"Penetrating dampness" on survey

[Sooperswooper]

In process of buying a gorgeous old semi detached Victorian house. Had the survey done which has thrown up the usual "damp" issues (damp proofing course round bottom if kitchen external walls etc) which we anticipated as it's a Victorian house and we aren't bothered by that. Nor the condensation in bathroom (needs an extractor). One thing it did throw up though was penetrating damp around the head of chimney breast on landing and second floor (internal walls).

We've got a specialist company having a look on Mon (fully aware of the selling factor in companies recommending hideously expensive things that don't always need to be done so are circumspect about it) but just wondered if anyone had come up against this and whether it should be a concern?

It sounds like overkill, but get 2 or 3 companies out to inspect. I did that and got 3 different sets of results. There was only 2 sections of wall they had in common and both had leaky downpipes on the outside.

If there's damp around the chimney, it's probably a problem with flashing.

I was planning on getting two or three quotes after the specialist survey if it said it was a serious issue, just because ideally we would want the work done before we move in (or would this be a stupid idea & we should try to renegotiate the asking price?) I see the point of the three to identify the areas though.

Being totally dim here, but what's flashing (in this context I mean!)

Flashing is lead skirt around the base of the chimney between that and the roof. It should be fairly easy to sort. The other issue might be that the chimney needs repointing as well.

With regard to damp in the kitchen, don't get an injected chemical damp proof course, they are useless - rising damp is actually very rare.

House sounds lovely- best of luck!!

if it's a chimney breast it might be penetrating damp due to faulty flashing or pointing, but if the flue has been closed it could be condensation. A chimney needs to be ventilated top and bottom, and a chimney will usually contain more than one flue. If the chimney is completely disused, consider having it removed to below roof level and the roof reinstated over the hole. It is more weathertight and requires much less maintenance.

Damp in kitchens is often due to leaking pipes or drains, including those under the floor, or condensation from cooking steam. Victorian houses often have stone or concrete solid floors, with pipes buried in them. 60 years is a good life for a pipe.

A ha! Did a quick google too so am now au fait with flashing it is a gorgeous house ( which is why I am spending my Friday night snaffling away photos for inspiration from various home based websites in preparation for the move )

Thanks, pigletjohn, for the advice about the pipes. The kitchen isn't a big worry (though saying that am now thinking of burst pipes.. To be honest, I know very little about chimneys / flues; all I know is that there is a working fireplace in the sitting room and also next door in the dining room on the ground floor which we planned on using. Not sure the one in the bedroom works but I think it does. That probably rules out closing it off..

Always post this link on here about damp, check out ukdamp.co.uk great source of information and how to solve damp issues naturally rather then automatically sticking a damp course in etc Try googling damp and victorian houses too, loads will come up about modern plastering causing damp etc