Damp in house survey

[teamB2011]

We have just received a survey back on a house we are purchasing and it has revealed high readings of moisture and recommended getting damp proof specialist to inspect. I have done a bit of research and it appears that such companies often recommend the full chemical damp proofing when this may not be the required solution. Does anyone recommend any such specialists and has anyone got experience of this when buying a house - not sure how easy it is to negotiate a price reduction?

[quoteunquote]

damp is very easily solved if you know houses,

so where it coming from?

where is the damp, where does it "start" and where does it finish?

when was the house built?

Has it had any special coating on the outside of the building, walls or roof?

Has it had any coating on the inside walls or roof?

any pictures?

[MinimalistMommi]

I was going to say www.ukdamp.co.uk/ too.
Polter they do actually offer to do work as well.

[quoteunquote]

This is one of my favourite things, and the OP hasn't been back to fill me in,

I love house solving house problems, it's so satisfying.

[teamB2011]

thanks for your comments.

I will try and give you more info. The house is a 1900 Victorian terraced house - red brick facade. the surveyor said the high readings were found in the downstairs toilet and the kitchen which are at the back of the house. we went to look at the house again and there was no obvious damp issue to the naked eye - i.e. no blackness or smell. although my husband did spot what he thought was a little discolouration on the ceiling just outside the toilet. the surveyor suspected that it had had damp proof course added - i am going to check this with the agent tomorrow. they say on their website that surveyor's measuring device is not always accurate so I am trying not to panic.

I have heard of the uk damp company but think they charge £450 to come to the property. I have read that a local builder should know the properties and therefore be able to advise on it - not sure if this is correct?

Thanks again

[quoteunquote]

Have a very close look at the area above, look at the flashing, roof hips, look for cracks on window sills, a very good point of entry for water, look at the window frames,

when I look at anything that age, I put a camera down the drains, because it easily sorted by the pipes usually have issues, you are responsible for all problems of the pipes, until the pipes join the main sewer, most insurances cover these pipes always check the insurance you get does with houses of that age, and the reason why we do a pipe survey in houses, is because the insurance companies sometimes have a clause that they will not pay out for pipe damage in the first six months of the house insurance, so check. even lifting the manhole covers will tell you a lot. ask where the drains run,

A knowledgeable builder will be able to identify the route of the problem and tell you what is involved in fixing it.

[teamB2011]

an update for you quoteunquote we had a local builder inspect the house but he only used a moisture meter abd it read as high/very high for the majority of the downstairs walls. it is disappointing as he has suggested full chemicak damp proof course as he suggests the original damp proog is failing, although not entirely. we have two more damp proof specialists attendimg next week for free inspection. the builder said there was no sign of penetrating damp.

[MinimalistMommi]

You really need to get a proper look at this, free visits are no good, they'll offer them free bc they can charge so much on chemical damp proofing etc etc.

You need to pay to get a proper job done on this, otherwise you may as well give up now. If you read the UKdamp website, they don't believe the chemical damp proofing etc etc works properly and find natural, and often much cheaper ways, to correct any damp.

[ZolaBuddleia]

We got an independent damp survey done on our house, it was £175. The report was very thorough, looked at the entire house inside and out.

[PigletJohn]

you mentioned discolouration on the ceiling. This is most likely due to a roof or plumbing leak.

In most cases, damp in houses is caused by condensation, the two most common causes being wet washing draped indoors, amd insufficient ventilation. Damp-proofing has no effect here. If it is at the foot of walls, also look for traces of bridging especially by earth or paths being put against the walls higher than ground level at time of build. Air bricks are often insufficient, or blocked e.g. by extensions, and this will increase underfloor damp.

A victorian terrace might not have had a slate dpc (have a look) but by now will probably have had at least one chemical injection treatment at the insistence of previous damp surveyors - look for the filled drill-holes. Another chemical injection will also probably not cure it. Sometimes you will have bad localised damp where the source is a leaking pipe below, or a leaking gutter above. Damp-proofing has no efect here.

If you invite someone into your house who sells damp-proofing, you can expect him to tell you to buy damp-proofing.

[teamB2011]

we will look at UK damp. thanks for your comments. we will not do anything drastic until we are fully appraised/satisfied as to the issues.

[ZolaBuddleia]

We found ours here.

[Sooty63]

I hope you gave UKDamp a wide berth. They HE was featured on watch dog as a rogue trader!

[SaltyGoodness]

Yes can I chime in and advise against Paul at UK Damp - their methods and website honestly sounded so sensible and reasonable but 2 years on all our damp has returned and we are over £2K down the drain. His methods simply don't work. Please don't just take my word on this, go have a look at the entire episode of BBC Watchdog 'rogue traders' devoted to him and his shonkiness
www.bbc.co.uk/programmes/p0299y5y

[phi1mums2]

Just to add - have been looking for damp report specialist & rang UK Damp - secretary takes your number & gets surveyor to ring you.
Got phone call from surveyor - asked me q's about property - gave me a price - assured me was regulated & will sort CSRT documentation needed by my mortgage lender.
Asked his name - Paul Taylor - for some reason I didn't like what he was saying - so didn't book survey. Then looked up his name - found 8 possible different companies dissolved in his name & then found this thread on here re UK Damp on BBC Watchdog Rogue Traders - it's definitely same guy - strong Geordie accent - so he's still out there trying to book jobs - so be warned

[phi1mums2]

DAMP REPORT for re.mortgage - have been looking for damp report specialist & rang UK Damp - secretary takes your number & gets surveyor to ring you.
Got phone call from surveyor - asked me q's about property - gave me a price - assured me was regulated & will sort CSRT documentation needed by my mortgage lender.
Asked his name - Paul Taylor - for some reason I didn't like what he was saying - so didn't book survey. Then looked up his name - found 8 possible different companies dissolved in his name & then found this thread on here re UK Damp on BBC Watchdog Rogue Traders - it's definitely same guy - strong Geordie accent - so he's still out there trying to book jobs - so be warned
re posting this link //www.bbc.co.uk/programmes/p0299y5y
thread is damp in house survey started April 2013 so updating as old thread .

[JT05]

We had the same issue, in the same area of an 1897 house. It was solved by digging down the years of soil build, path etc. around the back bit of the house and reveal the original DPC.

[evilpopstar]

We backed out of one Victorian house as damp soecialist said in his 30 year career he'd only told 3 people not to buy and we were the 4th. I was gutted as it was my dream house but we would have had to pay £40k to dig all timbers out of walls and replace and vendor wouldn't budge on price. All Victorian houses have done riding damp its penetrative damp you don't want. This was from years of leaking gutters down flank of house which was like a pond. Look for algae on outside.

[evilpopstar]

Done riding = some rising !doh.