Repointing over damp proof course

[Baked_bean]

Hi All,

I am currently buying a 70's property and had a survey done last week..it flagged up a few minor issues, I am new to buying houses so I am after some advice.

The survey has noted that we need to repoint the DPC as it has been done incorrectly previously, the house is cladded and some of this needs cutting back to expose the DPC. anyone got any advice on who to use in the he midlands area?

Any ideas of costs that I should expect? It is an area that I am not familiar with an don't want to waste money if it is not necessary.

Thanks,

[PositronicRay]

Is it damp?

[Baked_bean]

No, no damp.....just advised to stop it from occurring?

[PositronicRay]

If it's been like that for yonks and no damp, just use it to negotiate.

[Baked_bean]

True enough, it isn't currently an issue but i dont want it to become one as i have plently of other projects to contend with.

Any other opinions?

[kurt535]

Obviously, i don't have pics or have seen it in person but from your post it sounds as if the cladding has bridged the DPC?

I'd be really concerned what damage that's done over the years to the cladding. i had to strip a recent house's cladding vertically up to a metre where the water had been bridging due to the very same reason. Tapping with a hammer will reveal if its blown. The other problem is, if a cavity wall, where the water has bridged the DPC and gone into the wall, if its internally cavity filled it will travel across to internal walls. Again this was my experience with the damp damage conveniently hidden behind the kitchen floor cupboards.

[roofer]

Sounds like the dpc has been bridged with a re point. Dpc should be bedded on cement, then a course built off the dpc. You should have a clear edge of dpc sticking out of the course unbridged by mortar.

If there is cladding on the wall, this should be fixed to battens holding it off, so not really a bridge. Cladding should be at least 200 mm off the ground though.

[hyphen]

PositronicRay said:

If it's been like that for yonks and no damp, just use it to negotiate.

+1 The surveyor will list anything he can think of to cover all angles.

[CambsBill]

PositronicRay said:

If it's been like that for yonks and no damp, just use it to negotiate.

This ^. If it ain't broke, don't fix it.