Damp - What type of tradesman should I use?

[user1489844432]

Hello

I am in the process of purchasing my first house. I got results of survey and there are some actions I need to take to rectify issue with damp once I move in. Unfortunately I have no DIY skills nor tools so will need to ask specialist(s) to deal with below issues. However I am not sure who I am looking for? Do I need separate tradesmen or there is some sort of general builder who deals with these issues? Below jobs seem to be quite small to be allocated to separate tradesmen but then I am not really sure. I have been renting so far so never had to call anyone.

I would be very grateful for an advise who I am looking for.

Also was wondering if anyone can let me know what I should expect to pay? I am after rough estimation. The property is in Bexley, Greater London. Any recommendations would be greatly appreciated as well.

External ground levels reduction – external ground levels are above the damp proof course causing dampness. They need to be reduced to be about 150mm (two brick courses) below the damp proof course and then the channel to be filled using pea-shingle but not above the damp proof course. High ground levels exist along the length of the main flank wall, across the main rear wall and along the length of the kitchen flank wall up-to the side door.

Additional airbricks are required within the main flank and rear walls to allow sufficient ventilation for suspended floors.

There is no ventilation or not enough in the roof void/loft. Most likely it requires some tile vents or a combination of ridge vents and tile vents but this would need to be properly assessed.

There are two chimney breasts that require external ventilation. I presume they would need vents on both ground and first floor level.

Many thanks for all help!

Not sure if it matters but it is 3-bed Victorian semi-detached house, built ca 1890, size approx 100m2/1076sf.

Reducing ground level issue is handyman/ suitably supervised young relative/ diy stuff.

The rest, small local builder. Knock on doors in the street and ask for recommendations- bonus point, you'll get to meet your neighbours.

Always get 2 , or better 3, prices for ANY job.

Nothing too drastically urgent here, so take your time to find trustworthy tradesman/woman.

Hi,

I cant help in the matter other than to suggest what has already been said but im interested to know if you paid for an independent damp specialist to check for damp or did that show in your valuation survey/homebuyers report?

I ask as we are selling our house and our purchasers had a survey conducted by a company that sell damp course treatment and therefore advised we need expensive damp course treatment!

We think all that is required is similar to what you have been advised.

Many thanks

I did structural survey and based on its results I did a separate damp survey as structural survey did not do a proper investigation to establish source of the issue just referred me to a specialist.

The damp survey was done by independent surveyor, who does not do any treatments. He actually made a comment in his survey that new damp proof course is not justified.

I am not really surprised with their recommendation since they sell the product. Did your buyers even pay for the survey? I specifically was looking for an independent surveyor to make sure I do not get recommendations for unnecessary treatments. Both surveyors told me that they would recommend a chemical treatment for a a period property unless there is really no other choice.

The surveyor they organised was free!

We have just booked and paid £250 to have our own independent damp specialist attend the property next week. If only our buyers were thinking along the same lines as you.

The damp course treatment quote they have given is 4k, at which our buyers have asked for a 4k price reduction on the back of a short sentence that states, defect is rising damp caused by high ground levels and ineffective damp course.

Good thread for me to keep an eye on in case we require the same works as yourself.

Thanks

if I am honest, I am surprised that you decided to pay for a survey. I guess I would ask buyers to come back with an independent survey if they want to talk about the price reduction.

I am not great damp expert as I am dealing with this issue for the very first time but the above sentence does not make any sense to me.

It is obvious that the damp course will be ineffective if external ground levels are above the damp proof course. There is no way the damp course can work effectively if the issue starts above the DPC.

Don't know what type is your property, mine is Victorian, so surveyor advised that it should have an original slate type damp proof course. He advised physical damp proof courses very rarely fail unless of course there were some structural movements.

BTW, I am not that smart or experienced but over the last few weeks I spoke a lot to surveyors so learnt more about this than I ever expected! :)

My OH wanted them to pay for an independent survey before discussing further and to re-market it. I felt it was in our best interests to have one done, if we do have to get new buyers at least we can say we have had it done already and this is what may or may not be required.

The free surveyor was here for 10 minutes, all he did was go around with a damp meter just above skirting boards to determine that we had rising damp so im not surprised by his little sentence on the report not making any sense.

Im shocked at how these damp course companies operate and still get customers!

If you are going ahead with your own survey, make sure you make a really good use of surveyor's time.

I feel that the greatest value I got from both surveys was released only after talking to surveyors. So if you or your OH will be present during the survey, ask surveyor to show you exactly where the issue is, talk you through possible options etc etc

It is more important to understand the source of dampness rather than treatment options only otherwise in couple days/weeks/months you will be dealing with exactly the same problem as source wasnt removed.

Sounds like you've got your head screwed on. You already know more than many buyers.

It is a "free" survey because they want you to buy their remedy. If I was buying a house with this "survey" from a contractor I would ignore it. It is marketing an expensive remedy and worth nothing. I would get my own survey from a non affiliated company.

Rising damp is a disputed issue. Many surveyors say it doesn't exist. Damp meters can, I believe, be set to alarm where there is no significant damp reading, and vinyl paint can also make them alarm, hence they are not considered reliable.

There's a lot of cowboys making a lot of money out of 'damp' out there.

Don't use the free survey from Rentokill, I had a damp survey done by them because I could smell damp in the kitchen. I paid over £500 12 years ago for them to inject some chemical in the outside walls. The smell was no different because the damp was coming from a leak at the back of the washing machine.

Rising damp is very rare.
Go on to your local council trading standards section: they have approved traders on there. Or WHICH trusted traders.

The specialist confirmed we do not have rising damp!

we have high ground level by the bay window that requires a drainage channel, now looking at quotes for that.