About to buy a lower ground flat with damp problems - any tips welcome please!

[looseleaf]

Hi,
We have found a flat we really like and the survey revealed category 3 (highest category) damp in most of the walls. There's no sense of damp in the flat as we didn't see/ smell it but then it was redecorated last year!

A damp proofing firm came to look and have given us what reads like a sales pitch and quoted nearly £4k to put a damp course in.

Does anyone have a firm they really recommend to do this? And we might get an independent damp expert in who has no self-interest in doing a more detailed damp report?

Also a friend recommended we damp proof right up to the ceilings (an extra £3k with the firm who've looked at it so far) as theirs kept coming back?

Thanks so much for any advice.

I forgot to say we're in central/ west London

I'd get a proper damp proof report - not one from someone trying to sell you a damp proof course. These companies are notoriously bad for trying to sell stuff that is not needed.
I would look for an independent chartered surveyor from which you'll need to pay for a report but this should ensure you only get what is needed done rather than lots of expensive extras which should in the long run save you money.
I don't live in London so can't recommend anybody personally but a quick google and I found this guy who is the kind of person I'm talking about www.damp-diagnosis.co.uk/damp_services.htm

Or these guys www.exposuresurveying.co.uk/services/residential-clients/

Is it an old building? They always have damp in the walls- doesn't necessarily mean its an issue- those probe things they use are useless and given the weather we have had. Are there other signs- ie flaky plaster etc? Have a look at guttering etc. I'd second getting an independent company- one that diagnoses the issue, not one that sticks a probe in and recommends a chemical dpc. Good luck!

Hi.

I second the idea of getting a non-sales person to have a look. If we are asked at work we normall suggest someone like Protim, but I suspect that there are rarely cases where they advise you not to do a job.

If you can get hold of the surveyor who did the report then give him a call and ask him to talk you through the issues he found and what the possible solutions might be.

There are a number of different causes, but typical ones include soil levels higher than 150mm below Damp Proof Course level (ie no or little step out at doorways), leaking roofs/gutters, soil piled against walls, poor ventilation in kitchens/bathrooms. All of these things can be solved without replastering/filling the place with chemicals. The key is to find the source of the moisture and stop it - it doesn't matter how much chemical you pump into the wall if you don't stem the source.

Good luck

This is all so useful, I'm really so grateful to each of you for your replies .

Sausagedog27 it is an old building and has a lot of historical damp issues eg. a metal pipe was replaced for a plastic one and placed much higher so it didn't run behind one of the walls. And the washing machine may have a leak which the seller offered to fix.
You have all been so insightful and tricot39 I needed your explanation about stemming the source as knowing not the slightest thing I'd said earlier today that we should damp proof right up to the ceilings so we didn't have to think about it again.

I shall try chatting to some people so wonkylegs your links are fabulous, thanks.
I'm especially keen we're rigorous in working out how to solve this as DH has asthma and we have 2 small children both with allergies so we shouldn't buy the flat if can't improve it somehow!

Glad to help op. if its an old building try www.spab.org.uk- they have got some good fact sheets on damp in old buildings and why they need to 'breathe'. I echo comments about finding the source of the problem. Good luck!

Ask the surveyor who flagged it up for solutions.