Survery - Damp

Bar the Bull

Bar the Bull

At the Start
Joined
May 2, 2003
Messages
9,534
Location
Llandubno, West Wales (very west)
I am in the process of buying my first house. We got the survey back a few days ago and there are a couple of slightly worrying things.

Damp Proof Course

External ground levels are too high along the front elevation of the property. A distance of 150mm should be maintained between external levels and the damp-proof course in order to prevent the risk of damp penetration.

Penetrating Damp

Areas of damp penetration was noted to reveals adjoining window frames. This needs to be rectified and any surrounding timbers examined for dampness or rot. The most likely cause of this penetrating damp is defective external seals between window/door frames and surrounding wall surfaces.

ACTION - You are advised to instruct a competent building contractor to investigate the cause and extent of damp penetration and provide a report and quotation.

ACTION - You should ensure that ground levls are lowered to at least 150mm below the position of the damp proof course.


We were told by friends that a survey would always come up with damp problems and that they are nothing to worry about. However, it is concerning to see problems with something that you are paying so much money for. What should I do?
 
I would go for the option of either making your offer with the condition that a portion of money is withheld until the current owners have rectified the problem. It is, as you say, a lot of money to be paying for something which could be jigged.
 
If it is an old house it comes with the territory and is usually no big deal, especially if you are redecorating, rewiring or insulating in any case.

In my opinion, you'll get a better idea of the extent and nature of the damage by getting a friendly builder to have a look rather than a surveyor or architect. They give a more practical scenario rather than the "cover all" reports and estimations the others will provide.
 
We got the mortgage company's survey which didn't list the damp, but listed a minor wood-boring beetle problem. We told the vendors to get a company to sort that problem out, which they have done.

It was only when the full homebuyer's report came out that this damp stuff came out.
 
Talk to the surveyor off the record. There should have been a load of bumph with the Homebuyer's Report which states the areas that are covered and what should be reported. Generally speaking the surveyor will have to put in anything that shows even the faintest sign - rather like an internal auditor always has to find fault somewhere to prove that he's done the job.
The report on our 90 year old house had several items that worried me on first reading but my surveyor was happy to talk off the record and give pertinent advice about what needing doing and when.
 
I'm no expert but it seems to me that the two problems are not too serious.

The problem with the window reveals may manifest itself to thepoint where you need to replace the windows but this is no threat to the overal structure of the house. Windows can be expensive but wood frame windows do not last that long unless meticulously sanded and repainted each year. My house is ten years old and the south facing front windows need renewing already.

The ground level - does the ground in question at the front of the house slope away from the building in a downwards direction? If so, it should be fairly simple to lower the level of the ground. If it is bare earth just remove it. If it is paving slabs or similar lift them, remove what you need to and re-lay them. If the ground slope upwards from the front of the house this may cause a few more problems with groundwater etc.

Good luck Bar. Your first house is always a very exciting experience.
 
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