Homebuyers report - Damp, roof space, boiler problems!
Discussion
damp can be a PITA but can be managed as others have stated.
good ventilation, keeping the house warm and running a decent dehumidifier make all the difference.
despite this, when i last changed house I opted for a new(ish) one as i just couldn't be arsed with the hassle of an old house anymore. however if you are set on a home of this type i agree with the others that a spot of damp is quite likely, regardless of which one you buy. good luck
good ventilation, keeping the house warm and running a decent dehumidifier make all the difference.
despite this, when i last changed house I opted for a new(ish) one as i just couldn't be arsed with the hassle of an old house anymore. however if you are set on a home of this type i agree with the others that a spot of damp is quite likely, regardless of which one you buy. good luck
I had a full comprehensive survey and was present during the process being a first time buyer of a Victorian house and all that. During house hunting, I did some reading on damp, wood rot, etc and came across Peter Ward's of Heritage House youtube channel https://www.youtube.com/user/stibnite11/videos . I opted to have an additional survey for peace of mind from an independent damp surveyor to inspect for damp & timber who gave an excellent detailed inspection report from http://www.independentdampsurveyors.co.uk
Re. detecting damp I found that thermal imaging actually turned out to be pretty good at showing the problem areas, though some interpretation required and more than one picture of each area to get around shadowing or temperature gating giving false detects. But the persistent 'cold' spots usually did have something wrong. Also a good way of seeing the structure if the imager is decent!
Damp issues at or below floor level don't seem to show up so easily, you can spot them by eye or indirectly from spotting the effects or root causes but more often than not the scale of any problem wouldn't be obvious without serious poking or taking things apart.
Damp issues at or below floor level don't seem to show up so easily, you can spot them by eye or indirectly from spotting the effects or root causes but more often than not the scale of any problem wouldn't be obvious without serious poking or taking things apart.
Did the report actually say rising damp? In my experience most surveyors will say something along the lines of "elevated moisture content readings are indicative of a potential damp problem and a report should be obtained from a suitably qualified professional. (can't remember industry body).
In reality you should also consider other possibilities. Is the house empty and unheated? An older terraced property that may be enough to cause elevated readings on it's own.
In reality you should also consider other possibilities. Is the house empty and unheated? An older terraced property that may be enough to cause elevated readings on it's own.
surveyor said:
Did the report actually say rising damp? In my experience most surveyors will say something along the lines of "elevated moisture content readings are indicative of a potential damp problem and a report should be obtained from a suitably qualified professional. (can't remember industry body).
In reality you should also consider other possibilities. Is the house empty and unheated? An older terraced property that may be enough to cause elevated readings on it's own.
It said essentially what you've said - the only specific was 'damp around around bay and front alcove'.In reality you should also consider other possibilities. Is the house empty and unheated? An older terraced property that may be enough to cause elevated readings on it's own.
The vagueness is frustrating but I'm having a chat with him tomorrow to clarify a few points, I've also bitten the bullet and arranged for an independent damp inspection.
surveyor said:
Be wary of expensive damp solutions to problems that a bit of heat will resolve...
I've just been reading through that Heritage site linked previously; lots of good if somewhat scary advice.Everything around home buying seems centred around vagueness, it would be nice if answers were straight up and not just an exercise in arse covering.
The reports are meant to be factual... In a homebuyers there should in my opinion be a bit more beyond, but the problem is if a Surveyor gives an opinion such as this is not unusual and heat will probably dry it out, most people read that this is definitely not a problem and there is definite no cost, then go mental and threaten to sue etc. when this turns out to be the 1/10 which needs more work.....
Hence you get the facts and the advice to investigate... Then you end up having to watch for contractors....
You may well find the phone conversation helpful.
Hence you get the facts and the advice to investigate... Then you end up having to watch for contractors....
You may well find the phone conversation helpful.
PositronicRay said:
Useful stuff, was wondering who to use. I'll be needing a survey soon, midlands based, edwardian building. Looks ideal.
I used Peter for the purchase of my current house.Insisted i was present during the survey. Was the right thing to do too. Learnt more in a few hours than i though was possible. He picked up stuff i doubt most people would see.
I didn't need someone to tell me that there was damp. Just to confirm it, and more importantly the practical solutions, and thus the likely costs.
Whilst his opinions on surveyors might seem harsh, some of the drivel they write suggests that some dont really have a clue about older buildings , nor give the customer a clue eithewith their reports. As some else alluded to, you just want straight forward honest answers and opinions. I got that.
We are in a very similar situation. Our HB report was a fine example of epic arse covering. There will be stuff to sort, you expect that on an old house but some of the stuff is frankly silly.
Our vendor has lived there for 25 years, put a new roof on it, extended the kitchen, re-plastered, rewired and put double glazing in. It is a well maintained property so the HB report is in essence justifying their fee.
Our vendor has lived there for 25 years, put a new roof on it, extended the kitchen, re-plastered, rewired and put double glazing in. It is a well maintained property so the HB report is in essence justifying their fee.
Edited by Ace-T on Tuesday 14th March 21:19
surveyor said:
Be wary of expensive damp solutions to problems that a bit of heat will resolve...
Absolutely. We were told we had damp coming in round a chimney stack when we bought this house (2011). We spent a fair bit replacing the flashing etc. but it didn't go away. When we recommissioned the open fire in 2014 (just giving the flue a clean and replacing the hearth, really) and started using it, even for only 4 or 5 months a year, surprise surprise; no more damp.Out boiler is also about 15 years old and will only get replaced when it absolutely needs it, it runs fine as it is. Unless the existing one is seriously knackered, the ROI on boilers is shocking.
TLandCruiser said:
So who's correct then? I was about to instruct thesehttp://www.kimberleygulf.co.uk/
regarding this http://www.rightmove.co.uk/property-for-sale/prope...
am I wasting my time and it just needs the heating on a bit more? Aplogies for the thread hijack OP.
MoelyCrio said:
So who's correct then? I was about to instruct these
http://www.kimberleygulf.co.uk/
regarding this http://www.rightmove.co.uk/property-for-sale/prope...
am I wasting my time and it just needs the heating on a bit more? Aplogies for the thread hijack OP.
Id suggest finding someone who isn't selling a product to put right something right that you are paying them to find.http://www.kimberleygulf.co.uk/
regarding this http://www.rightmove.co.uk/property-for-sale/prope...
am I wasting my time and it just needs the heating on a bit more? Aplogies for the thread hijack OP.
i.e. get someone independant.
This is the result of the additional independent survey we had carried out.
Followed by a recommendation of the following work:
TBH I'm unsure what to make of this, surely not every damp survey and proposed remedy can be a scam yet reading various 'sensible' opinions on the Internet it would seem all I have to do is turn the heating on and let the house breathe!
Followed by a recommendation of the following work:
TBH I'm unsure what to make of this, surely not every damp survey and proposed remedy can be a scam yet reading various 'sensible' opinions on the Internet it would seem all I have to do is turn the heating on and let the house breathe!
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