"Evidence of dampness"

[CleanShirt]

This is my first time buying solo (and dealing with all the associated paperwork etc solo) so please talk to me as if I am a toddler!

I'm in the process of buying a flat and the valuation was yesterday. Today I was asked to arrange a damp and timber survey as the valuation showed "evidence of dampness". Nothing further than that. The seller is arranging the report (via the company I was also going to use). I couldn't see or smell damp when I viewed the flat.

Has anyone had this happen and what was the outcome? What should I be prepared for?

Thanks MN!

Have you had a survey done? A proper one, not a Homebuyer one. The surveyor should give you something more specific than 'evidence of dampness' - just where it is would be a good start!

I would be inherently suspicious of any company offering a damp and timber report, especially one that sells damp proofing. Or even worse wanders around the house waving a damp meter.

In an old house the most likely reasons for damp are water getting in and water not being able to get out. Basically leaks and wrong plaster (cement used when it should have been lime). You can usually figure out which one it is by looking around the location of the damp. In my house it was wrong plaster, this did not stop numerous different expensive solutions being suggested to me which thankfully I didn't spend any money on.

The Heritage House website basically tells you everything you need to know about damp in older houses:

https://www.heritage-house.org/damp-and-condensation/managing-damp-in-old-buildings.html

Thank you, this is useful.

This was just the valuation and the surveyor was to be my next booking. I'm not sure if the fact the seller is arranging the damp report is a good thing or not?

All very stressful!

Is it occupied?

Yes the same thing happened to me on the mortgage valuation @CleanShirt the mortgage company wouldn’t lend until they were satisfied with the damp and timber report. In the end it was due to a blocked gutter and they agreed to release all funds apart from £600 which was the amount estimated for the repair. In the end I paid someone £100 to clear the gutters, the damp never got worse and I was able to stain block and paint over it.

Also the seller paid for the report but I had a separate survey as well.

I expect a damp meter has been used, they are totally useless. Be careful in which damp company you use, stay clear of the ones who have damp proofing to sell, as not surprisingly they always find damp, normally by using a useless damp meter.

I would instruct my own surveyor who is used to dealing with older houses, as they will be used to how houses have to breathe.

Thanks @Duckwithnobill, I suspect it's something like that! I have a nose for damp after living in a LOT of mouldy houses over the years and couldn't see anything.

@schloss thank you, I did some research today and found one I was satisfied with, bizarrely that's who the seller has chosen to use too so fingers crossed.

So I've had the report and it's recommended over £5k worth of treatment 🫠 looks necessary too. I'm trying to get hold of my broker to ask advice but can the MN hive mind help me with my next steps?

What exactly does the report say?

How old is the building? Where is the damp? What floor is the flat? What timber was inspected? Are they cavity walls? Are the insulated? What is the facade?

What did the survey say? Where is the damp, what's causing it, and what remedial work is necessary?