Homebuyers report - Damp, roof space, boiler problems!
Discussion
I've just had the results of a home buyers report on a c1900 property I'm currently in the process of purchasing and it has come back with the following observations:
Rising damp necessitating the need for a further specialist report.
Gap in the party wall in roof space not complying with building regs. A new roof was installed approx 6 years ago.
Boiler being approx 11yrs old thus requiring replacement. Had been advised by estate agent it was approx 5 yrs but has been recently serviced.
I'm unsure what to think TBH. The house is near the top of it's budget for the location and is presented very well, there certainly didn't appear to be anything wrong in the three times I've visited.
Is the surveyor being extra cautious? This is the first time I've bought 'second hand' so unsure as to how many potential issues are thrown up.
If there is a genuine damp issue then this is something I'd clearly want resolved prior to moving forward.
Rising damp necessitating the need for a further specialist report.
Gap in the party wall in roof space not complying with building regs. A new roof was installed approx 6 years ago.
Boiler being approx 11yrs old thus requiring replacement. Had been advised by estate agent it was approx 5 yrs but has been recently serviced.
I'm unsure what to think TBH. The house is near the top of it's budget for the location and is presented very well, there certainly didn't appear to be anything wrong in the three times I've visited.
Is the surveyor being extra cautious? This is the first time I've bought 'second hand' so unsure as to how many potential issues are thrown up.
If there is a genuine damp issue then this is something I'd clearly want resolved prior to moving forward.
We've had the same today. 1930s semi. Suspected rising damp and small amojnt of penetrative damp, possibly from the chimney stack.
We really love the house, so getting a specialist in to assess the rising damp and give us a quote. Will then go back to the seller to negotiate. Will not be getting any work done this year however as its too disruptive. Didn't realise all the interior plaster had to come off up to 1.5m.
We really love the house, so getting a specialist in to assess the rising damp and give us a quote. Will then go back to the seller to negotiate. Will not be getting any work done this year however as its too disruptive. Didn't realise all the interior plaster had to come off up to 1.5m.
guitarcarfanatic said:
The damp is a standard phrase in any older property. Find a Victorian property without signs of damp etc... Usually easily resolved!
Thats my thoughts, I can't imagine many older homes come without any sort of doom & gloom warnings!One concern I do have and I've overlooked in the excitement of purchasing; although it is a semi-detached there is no side access to rear of the property, this means that access to the gable end is on the neighbouring plot, further complicated by the fact that a 'lean to' type affair has been built in the passageway.
TLandCruiser said:
a cheap device that's useful for judging moisture levels in firewood but utterly unsuited to checking for damp in bricks and mortar. It is, however, great if you're in the business of selling damp proofing remedies - it even flashes red for extra shock horror value, so priming the householder for a nice bill for works that are a) probably not needed and b) will cause more problems down the line in an older building.If you're going to be buying an older house that link above is invaluable. Read that page and every other one on their website and don't fall for the standard damp proofing remedies offered by most specialists.
As with any test instrument it's essential that you understand it's limitations and know how to interpret the results.
As most walls have timber skirtings, combined with taking comparable readings from higher up walls, it is possible to get an indication of whether there may be an issue or not, from there you look for possible causes.
As Heritage say doing a carbide test is more accurate but does involve drilling numerous holes in the plaster, not usually practical at the pre-contract stage. Certainly beyond the scope of a homebuyer's report!
In the vast majority of cases the problem won't be rising damp, a moisture meter will point an experienced operator in the right direction or a unscrupulous one towards selling a chemical dpc.
For Heritage to suggest RICS Chartered Surveyors "are a bunch of uneducated yobbos in my view, who should not be let loose on a dolls house" is using a rather broad brush, to say the least.
As most walls have timber skirtings, combined with taking comparable readings from higher up walls, it is possible to get an indication of whether there may be an issue or not, from there you look for possible causes.
As Heritage say doing a carbide test is more accurate but does involve drilling numerous holes in the plaster, not usually practical at the pre-contract stage. Certainly beyond the scope of a homebuyer's report!
In the vast majority of cases the problem won't be rising damp, a moisture meter will point an experienced operator in the right direction or a unscrupulous one towards selling a chemical dpc.
For Heritage to suggest RICS Chartered Surveyors "are a bunch of uneducated yobbos in my view, who should not be let loose on a dolls house" is using a rather broad brush, to say the least.
TLandCruiser said:
Useful stuff, was wondering who to use. I'll be needing a survey soon, midlands based, edwardian building. Looks ideal. Sounds like a pretty typical house of it's age.
Damp is a recurrent problem in properties of that age, and something any surveyor will always mention. It's often exacerbated by people fitting fitting double glazing and never opening the windows. Get a damp survey done and see what it says, if you can knock the price down a little to cover the cost of the possible remedial work then great.
The issue in the roof space is easily fixed simply by building a wall between the two properties. If you're getting a mortgage, this may be something they will insist is done, but the cost isn't going to be huge, so either try your luck with a price reduction or just suck it up.
As for the boiler, so long as it's been serviced and is working, then I wouldn't worry about it. When you buy a house, you have to accept that you're going to need to maintain it, and at some stage will need to replace boilers, windows etc, just like you need to paint or replace carpets.
Damp is a recurrent problem in properties of that age, and something any surveyor will always mention. It's often exacerbated by people fitting fitting double glazing and never opening the windows. Get a damp survey done and see what it says, if you can knock the price down a little to cover the cost of the possible remedial work then great.
The issue in the roof space is easily fixed simply by building a wall between the two properties. If you're getting a mortgage, this may be something they will insist is done, but the cost isn't going to be huge, so either try your luck with a price reduction or just suck it up.
As for the boiler, so long as it's been serviced and is working, then I wouldn't worry about it. When you buy a house, you have to accept that you're going to need to maintain it, and at some stage will need to replace boilers, windows etc, just like you need to paint or replace carpets.
TLandCruiser said:
Hate to think what he would say about my oil boiler from 1988 
It seems so many surveys report rising damp when most of the time it's not the case.
I know what you mean. The gas boiler in my house was installed in 1984. I can't see a modern boiler lasting anywhere near that. The gas boiler in our other house was 8 years old when it became economical to repair, compared with the cost of replacement. It seems so many surveys report rising damp when most of the time it's not the case.xstian said:
TLandCruiser said:
Hate to think what he would say about my oil boiler from 1988 It seems so many surveys report rising damp when most of the time it's not the case.
I know what you mean. The gas boiler in my house was installed in 1984. I can't see a modern boiler lasting anywhere near that. The gas boiler in our other house was 8 years old when it became economical to repair, compared with the cost of replacement. It seems so many surveys report rising damp when most of the time it's not the case.The last guy that serviced it couldn't believe the low emissions, started tapping his meter and muttering about calibration etc.
All the above is good advice - where's the 'damp' - is the house rendered with something that doesn't breathe, is it coated in plastic paint, or is there actually real damp at the base of internal walls as well as external? Prodding one of those damp meters into a wall doesn't tell you much apart from what season it is. Prodding the base of the skirtings and door frames with a screwdriver, finding loose crumbly plaster and/or mortar/render etc will tell you more.
11 year old boiler - our Vaillant is nearly that age, has never failed, and ticks along absolutely fine and will probably continue to do so (famous last words...). Wouldn't worry about the boiler at all to be honest, if there is some form of trail to show a couple of boiler services.
Electrics would be more of a concern for me - are the lighting circuits earthed, is there earth bonding to water/gas pipes, does the consumer unit have an rcd etc?
Have a look in the loft - any gap is easy to sort with some lightweight blocks (easy to get up there and you can cut them with a saw) and ready mixed mortar.
Some good negotiating points though - unless a mortgage report also picks up on the potential for the standard rising damp scam and 'remedial' work.
11 year old boiler - our Vaillant is nearly that age, has never failed, and ticks along absolutely fine and will probably continue to do so (famous last words...). Wouldn't worry about the boiler at all to be honest, if there is some form of trail to show a couple of boiler services.
Electrics would be more of a concern for me - are the lighting circuits earthed, is there earth bonding to water/gas pipes, does the consumer unit have an rcd etc?
Have a look in the loft - any gap is easy to sort with some lightweight blocks (easy to get up there and you can cut them with a saw) and ready mixed mortar.
Some good negotiating points though - unless a mortgage report also picks up on the potential for the standard rising damp scam and 'remedial' work.
C Lee Farquar said:
For Heritage to suggest RICS Chartered Surveyors "are a bunch of uneducated yobbos in my view, who should not be let loose on a dolls house" is using a rather broad brush, to say the least.
Yeah I just ignored those parts, its most likely their frustration from surveyors having to cover their ass, if they were able to some how conduct house surveys with very little comeback we would probably get better reports. Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff