High damp readings in house we are in process of buying- advice needed

[Pinklady81]

Hello everyone
We are in the process of buying a Victorian property circa 1860. Had an independent level 2 survey done and high damp readings were found downstairs in both living and dining room, and signs of efflorescence on brickwork. The roof also could not be inspected as there was no roof hatch and the surveyor suspects drylining to be present. I do understand a property of this age will not come without problems how would you proceed? This is my dream house and I’m already reading through articles online but don’t want to move into a money pit.

Can you get some quotes for putting the damp right? And worst case scenario quotes for the roof, surely there must be access to it somewhere in order for it to have been lined?

Apparently no loft hatch and the vendor told us this on viewing the survey did point out the roof looked okay but the damp readings were high

I dealt with damp in two rooms of a ground floor Victorian flat. It’s very common and was straightforward to treat. I also got a 10 year guarantee for both damp treatments. I wouldn’t let the damp put you off but I don’t have experience with the other issues.

Most damp, unless you live in a swamp, is caused by leaking roofs, blocked gutters & downpipes or holes in lead flashing and coping stones.
A friend recently had a company use a drone to get a video of a roof with similar lack of access. Not cheap but worth it to see if you need a new roof or just the gutters cleaning.

Yes apparently the damp levels were meter detected , we didn’t see any signs on viewing but the surveyor has really put fear into me saying he would tread with extreme caution.

If he actually used that wording - "tread with extreme caution" then that's more than the usual cursory warning. Is that just how you interpret the blurb or is that what was said.
If I were you I would be asking the vendor to allow a specialist damp survey. It could save you 10's of thousands. The results don't have to mean that you walk away from the house. But you can at least have the option to renegotiate the price.

If it’s double glazed are there trickle vents
Damp is usually down to a lack of ventilation and the use of non breathable materials on walls
Modern paints are a huge problem as they contain glue type substances
Earthborn or FBall breathable paints are much better

Removing coverings and a de humidifier works wonders. Along with maintenance of down pipes and cutting down greenery too near properties preventing air flow. If there’s a raised floor then make sure air bricks aren’t blocked

Our readings were high when we moved in. Off the scale actually. We’ve removed inappropriate finishes and used a dehumidifier to dry out the building to an acceptable level All OK now for the last 5years

Buy your own damp meter £40 approx b and q. Then go and check yourselves

The surveyor said his meter is very sensitive and I have read that they can be not accurate at all, I just feel very deflated now

The sash old windows have been replaced to new upvc windows and there is ivy or like Ivy growing up the side of the house .

Aha, the ivy could be an issue as it can damage pointing and allow moisture into the walls. With poor ventilation as noted above, this could create damp.

Don't despair, I've had several similar aged properties, all doer uppers, and problems can be cured once you've worked out where the moisture is coming from. But that's the tricky bit!

It’s standard in a Victorian property. If
you want a Victorian property you will need to accept there will always be some degree of damp. Also the amount and meter readings will change through the year, with the weather etc. The best guide is your own senses - are there visible damp patches? Mold? Does smell damp?
The efloresence is likely due to gypsum
plaster and modern paints being used on an external wall. Unless it has a cavity wall Victorian properties need to breath and it’s recommended to use lime plaster on external walls.
Finally I would t put much stock in the surveyors report unless they turn up major structural issues, which is unlikely unless it’s visually apparent. Surveyors rarely understand old properties and in any case always over states all issues to cover themselves to the point you can’t see the wood for the trees. You need to trust your own eyes and instincts.
But the bottom line is don’t buy a Victorian property if you want a perfect stress free home. They are a money pit.

Could be so many reasons for it but it might be worth getting a damp specialist to take a look and work out the cause. If it's something which is a cheaper, easy fix like removing Ivy or replacing gutters that might be worthwhile. Even damp course injection isn't too bad.

Things you can check yourself. Is there an underfloor cavity? Can you take a look? Is there anything under the floor or outside breaching the damp course? In properties like this it is likely to be a layer of slate between the bricks, probably a couple of layers of brick below floor level. Are their air bricks ventilating the cavity? Is it on walls with chimneys? Have they been capped and closed off but not ventilated? Do they or any of the exterior walls need repainting? Go in the rain and see if the gutters are leaking or overflowing?

Damp is fixable but it can be a slightly costly exercise depending on the cause.

I forgot to say, get the damp specialist to quote for fixing it too and see if you can get that knocked off the price.

Does the property have a damp course, and is it above ground level?

This.

And most “damp treatments” for so called rising damp are a con and an utter waste of time and money. Similarly most damp “specialists” haven’t a clue and will always diagnose rising damp with an aim to sell you their treatment. Which will come with a 10 year guarantee. Which isn’t worth the paper it’s written on.

Where exactly were the high damp readings. Were they on internal or externall walls and do you have pictures of the outside of the house at all?
Like others have said, if it's leaky gutters it's usually an easy and cheap fix. Things get progressively more expensive but don't cost a lot over all. The real issue is that it can take a long time to fix damp issues because you have to eliminate causes sequentially and then wait to see if the area dries out.

That’ll be a big problem

this is an outside view the bottom left and middle bottom window which you cannot see are where the damp has been detected

Definitely the ivy
It will also be wrecking the mortar

You reckon? If so that should hopefully be relatively ok to solve

Easily
Remove the ivy
Air the room in the day. DeHumidifier at night to speed things up
No need for some damp specialists
dont add coatings that they try to sell you.
DIY and
Job done

for peace of mind and a bit of fun buy a damp meter and watch the problem go away

Damp meters measure electrical conductivity, so it is possible they indicate damp where there is none. There’s a website heritage-house.org which explains this and how to deal with damp in older houses.

Yes I’ve read heritage house advice apparently it’s been detected around both chimney breasts as had coal fires now long burners and the window near the kitchen.

or Marianne Suhrs book or SPAB