Dripping overflow - damp wall?
Discussion
Apparently, the property we are buying has had an overflow pipe dripping onto a wall for a very long period of time. The surveyor is concerned this may have made the solid wall damp and he thinks there is a small risk the timbers (Victorian house) may also have become rotten.
I thought if the wall was damp this would be quite obvious, but nothing on the inside suggests this. It is rendered on the outside, so also difficult to tell.
Obviously we haven't bought it yet, and this will go back to the vendor, but what is typical in this situation ? Presume to check the timbers they can lift floorboards, but what about the dampness ?
If we tell the conveyancer, will they have to tell the mortgage co ?
I thought if the wall was damp this would be quite obvious, but nothing on the inside suggests this. It is rendered on the outside, so also difficult to tell.
Obviously we haven't bought it yet, and this will go back to the vendor, but what is typical in this situation ? Presume to check the timbers they can lift floorboards, but what about the dampness ?
If we tell the conveyancer, will they have to tell the mortgage co ?
essayer said:
Apparently, the property we are buying has had an overflow pipe dripping onto a wall for a very long period of time. The surveyor is concerned this may have made the solid wall damp and he thinks there is a small risk the timbers (Victorian house) may also have become rotten.
I thought if the wall was damp this would be quite obvious, but nothing on the inside suggests this. It is rendered on the outside, so also difficult to tell.
Obviously we haven't bought it yet, and this will go back to the vendor, but what is typical in this situation ? Presume to check the timbers they can lift floorboards, but what about the dampness ?
If we tell the conveyancer, will they have to tell the mortgage co ?
Its always buyer beware as usual, including any suggestions here. Presume the overflow has dripped onto an outside wall, has that section of wall now covered in algae/moss? Is there a path at base of wall stained/moss covered or wet? Have you had a peek into the loft space to see for yourself if any obvious damp/damage exists in there? In my past experiences a constantly damp floor boarding and joists are obvious if serious damage has occurred by simply walking and springing your weight on them, you may feel some 'give and bounce' in the joists.I thought if the wall was damp this would be quite obvious, but nothing on the inside suggests this. It is rendered on the outside, so also difficult to tell.
Obviously we haven't bought it yet, and this will go back to the vendor, but what is typical in this situation ? Presume to check the timbers they can lift floorboards, but what about the dampness ?
If we tell the conveyancer, will they have to tell the mortgage co ?
So unless these types of signs are not obvious I would personally not be over concerned, simply have the ball valve attended to or water hight in tank adjusted or whatever else may be causing the dripping and the whole will dry out soon enough. Don't forget its your surveyors job to pick out ALL the faults and in many cases cover their backs with worst scenarios offered to purchasers.
In this case if no obvious damage has occurred then no worries, if some damage has occurred then your conveyancer may well advise the mortgage company, nine times out of ten the mortgage company will place a amount of mortgage money to be withheld along with a time limit for the work to be completed to put things right, the rest of the mortgage money is then released when the work is completed. Usual to expect this sort of thing to be time framed in a few months.
It really sounds to me that your surveyor is really being very cautious.
Unless there's a solid floor over the area then lifting the carpet and a few floor boards should be sufficient to check the area. Unfortunately, vendors can get a bit funny about having their homes 'opeened up'.
Sounds like the Surveyor's being sensible in highlighting a potential issue.
Sounds like the Surveyor's being sensible in highlighting a potential issue.
hmm ..
in the area of the 'drip' the wall has very high damp readings inside, and visible damp on the plaster (behind the bookcase that has now been moved)
He thinks the waterproof outside rendering has stopped the water evaporating naturally and this has caused it to spread inwards
He advises that plaster inside and rendering outside may need to be removed for it to dry out
Is this likely?
in the area of the 'drip' the wall has very high damp readings inside, and visible damp on the plaster (behind the bookcase that has now been moved)
He thinks the waterproof outside rendering has stopped the water evaporating naturally and this has caused it to spread inwards
He advises that plaster inside and rendering outside may need to be removed for it to dry out
Is this likely?
essayer said:
hmm ..
in the area of the 'drip' the wall has very high damp readings inside, and visible damp on the plaster (behind the bookcase that has now been moved)
He thinks the waterproof outside rendering has stopped the water evaporating naturally and this has caused it to spread inwards
He advises that plaster inside and rendering outside may need to be removed for it to dry out
Is this likely?
