Homebuyers Survey has found rising damp

[Galsia]

C Lee Farquar said:

Did the damp guy do a sub floor inspection?

The impact of damp and poor ventilation on the floor timbers is the critical issue, these can't be properly assessed without lifting a floorboard or two.

Unfortunately not although there ventilation was satisfactory.

[TA14]

Galsia said:

C Lee Farquar said:

Did the damp guy do a sub floor inspection?

The impact of damp and poor ventilation on the floor timbers is the critical issue, these can't be properly assessed without lifting a floorboard or two.

Unfortunately not although there ventilation was satisfactory.

So how did he determine that? I can see him writing 'the ventilation appears to be satisfactory' ...

[Galsia]

TA14 said:

So how did he determine that? I can see him writing 'the ventilation appears to be satisfactory' ...

As far as I'm aware going outside and checking that the airbricks are not blocked.

[C Lee Farquar]

Homebuyers Report said:

Ventilation to the air space beneath the timber floor in the front living room is inadequate and appears to be partly blocked. We also noted a gap between the timber floor and skirting board, indicating the floor has suffered some settlement in the past.

This is serious and could lead to timber decay and damage to the property. This is a risk to the building, see Section J1.

As the sub-floor ventilation is inadequate the quality of support to the floor is suspect. The floor and other hidden areas in near proximity should be opened up and examined in more detail. Condition Rating 3. Further Investigation.

In my opinion the professionally qualified person you've paid to look at the house has taken the time to address this issue directly in relation to your house, rather than trot out an ass covering catch all clause.

Whilst Homebuyers reports are frequently bashed on here, this seems to be an example of a sharp observation, sensible hypothesis and correct recommendation.

The issue is how the damp, and possibly ventilation, are affecting your floor timbers - not the plastering or a need for a chemical damp course. Neither of these will repair the floor or stop it rotting.

[Bluebarge]

I still think you're underplaying that flood risk. 1 in 100 is the highest category (Flood Risk 3) for anywhere that is not already under water and you may well find getting insurance is difficult. The Council's flood defence plans are all very well, but with climate change (dirty word on PH but nonetheless a reality) leading to more intense rainfall, they may prove to be inadequate, and there is still the risk of drains backing up if you're going to be sat in the middle of a lake behind the council's new wall.

At the very least see if you can get an insurance quote on that property before you go any further. I would expect most standard insurers would not be interested.

[silverthorn2151]

dingg said:

use the report as a negotiating tool to get the price down

- there's probably nothing too much to be concerned about though

general surveyors arse covering bks IMO

What utter rubbish.

A surveyor finds some dampness, reports on it.

[dingg]

silverthorn2151 said:

What utter rubbish.

A surveyor finds some dampness, reports on it.

I think you need to read the original post properly

eta oh I see you're a surveyor - that explains it all

typical surveyor - millions of cars over the years -

Edited by dingg on Thursday 1st October 12:36

[TA14]

dingg said:

general surveyors arse covering bks IMO. ... I think you need to read the original post properly

You may well be right but in this case I'd guess unlikely. We don't know the house and there is conflicting information however the worst case appears to be an uninsurable property in a flood risk area which already needs new floors and might have dry rot

[mcflurry]

Don't all Victorian houses have damp issues, electrics not up to modern standards and roof joists the wrong distance apart ?

Our local EA seems to think so, based on their sample size of 1

[silverthorn2151]

dingg said:

typical surveyor - millions of cars over the years -

lol, well you know how us surveyors count...1,2,3,lots

[Autopilot]

JimM169 said:

I'm no expert but I would have thought putting a membrane over the wall would only hide the issue and actually make things worse. If you're going to strip back to 1m I'd just replaster using lime plaster and allow the walls to breathe as intended.

This make interesting reading

http://www.heritage-house.org/managing-damp-in-old...

I've no connection with the above, it just seemed like sensible advice to me

I've posted a link to this site before, a useful resource. I'm not a surveyor and don't know much about construction, but in principal it all made sense to me.

My current house has previously had some damp issues, most of which were rectified using advice from here. The previous people stripped a wall back, painted it with some weird rubber paint stuff, then put foil backed plasterboard over it. It did a great job of keeping the paint looking nice but not so good for the condition of the wall behind it. Some people!!