Bats and damp in an OLD stone property
Discussion
Looking at a house/barn that was built in mid 1600's and re-done in 1990. Two issues that I thought I'd hit you with in one go....if I get a damp bat expert I'm sorted!
So - they have bats.....like...a lot - owner estimated 300+ roost in one part of the attic. I have no problem with that as I hate mosquitoes more than bats! However, there are a few outbuildings that I would be looking to flatten or replace and a few trees in their wooded area that might need thinning out...... If you have a property with bats, does the protection of them extend to making changes to their "hunting ground" - my garden! Or if there is an old falling down stable block that I don't want, I can just demolish it without a second thought?
And the property has one original wall that had no signs of damp for a few hundred years, and when the current owner brought the whole project up-to-date in 1990 he was forced by planning to inject damp proof into the stonework. And suddenly the wall got damp and the company that did the work went bust. As such, he has simply got one slightly damp wall that he ignores - it's hidden behind an old fireplace that is no longer in use at the back of the kitchen – so no big deal for them.
Is that a- likely to be fixable with upgraded ventilation, etc in the rest of the house. b- no big deal, and you didn't bother them it shouldn't bother us and c- to be a dealbreaker for my mortgage company! Everything I have read on injectable DPC makes it sound like the whole thing was a bit bit of a scam – but no one explains how to fix a failed wall that had it done.
So - they have bats.....like...a lot - owner estimated 300+ roost in one part of the attic. I have no problem with that as I hate mosquitoes more than bats! However, there are a few outbuildings that I would be looking to flatten or replace and a few trees in their wooded area that might need thinning out...... If you have a property with bats, does the protection of them extend to making changes to their "hunting ground" - my garden! Or if there is an old falling down stable block that I don't want, I can just demolish it without a second thought?
And the property has one original wall that had no signs of damp for a few hundred years, and when the current owner brought the whole project up-to-date in 1990 he was forced by planning to inject damp proof into the stonework. And suddenly the wall got damp and the company that did the work went bust. As such, he has simply got one slightly damp wall that he ignores - it's hidden behind an old fireplace that is no longer in use at the back of the kitchen – so no big deal for them.
Is that a- likely to be fixable with upgraded ventilation, etc in the rest of the house. b- no big deal, and you didn't bother them it shouldn't bother us and c- to be a dealbreaker for my mortgage company! Everything I have read on injectable DPC makes it sound like the whole thing was a bit bit of a scam – but no one explains how to fix a failed wall that had it done.
Can't help with the damp part of your q.
Is the main house listed ?
Assuming not then I guess you would still need to check that no bats are roosting in the outbuildings before you demolish them - as protected species its possible to get a prison sentence or a large fine for killing one.
We had them in our attic ( built 1630 something and G2 listed ) ( we knew about them before we bought ) but the house needed a reroof so for a while it was a bit touch and go as to what demands the local planning officer would have - local Council had a " batman " officer and they visited twice with the Builders and Roofers and finally agreed that a false wall and ceiling ( with vents ) of polythene being built would be acceptable whilst the works were going on providing it would be moved as they worked.
Oh and we had to get extra bat tiles then installed for the bats benefit.
We didn't really mind any of this and the bats take care of any and all insects etc that are up there and tbh we rarely hear them.
So perhaps in your case maybe a call to the local Council depending on the circumstances of your Building.
Is the main house listed ?
Assuming not then I guess you would still need to check that no bats are roosting in the outbuildings before you demolish them - as protected species its possible to get a prison sentence or a large fine for killing one.
We had them in our attic ( built 1630 something and G2 listed ) ( we knew about them before we bought ) but the house needed a reroof so for a while it was a bit touch and go as to what demands the local planning officer would have - local Council had a " batman " officer and they visited twice with the Builders and Roofers and finally agreed that a false wall and ceiling ( with vents ) of polythene being built would be acceptable whilst the works were going on providing it would be moved as they worked.
Oh and we had to get extra bat tiles then installed for the bats benefit.
We didn't really mind any of this and the bats take care of any and all insects etc that are up there and tbh we rarely hear them.
So perhaps in your case maybe a call to the local Council depending on the circumstances of your Building.
Cant help with the Bat query but I would presume that the property is listed, having been built in the 1600's? If so, it would be against Historic England's (formerly English Heritage) rules to inject a damp proof course as it only allow changes that can be removed. If not listed then there are quite a few options and I would suggest consulting with a specialist damp proofing consultant.
Unlikely the damp treatment caused the damp, more likely some other witless act did that, blocking up ventilation, raising ground levels, rendered a wall etc. Trees might have individual or group preservation orders, you need to check with the council, some have maps showing TPOs. If there are no TPOs have at it with a chainsaw.
So to answer some of the questions, the house is not listed (We have deliberately avoided listed properties), the trees were 99% planted by the current owners when they bought the property 35 years ago so there are no TPOs……. And it does seem they have some rather Late 80s standard ventilation solutions going on that probably aren’t helping!
Oh, and it is 6 acres. Couldn’t go over 10 because the mortgage company wouldn’t want to know.
Oh, and it is 6 acres. Couldn’t go over 10 because the mortgage company wouldn’t want to know.
Sounds like you have a maternity roost with that many bats….if you want to do anything to that house you’ll need a bat survey (four figure sum) and then a license to do whatever work you want to do (another four figure sum), I am not an expert but I think the outbuildings and trees could be considered part of their environment. I think with that many bats if you wanted to do roof work you would literally have to have someone on site for every tile being lifted of the roof. You also wouldn’t be able to do any roof work during winter.
Oh and if you need a bat survey they have to be done in the summer months, three separate occasions at dawn and dusk.
We used to own a house with a maternity roost in it, we were contemplating doing some work to the house which would have meant having part of the roof space effectively sealed off from the rest of the house as “bat habitat” or you can also build an equivalent loft space in the garden. We’re talking a whole different level to putting up a couple of bat boxes !!! The old outbuildings might mean you don’t need to though.
Personally I wouldn’t buy a house with a maternity roost it is a huge ball ache.
Oh and if you need a bat survey they have to be done in the summer months, three separate occasions at dawn and dusk.
We used to own a house with a maternity roost in it, we were contemplating doing some work to the house which would have meant having part of the roof space effectively sealed off from the rest of the house as “bat habitat” or you can also build an equivalent loft space in the garden. We’re talking a whole different level to putting up a couple of bat boxes !!! The old outbuildings might mean you don’t need to though.
Personally I wouldn’t buy a house with a maternity roost it is a huge ball ache.
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