Its very possible that a damp wall once sealed on the exterior, to prevent further moisture ingress, will only lose its moisture content through the interior plaster. So I agree with your surveyor. If the exterior render coat is now waterproof the only gain to be had from its removal will be speed of the drying out process, BUT if it rains!! Personally I would simply allow the plaster work to naturally dry over a period of several months perhaps, allow a clear area to the plaster, then reassess. I would not go about spending sums of money on hacking off and re-coating at this stage. All my opinion only. Any chance of a couple of images.in the area of the 'drip' the wall has very high damp readings inside, and visible damp on the plaster (behind the bookcase that has now been moved)
He thinks the waterproof outside rendering has stopped the water evaporating naturally and this has caused it to spread inwards
He advises that plaster inside and rendering outside may need to be removed for it to dry out
Is this likely?
Try this site for more advise www.diynot.co.uk
Edited by crankedup on Wednesday 21st March 11:30
Reality is that it's probably not that serious. Wang an industrial-size fan and dehumidifier in that room for a couple of weeks and it'll dry out.
But, just in case...
Make it the seller's problem. They may even find that their house insurance covers for the drying-out work.
If you're in any doubt, get someone in to inspect and quote for drying-out and some preservative treatment, it' not usually that expensive.
Edit - Should have mentioned, for wet stone to dry naturally takes roughly one month for each inch of thickness. So, a 2ft thick stone wall, 2 years or so.
But, just in case...
Make it the seller's problem. They may even find that their house insurance covers for the drying-out work.
If you're in any doubt, get someone in to inspect and quote for drying-out and some preservative treatment, it' not usually that expensive.
Edit - Should have mentioned, for wet stone to dry naturally takes roughly one month for each inch of thickness. So, a 2ft thick stone wall, 2 years or so.
Edited by shtu on Wednesday 21st March 12:26
I'd just fire it back that they totally liable for repairing the leak and any structural and decorative damage.
Withold £10-20k until resolved to your satisfaction. Or, drop the price based on the damage. If they won't let a builder inspect and quote for the repair, either drop loads on the offer or walk away.
(Bear in mind that almost anyone putting in an offer will have a survey done, and spot the same problem.)
I still think that it's quite likely there's no major damage, but you have to assume the worst.
Amazing how people let a 5p washer store up so much grief, isn't it? they could have had that fixed years ago.
Withold £10-20k until resolved to your satisfaction. Or, drop the price based on the damage. If they won't let a builder inspect and quote for the repair, either drop loads on the offer or walk away.
(Bear in mind that almost anyone putting in an offer will have a survey done, and spot the same problem.)
I still think that it's quite likely there's no major damage, but you have to assume the worst.
Amazing how people let a 5p washer store up so much grief, isn't it? they could have had that fixed years ago.
I wouldn't have thought that this would lead to significant expense unless important timbers have been affected.
Through your solicitor suggest that an agreed part of the purchase price is held in escrow for a period after completion subject to satisfactory resolution of the problem which sould be just a drying out period. Any fair-minded vendor would not object to this unless they knew there was a more serious issue.
I did this with my last house purchase and it worked fine - I got my money back
Through your solicitor suggest that an agreed part of the purchase price is held in escrow for a period after completion subject to satisfactory resolution of the problem which sould be just a drying out period. Any fair-minded vendor would not object to this unless they knew there was a more serious issue.
I did this with my last house purchase and it worked fine - I got my money back
been again be a look today and seen another wall in another room is blistering slightly and even, in places wet to the touch - despite the property being empty for nearly a month and no heating on.
Starting to wonder if this property has some real damp issues going on with it..
Proper damp survey booked in for tomorrow.
Starting to wonder if this property has some real damp issues going on with it..
Proper damp survey booked in for tomorrow.
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