Damp caused by sunken house?

[AGreatUsername]

Sorry, I couldn’t word that title any better! Basically, the house we are buying faces down a hill, with the pavement running straight past the side of the house. There is a section at the back of the house in the kitchen where the pavement level is higher than the floor of the kitchen. The survey has indicated there is a penetrating damp issue in this area due to the levels, amd possibly surface water sitting on the pavement etc. How can we remedy this? It’s a solid stone wall so can’t have a damp course, and as the wall is right on the pavement there is no way of removing the cause, or creating a barrier in any way.

I don’t really want to get a damp company in because they’re just shoddy salesmen as far as I’m concerned who’ll lie to me and sell me things I don’t need!

Forgot to say, the pavement is probably knee height level at the back of the house, so fairly high up the wall.

I have no idea, but if you can get a recommendation from somebody you know and trust, of a well-established local builder, they will probably have (attempted or) dealt with a number of houses just like yours.

It will be expensive and disruptive to fix. Are you sure you want to buy the house?

Our house sits a couple cm below pavement level as it was built before roads were paved in the village. We have had recommendations (in real life and backed up by online research) to have a little channel dug down around the perimeter and a layer of gravel in the bottom to let the house breathe and to expose the airbricks. If I were you I would get a quote for that and have a builder give you their opinion on its feasibility.

It needs a French Drain (similar to PP suggestion) and ideally the inside should be plastered with a breathable plaster like lime, or limewashed.

Thanks all. Yes, we are definitely set on this house, even with it’s multiple issues we need to fix!

A small channel may not be possible, it would involve digging the pavement. I’m not sure if that is allowed? We are planning on all breathable plasters etc anyway as it’s old and needs to breathe. I’ll try and attach a picture of the problem area. Although having zoomed in on the map picture it looks like the cement edging may have crumbled, maybe that just needs redoing?

Image removed by MNHQ

Does the boundary of your property end exactly at the house wall or is there a few cm to work with?

On that section it’s on the edge of the boundary. Just slightly to the left the house angles away from the road a little so there is a separate boundary wall with no damp issues but on this particular back corner the boundary and house meet the pavement exactly.

I would speak to the council and see if you can get permission to either out in a small retaining drainage edge or tanking against your wall,to at least prevent water getting in contact. You will probably need specialist advice

Thank you. That’s a good idea. It looks like there are currently cement fillets in place so maybe the council will he open to us doing that.