Damp - would you let it put you of buying a house?
Discussion
Just had a look at a terraced house typical 1930/40s affair. Had a damp proof on the external walls but its got some damp on the middle separating wall which needs some attention.
I'm happy doing pretty much anything in a house but damp is not something I've had to deal with before.
Whats involved in sorting it? There are two sections of wall one about 3 feet and the other about 5 feet that are affected. Is this likely to be an expensive fix?
I'm happy doing pretty much anything in a house but damp is not something I've had to deal with before.
Whats involved in sorting it? There are two sections of wall one about 3 feet and the other about 5 feet that are affected. Is this likely to be an expensive fix?
Remedial work usually entails knocking off plaster on the effected wall to a height of 1m.
A chemical is then injected (I used Dryzone).
The wall is then rendered with sand and cement plus a waterproof admix (I use Sika 1) and then once completely dry, plastered.
Skirtings will need to be replaced and the wall/room redecorated.
It's a dirty messy job. It certainly wouldn't put me off buying a house but I would definitely be looking for a reduction in the price to cover the works/upset.
A chemical is then injected (I used Dryzone).
The wall is then rendered with sand and cement plus a waterproof admix (I use Sika 1) and then once completely dry, plastered.
Skirtings will need to be replaced and the wall/room redecorated.
It's a dirty messy job. It certainly wouldn't put me off buying a house but I would definitely be looking for a reduction in the price to cover the works/upset.
fridaypassion said:
Just had a look at a terraced house typical 1930/40s affair. Had a damp proof on the external walls but its got some damp on the middle separating wall which needs some attention
If it's on the party wall between you & your future neighbour might there not be an issue? I don't know what effect the chemicals have but it might get expensive if you have to pay for repairs to their side as well. Just a thought.What has been said above is correct. You should also be aware of the potential problems with timber floors and embedded timbers being in contact with damp walls.
That does provide the potential environment for timber decay in it's various forms. That doesn't mean it's a deal breaker but you might have to make provision for the additional works.
That does provide the potential environment for timber decay in it's various forms. That doesn't mean it's a deal breaker but you might have to make provision for the additional works.
fridaypassion said:
middle separating wall which needs some attention.
More information required to tell how serious this is surley? It could be anything from the chimney to the roof thats causing the damp. Is it just downstairs or upstairs as well? If its both it could have rotted beams, if its coming in through the roof then can you get up there yourself to fix leaks? Its probably better having damp on an external wall than a middle wall. Im not builder but I would definately be getting an expert in to tell me more about where the damp is coming from.
BoRED S2upid said:
More information required to tell how serious this is surley? It could be anything from the chimney to the roof thats causing the damp. Is it just downstairs or upstairs as well? If its both it could have rotted beams, if its coming in through the roof then can you get up there yourself to fix leaks?
Its probably better having damp on an external wall than a middle wall. Im not builder but I would definately be getting an expert in to tell me more about where the damp is coming from.
What that man said. How long has it been damp and are there any rotten floor boards or timber joists as a result? Is it only on your side? If it is then is it rising damp or condensation (behind furniture for instance). Are there any signs of sub floor dry rot due to lack of ventilation? Lastly, but of much importance (especially if your neighbour is savvy), if you are cutting into a party wall (other than hanging pictures or putting up shelves) you may well need a party wall agreement under the requirements of the Party Wall etc Act 1996. Before you buy the place establish the cause of the damp and if it needs drilling and irrigating then consult a local Chartered Building Surveyor and get costs for the party wall award just in case this needs to come off the house cost as well.Its probably better having damp on an external wall than a middle wall. Im not builder but I would definately be getting an expert in to tell me more about where the damp is coming from.
Good luck!
C Lee Farquar said:
youngsyr said:
What about damp in an exterior wall of a 20 year old basement, are we still talking cheap but dirty fix, or mega money?
Depends, if it has black mould growth it's probably condensation and cheap to control. If it's penetrating it could be very expensive and disruptive.An independent damp specialist costs about £250 for a full survey. It could well be one of the best £250 you spend. The key word is "independent."
We used, on his recommendation, Newlath Membranes. The new plaster is drying at the moment, so it'll be a good few months until I can give a report of whether it has been fully successful, but I'm hopeful.
We used, on his recommendation, Newlath Membranes. The new plaster is drying at the moment, so it'll be a good few months until I can give a report of whether it has been fully successful, but I'm hopeful.
C Lee Farquar said:
They may be separate issues, it's difficult to judge without seeing the problem. Has the plaster actually degraded or is it just the paint peeling off? Are there any salts on the plasterwork?
The paint hasn't actually peeled off yet, so it's difficult to tell about the condition of the plasterwork. I haven't seen any salts on or degradation of it though, so I'm assuming it's just wet.If it makes any difference, we painted it less than a year ago with standard one coat emulsion, when we moved in. We didn't notice any damp at the time as apparently that area had been "repaired" by a damp specialist.
Damp is a funny one. My parents had an independant assessment done of their period farmhouse many years ago. They had treatment done that came with a guarantee. Knowing they had been bitten before if you get the plastering done independantly - they had the damp people do the plaster and got a guranatee. Went wrong of course and they claimed - the compnay attempted to tell them it was plastering at fault - sorry you did it. They tried every trick in the book - except they'd seen it all before havinga no. of rentals and company coughed up.
My house had damp everywheer when we moved in - all the walls up to 1 metre or so - we did do the damp course thing (some of the walls had tar painted on and foil - that came off so did all the plaster). We also dug drains outside and lowered the soil level and sorted out the air bricks. I think it will come back. But you need to know what you are dealing with - specialist is way to go.
My house had damp everywheer when we moved in - all the walls up to 1 metre or so - we did do the damp course thing (some of the walls had tar painted on and foil - that came off so did all the plaster). We also dug drains outside and lowered the soil level and sorted out the air bricks. I think it will come back. But you need to know what you are dealing with - specialist is way to go.
Coco H said:
They had treatment done that came with a guarantee. Knowing they had been bitten before if you get the plastering done independantly - they had the damp people do the plaster and got a guarantee. Went wrong of course and they claimed - the compnay attempted to tell them it was plastering at fault - sorry you did it. They tried every trick in the book - except they'd seen it all before having a no. of rentals and company coughed up.
We had a guarantee from a damp proof company. I wasn't worth Jack when the damp came back. Since it would have cost a similar amount of money to take them to court as the work cost, with no guarantee of them paying even if we won, I took a bite of the metaphorical bullet and wrote it off.They're
s though.Grrr...
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff