Damp identified in survey

[Spegit]

We've had a full structural survey on a property we are in the process of buying and it has identified dampness in a few places (red readings on the electronic moisture meter). The house is a Victorian semi. What are our options? Would it be normal for us to arrange a damp survey to understand more about the issues and how they can be resolved? Would it be something that a buyer would negotiate price on? I'm not sure how costly it is to sort our damp. Any pointers gratefully received.

Totally depends on where the damp is and what’s causing it. I would talk to the surveyor in the first instance. If you had a full structural survey then you should be able to ring him up and talk it through. Be wary of firms offering a free damp survey, they are usually just a means to get you to fork out for a damp course which probably won’t sort the problem and might make it worse.

The areas with red readings were:

wall in shower room
wall in kitchen, including area inside larder cupboard
party wall in living room between chimney breasts

The survey recommends that a chemical damp-proof course should be injected in all areas where dampness is occurring, and the walls replastered with sand and cement incorporating a waterproof additive.

The reason I want to get a specialist damp survey is because of what you state that it will be no good (and likely worsen the issue) to get someone to come in and inject the walls. I want to get a specialist in to establish the cause. I'm really surprised that the survey recommends injecting.

What I don't know is whether this should wait until after completion or whether it should be investigated before actually buying - in case the problem is serious, super expensive to resolve or both!

I haven't yet spoken to the surveyor about the report.

Definitely investigate before buying. I’m no expert but I would have thought investigating possible water ingress should be the first step. Roof, guttering, condensation are all common causes of damp. There’s a website called Heritage House that offers really good advice and I believe can also carry out a survey. It will cost but at least you know you are getting unbiased, professional advice.

That sounds like the roof or the chimney to me. I have damp in a heritage house in exactly those places and that is the cause.

The survey recommends that a chemical damp-proof course should be injected in all areas where dampness is occurring, and the walls replastered with sand and cement incorporating a waterproof additive.

Your surveyor is incompetent, and giving advice contrary to the RICS notice on dampness in traditional buildings. I would not be paying that invoice, and would be telling them why.

Moisture meters are notoriously inaccurate: they give readings on metal as well as water, which isn’t exactly ideal in a wall. Use your eyes: if the walls look ok then they probably are.

Damp isn’t magic - it’s almost always condensation on cold walls, or occasionally water ingress from missing pointing or a broken gutter. Pretty easy to sort, if you work with the house rather than against it.

Unfortunately many surveyors still recommend damp proof courses/injections which are known to be a waste of money now. They still mention it on homes under the hammer as well. Look at the heritage house website which explains things much better.

Two of the areas are in 'wet' rooms, where moisture is produced from showering and cooking ,so it could be condensation. Especially if the outside walls are uninsulated.

The third area sounds like water ingress from the chimney which means the flashing could be old and needs redoing.

A damp proof course would do nothing if this is the case.

Check for leaks in the shower room and poor ventilation/extractor fans; outside gutters for the larder wall could be blocked and overflowing. The chimney breasts may need ventilation or as pp mentioned some outside remedial work.

Have a good look at the areas yourself and see if there are any reasonable explanations that could be easily fixed.

fwiw, we were told we needed extensive remedial work done to this house by a rics surveyor - new plaster/injection damp proof course £££s - in reality all the property needed was ventilation and some new door and window seals which cost pennies in comparison. The ‘damp’ disappeared within weeks as a result.

It seems to me like almost all surveys say there is evidence of damp. My daughter’s did and she got an independent survey. The damp specialist who came round said he would be surprised to find damp in an attic flat ( unless there was an obvious leak from the roof, say) which turned out to be right as he found no evidence of damp.

It seems like it’s just something surveyors say to cover themselves. But by all means get you own specialist to take a look.

No, no, no to chemical damp proofing in a Victorian property! Please look at the Heritage House website where proper advice is given about damp, it's causes and appropriate remediation.

Thanks all for the inputs. I’m thinking we need to get a specialist damp survey done before going ahead with the purchase. We can’t look more closely at the areas ourselves because we obviously don’t have access, which makes it tricky. I’d sooner know now how serious it is.

I have another survey question: the survey noted that the radiators in one section of the house are not working. Can we expect the vendors to have them fixed? Would you be concerned about this?

The heating I would expect to be fixed and working. Or a decent amount of the price to reflect potentially a large plumbing bill.

Oh my goodness I am tearing my hair out here! Have been reading the reams and reams of information on the Heritage House website recommended by @Karmatime, @bilbodog and @MustBeDueSomeBetterFeet. It seems like everything the survey says (about damp at least) cannot be trusted. He used a damp meter and refers to "rising damp" and "penetrating damp". Arrggghhh I wish I had known this before arranging the survey. It cost a fortune! £1,200+VAT!! I'm panicking, wondering if we need to get another full survey. Or just a damp survey. Do I just assume that his damp expertise is rubbish but the rest is okay? And does anyone know how much a damp survey by a specialist who does NOT use a damp meter is likely to be?

Why not get a roofer and builder to look and advise as they will be able to see if damp is being caused by roof/guttering or bad brickwork. ‘Rising damp’ can also be caused by the ground outside breaching any damp proof course such as raised flower beds or paving abutting the house walls - the outside should be lower and there should be a gap between any paving and the house walls, usually filled with gravel to allow rain to drain away.

Honestly OP, it would be highly unusual to buy a Victorian house with a survey that didn't come up with signs of damp in my experience. Don't panic.

Can you go and have a look yourself? How bad is it?

Give the surveyor a call and have a chat. Ask them what you've asked us here.

It might be worth getting a specialist damp survey done - NOT a free one - get a recommendation from Heritage House, they are great. Shouldn't cost you more than a couple of hundred quid. But - have a chat with your surveyor first.

And - if you do get a damp surveyor out - go with them for the survey, and ask questions!

Thank you for the reassurance. Will have a chat with the surveyor. Don't think it's feasible to go and see for ourselves (don't want to set hares running with the vendors) but I'm wondering about going to the property with a damp surveyor. Is that normal for a buyer to be there when the surveyor is doing his work? I would have thought they wouldn't be okay with that. That they would argue that they need to get on with their work and the buyer's presence would be a distraction...

Dear God don’t replaster Victorian walls with cement!! And chemical damp proof courses are a scam.

You are ‘buying’ their expertise and skills - yes it’s ok to be there and ask questions.

And it’s a massive spend buying a house - don’t be bothered by what the sellers think - you do need to be aware of what you are buying, so yea go and have another loo and yes go and see what the surveyor does and ask whatever questions you need to ask!

Ffs - Look not loo although maybe have a look at drains etc too… and yes not yea.

And as for a waterproof additive…! Victorian houses are supposed to breather. Lime plaster is what’s needed, if anything.

This made me laugh. :-) Thanks for the advice.

Yes all of this!!!!

don't want to set hares running with the vendors if you're considering negotiating with them on it, asking to see the particular areas of concern highlighted by your survey is an extremely reasonable request!

We were selling a relatives house and it was a terraced Victorian in London. Some damp came up and the buyer organised a damp surveyor. Getting a damp proofing company will almost always recommend injections, replastering etc. Why wouldn’t they?

I don’t know who said what but we took off a few thousand to get the house sold as it was empty at the time.

I understand why you wouldn’t want to attend especially if the owners are there and it might be a lot of nothing. Maybe a small reduction when you know what’s what.

I get that now. It makes perfect sense. Wish I'd had a conversation about his approach before engaging the surveyor.

If the heating isn't working properly, that might be contributing to or even causing the damp issue.