Rising damp versus penetrating damp (rain penetration)

[Bobochic]

I'm in the process of selling my deceased parents' house. The buyers' survey has diagnosed very bad rising damp. I know that there is a little rising damp (barn conversion) but that the "high up" damp is rain penetration. Do I need to get a survey of my own? Buyers are of course trying to knock down the price.

Surely it's better as a seller for the buyer to think s/he has only one type of damp to contend with? If the buyer thinks the barn needs its roof overhauled or whatever, they'll want even more money off?

Bobo, when we bought our Georgian house the surveyor spotted damp. The surveyor was pretty pragmatic saying that if we had a problem with damp we should not buy an old house, and that the fact the house had stood for 250 years probably meant it would stand for a while longer. As it turned out, there were about 8 different reasons for the damp. Leaking shower tray, that sort of thing. We have solved about 6 of them, though there is still a bit of rising damp. My guess is that surveyors simply go round with a damp meter and say "rising damp" without looking too closely at the cause.

If you want to sell I would get a couple of quotes. Perhaps one from a good builder, to cover the work needed for rain penetration, and then one from a damp company who would offer a guarantee for the rest. Then if you are negotiating price, you have some figures to use. If you have time I would be tempted to get the rain penetration problems sorted whilst the property is empty. Most buyers would prefer that than the money.

NeedMoreSleep - thank you - I am a bit meh about the survey. The property is a 1960s barn and oast house conversion with two extensions (garage/laundry room and then a corridor and large home office) plus a conservatory. It is generally pretty well maintained but the conversion is visibly dated and showing its age and patching up the existing set up is not what the house needs. So I am not super sympathetic to having to contribute to that! My ideal buyer would be someone who really wants to live in an oast house/barn and realises that a 1960s conversion is gold dust - these days you would never get planning permission for so many windows!

The original building is about 150 years old. It was, of course, not designed for human habitation but that is hardly a secret revealed by the survey.

Second the get a couple of quotes. If I liked it, was told damp, but then knew how much it would cost to sort I wouldn't have a problem. Also means they can't knock off silly money as at least a rough cost is down in black and white.

My DB is a builder - his view is all damp can be fixed / improved to a good enough level, you just have to use the right solution if that makes sense.

There is some question about whether there is any such thing as rising damp at all. It may be that all of your damp is penetrating.

www.architectsjournal.co.uk/home/-rising-damp-is-a-myth-says-former-rics-chief/5204095.article

I lived in an old house, so did friends in our area in similar houses. When we sold them they all had damp. When we bought them, they were damp. Old buildings all have damp somewhere. Don't worry about it, but you will probably have to go along with their requests no knock a bit off money wise. We met ours halfway.

We're battling all sorts of damp in our 30s terrace. The first one to be rising damp is because a copper pipe has corroded under the kitchen floor. Bloody pita. We only discovered after trying and failing to replace plaster blown by a leaking window.

Or next house will be a bland new build.

Has the house been empty? When we bought our Georgian house the surveyor got very high moisture readings and was convinced there was terrible damp. I was familiar enough with old houses to know that a bit of moisture is supposed to come up through the walls and evaporate off and the key thing is ventilation but being empty for a year it had not been ventilated. So we took a punt on it all being fine and it is, completely - it's a lovely airy location and definitely no damp.

Ah RoadTax, I was going to say that but couldn't think where I'd seen it to reference!

Countess - yes, the house has been empty and it is very poorly ventilated when it is empty as my parents installed double glazing throughout.