Survey with score of 99.9 on wood moisture equivalent

[EL8888]

We have had a homebuyers survey done on a house we wish to buy. There are a number of issues highlighted and a seven 3’s but we know surveyors typically massively err on the side of caution. One of our biggest concerns is around rising damp, the survey even has a picture of a score of 99.9 on the wood moisture equivalent. This is in 2 different rooms. Is this score even possible?! I assume further damp investigations are required. The survey just suggests rising damp and a chemical damp proof course is required

Search for Pigletjohn's opinion of chemical damp proof courses.

I don't think chemical is the answer. What is the age of house? Problem with getting a damp report is that these are the same people you are likely to hire to do the work.

@VeniVidiWeeWee good point! I will have a search around -l know he had an unusual name but couldn’t think what!

@Changingwiththetimes it’s from around 1900. We would be wanting a damp survey, rather than a damp quote. When l bought my current property then l got quotes for damp, all 3 companies said there was damp in different places Which obviously l thought was nonsense and an attempt to drum up work

Wood moisture equivalent? Sounds like a made up thing, were they poking the prongs in wood at the time? That would mean the timber has 99.9% of the dry weight as water. Usual would be 15-25% for sheltered timber.
If they are poking it into a wall it could mean anything, but if the wall looks fine and hasn't been recently redecorated then it may be ok. However any timber touching a suspect wall should be checked.

Also regarding chemical damp courses they are perfectly acceptable and work fine in the right situation, but they are not a cure all, but as the saying goes, if you are selling chemical damp proof courses, everything looks like a suitable problem.
Usually it's better to strip things back and understand where the water is coming from first.
On our place the water was just soaking up the joints in the mortar and between the slate in the old dcp and a chemical dpc worked well to prevent the water soaking up.

@johnd2

Wood moisture equivalent? Sounds like a made up thing, were they poking the prongs in wood at the time? That would mean the timber has 99.9% of the dry weight as water. Usual would be 15-25% for sheltered timber. If they are poking it into a wall it could mean anything, but if the wall looks fine and hasn't been recently redecorated then it may be ok. However any timber touching a suspect wall should be checked.

They would use painless moisture meters. It wasn’t a diy job.

Pinless

Sorry op I should also have Added 99.9 percent is wholly possible, in fact it’s possible for it to be more than 100percent as it’s the Weight of the water in the wood divided by the weight of the wood without water

I can’t recall the exact number but it is over 40 percent and it starts rotting. The reading indicates the house has a very very significant damp problem.

@Bluntness100 thanks for clarifying that. The survey includes pictures and they definitely show 99.9. I can see why that indicates a very very significant damp problem! We are going to obtain further information and ballpark figures, l know damp is a nightmare to sort out and expensive

The survey was sent over on Friday and it feels like a rush job before the bank holiday weekend. For example in another section it states a brand new boiler and central heating system are required. But provides no further clarity than why that is. I’m halfway through drafting them an email to clarify various things

Due to the other 3’s including issues with chimney so the leaking into roof and some structural movement with cracks of a category damage weighting of 4. Then lm wondering if we proceed, my fiancé thinks lm being over cautious. This is the 3rd property l have bought so lm well aware of the way surveyors err massively on the side of caution. But we already know it needs a new kitchen, new bathroom and some windows sorting out. It feels like a much bigger job than we bargained for

Can you see damp/smell it when you visited?

Chemical damp proof courses don't work in older buildings. So don't waste your money, get an independent damp survey done if you do proceed.

But to be honest I'd worry more about the structural issues.

Yes I’d worry more about structural issues too. The wood will be rotting and it could be causing major structural issues, I’d not just get a damp specialist I’d want a structural engineer in. Depending on where the wood is and what purposes it is serving.

@NeilBuchananisBanksy no, l have keen nostrils and come quite a damp part of the country so lm mindful of that smell. But for all l know the estate agents had the windows open for half an hour before we got there. The whole property had been fairly freshly painted in magnolia so no marks on the walls to be seen

@Bluntness100 good point, they could be linked. I was just thinking we need a structural engineer as well. FFS lm already getting hacked off with how many additional surveys are required, as we were also planning on getting the electrics and boiler / heating system checked. But obviously the priority is the damp and movement to establish the size / cost of the issue (s)

The whole property had been fairly freshly painted in magnolia so no marks on the walls to be seen

I’d be very concerned they did that to cover it up op.

@Bluntness100 that’s what lm wondering

We have a house 1890’s with a damp issue, if you can avoid do. The stress, worry, hoping we have fixed the issue, then it still damp is very stressful. Unless you plan on taking the whole thing back to brick and rebuilding run.

www.heritage-house.org/damp-and-condensation/managing-damp-in-old-buildings.html Very interesting

@Chillychili l have no intention of taking it back to the brick, l can’t face it. I did a project house about 7 years ago and never again! Plus this property isn’t priced as a project house

Thanks for the link. It substantiates other things have read about rising damp being nonsense. We currently live in a property of a similar age but are very rigorous about ventilation, heat and the type of paint we have used. Quite possibly the landlord and tenants of the potential house haven’t been

Rising damp is indeed likely impossible if you build a wall and don't put any wall covering on either side, however it is a perfectly valid solution to add a chemical dpc in some cases even if hacking everything off including wallpaper and skirting boards would also work.
The people who say rising damp is a conspiracy probably also think the earth is flat and 5g causes covid symptoms.

Sorry and i forgot to add if your wood is at 99% moisture then that's a very bad thing and needs resolving. It could be either rising, penetrating or condensation damp, or even a leak.
I agree with the suggestion of a specialist surveyor that isn't a salesperson for a specific solution.

@johnd2

Rising damp is indeed likely impossible if you build a wall and don't put any wall covering on either side, however it is a perfectly valid solution to add a chemical dpc in some cases even if hacking everything off including wallpaper and skirting boards would also work. The people who say rising damp is a conspiracy probably also think the earth is flat and 5g causes covid symptoms.

rising damp is a nonsense. it isn't even logical

I've had rising damp - 150 year old house and some walls go down to the earth. We had to take it back and put a damp proof membrane etc.
Damp wouldn't overly concern me, but structural issues would. If it's that bad then walk away.

UPDATE: last Sunday we emailed the estate agents re our concerns and queries around the damp and structural issues. But no response at all. I have rang the estate agents a couple of times but not got anywhere. Yesterday l was eventually told the seller is meeting with the estate agents to discuss our queries today. So that’s a week wasted. My cynical side wonders if they are playing the who blinks first game. We are quite fearless and will walk away if need be. We don’t want to lose the buyer of ours but we also don’t want a damp filled millstone with structural issues around our neck either!

Hello, I know that this is an old post but did you end up walking away or doing further investigations and proceeding?