Victorian property damp!

[raze]

Hi, Apologies if this has been covered many times before...

I'm a first time buyer buying a basement conversion flat in a victorian terraced house. The homebuyers survey suggested a specialist damp report which i've had.

This has found apparent rising damp in various areas, and recommends a chemical damp proof course, replastering and various other minor bits which comes to around £4,000! I've not seen any evidence of damp and i've been told the current owner had the flat tanked a 5/6 years ago.

I'm really unsure if this report is a realistic impression of the problem, the flat was occupied during the inspection which has obviously limited the surveyor & his access

It talks about contamination of plaster with hydroscopic salts and readings of greater than 50% and that the plaster is contaminated & must be removed!

If anyone has any advice on how to proceed i would be extremely grateful! obviously i can negotiate with the vendor, but it sounds reasonably serious & its putting me off.

Thanks 8)

 

[biffvernon]

I've not seen any evidence of damp

So do nothing and save yourself the money. Basements are always a bit tricky but damp courses are pretty much useless in old buildings. Keep the place well ventilated, especially when cooking, washing or breathing and dont pile too much junk against the walls. Let the air get to it. Live in it and decide whether anything needs doing after a year or so. It probably won't.

 

[NT]

These reports are too often a case of 'how much do we think we can get outta Jo.' Are there any symptoms of damp problem or not? If not, forget it. If there are, tell us what and where.

Rising damp is rare, and is not a problem thats likely in a converted cellar.


NT

 

[Penners]

Well, well, well... a "specialist" damp survey that's found evidence of damp? I've never heard of that before!

As you will recognise, I have my tongue firmly in my cheek. But I'm also very suspicious of a damp survey of a basement flat that recommends a chemical damp-proof course. Given that a dpc must be about 6 inches above soil level, where were they planning to inject it? In the ceiling?!

If the existing owner had the place tanked 5 years ago, then it is conceivably possible (a) that this was necessary, and (b) that the tanking has now failed. But if you can't see any evidence of damp, it's equally possible that neither (a) nor (b) is true. Do really want to fork out £4000 to someone whose "survey" could be just a sales ploy?

I know that the "specialist" survey was probably free, but if you really want the unbiased facts you should be paying a surveyor to look at the place on your behalf. Make sure he/she knows his/her stuff when it comes to damp, and that you tell him/her exactly what you want him/her to look for.

 

[Mark]

I agree with all of the above.

The only fly in the ointment is that when you come to sell on you will have to go through the same rigmarole from the other side of the fence

How long are you expecting to in the property for? what amounts are being quoted for 'rectification' work? If you like the flat then go ahead and use it as a negotiating point.

If at any time you do any work make sure it is done properly and using appropriate materials. But still expect that when you sell some plonker with a damp meter will claim that you are actually under water and try to knock the price down.

Actually where is the property ? What with global warming and rising sea levels it might be under water by the time you sell.

Seriously if you're worried I would knock on the doors of adjacent properties and ask the residents if they have problems. How much of a basement is it ? Lots of basement flats have an open space out the front and out the back so have effectivly just lowered the groundlevel around the building. If thats the case make sure that water is well drained (away from your property).

 

[NT]

Penners:
>But I'm also very suspicious of a damp survey of a basement flat that recommends a chemical damp-proof course.

oh I missed that. Hard to imagine how that could possibly work.

NT

 

[raze]

Thanks for the advice guys, very much appreciated. 8)

It wasn't a free survey, it was paid for but the firm i paid appear to have farmed it out to another party. i'm still a bit dubious. it mentions any levels of moisture recorded on a survey master damp meter that are above 25% are considered to be rising damp.

They are recommending a chemical dpc, injected internally & externally in various areas, a small amount of tanking, & nearly 2k on replastering!! which i appreciate has to be done properly for a dpc to be effective, but this still seems on the high side to me for a 1 bed flat?

Its not a complete basement apparently, it strictly speaking is a 'semi basement' something to do with the ground at front & back.

We're not planning to be there for a huge amount of time, but obviously the question of resale value is very much in my mind.

Am currently thinking to try to reduce the price accordingly and live there for a while.Then if any damp issues appear, get someone in to take off some plaster and have a proper look. Does that seem sensible?

Thanks Again all!

 

[Penners]

Sounds the best plan to me.

 

[NT]

raze:

> i'm still a bit dubious. it mentions any levels of moisture recorded on a survey master damp meter that are above 25% are considered to be rising damp.

that definitely isnt so on 2 counts.

1. damp meters dont measure damp, they measure conductivity, which is caused by either damp, conductive materials, or transient condensation. Only one of these 3 is a problem.

2. To suggest that any damp found must be rising damp is simply far from correct.


> They are recommending

well, given the above...


NT

 

[raze]

thanks again for the help guys, managed to get almost £5k off the purchase price so looking good. 8)

 

[Matt Green]

thanks again for the help guys, managed to get almost £5k off the purchase price so looking good. 8)

Not for the vendor, who's just lost 5K because a ill-trained surveyor sent a commissioned salesman to his house who in turn told him he needs the products he's selling to irreversibly damage it in order to 'cure' a problem that may not even exist.


Matt Green