OK, so we have a damp problem in our house.
Yes, it was in the surveyors report and we got the vendors to do a few things, but being in London, a price reduction was difficult and we liked the house (perhaps we were stupid) and we thought there was an element of covering one's backside.
Anyway, one winter gone an another one coming, we need to do something, so if it's OK, I am going to quote from the surveyor. Any tips etc. would be much appreciated.
We live in a 1920s detached house with solid walls. We have areas of mould that develop in the winter and parts of the house do have that damp smell.
Chimney: 'In view of the age of the property, the stacks are unlikely to contain a damp proof course and, therefore, even with the flashings in good repair, some internal
dampness may occur from time to time.'
Roof coverings: 'The valley gutters could not be closely inspected. Gutters of this type are, vulnerable to blockage and can be a source of damp penetration that can potentially lead to timber decay. It is essential, therefore, that regular maintenance
inspections are carried out.'
Main walls: ' Penetrating dampness:
Penetrating dampness was noted internally to external walls, particularly around window openings. We would recommend that a competent builder inspects and the cause of the dampness is ascertained. All recommendations to be carried out and quoted for prior to exchange of contracts. The deteriorated rendered finish may have contributed to the dampness noted.
Condition rating 3. Rising dampness
Damp proof courses are provided within properties to prevent vertical movement of ground moisture up through the wall construction to prevent deterioration of internal fixtures and fittings and also to prevent high levels of moisture leading to wood rotting fungi.
The horizontal damp proof course to the base of the main walls was not visible due to the external rendered finish. In a property of this age, we suspect that a slate damp proof course has been installed.
Dampness was detected at low level to the main walls, to areas including hall, living room and dining room. This is consistent with a failure or bridging of the horizontal DPC, and further specialist investigation is required prior to exchange of contracts.
Any structural floor timbers which are in contact with damp brickwork are at risk from rot or decay and you should instruct your specialist firm to check the sub floor timbers for defects, and again carry out appropriate remedial treatment as required.
Condition rating 3. Walls
The main walls are of 225mm solid brick construction with fully rendered elevations.
Despite signs of old settlement and thermal movement, the structural condition of the property appears to be generally satisfactory and we found no evidence of significant cracking, subsidence or structural movement.
Solid walls rely on the thickness of the material to prevent weather penetration. The principle is that weather hitting the wall will be soaked up by the masonry but that the water will evaporate before it penetrates completely through the wall. In most parts of the country, experience has shown that 225mm thick brick walls will normally perform this function. However, if the walls are particularly exposed or particularly severe weather is experienced, penetrating dampness may occur.
One of the concerns with properties of this age is the extent to which timbers were built into the main walls to provide support to openings to windows and doors, and as the bearing for structural timbers such as floor joists. These timbers are concealed within the fabric of the building and could not be inspected. Should damp penetration occur through the main walls, it is possible for these timbers to be affected by timber decay. It is therefore very important for the external wall surfaces to be maintained to a high standard at all times.
The rendered wall surfaces appear in basically satisfactory repair, albeit subject to some cracking and loss of key in localised areas that is reasonably attributable to shrinkage and general deterioration of the render material. These areas will need
to be made good prior to the next re-decoration. '
OK, so I don't know if it's being slightly rude to post stuff from the report, but if you don't ask you don't get etc.
We have sought some opinions, but we seem to get different views and the one guy we'd taken on a recommendation has only provided us with a quote for scaffolding after many months and isn't responding.
Many thanks for ANY help/advice/etc.