surveyor in the kent/sussex area??

 

[Nemesis]

This is a growing con - having to pay for such a 'survey'. They used to be 'free'...

Please DO NOT allow this survey to be sent to your mortgage company, and please do contact the Conservation Officer. Such works would not be allowed I am sure!

Try the Seeking Specialists part of this site, or call SPAB, or indeed contact Oxleys or Ridouts, who will travel.. and will charge, but may save you money in the long term.

Also - ask the surveor of the building if he/she has conservation qualifications...

 

[biffvernon]

or indeed contact Oxleys or

That'll be Oxleys of Richard Oxley who wrote the book I suggested. My advice would be to read the book first. Then you will know if you actually need to hire a surveyor and if so what sort of surveyor.

 

[Nemesis]

Yes.

However - if the mortgage company require a survey, to avoid problms get a good one...

 

[Gervase]

I'll second Biff's recommendation of Richard Oxley's book - it should be a set text for anyone buying a pre-1914 building; it would save owners thousands and put a lot of the cowboys out of business. It really is an excellent investment.

 

[Nemesis]

Mortgage companies, however, have a great deal to answer for in the whole scheme of things.

 

[biffvernon]

Richard Oxley's book - it should be a set text for anyone buying a pre-1914 building;

Perhaps it should be included in the sellers' packs - that would make them actually useful.