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Damp Proofing

Rising damp in a house we plan to buy

Anonymous user 23/02/2024 - 2.45 PM

Hi, We need some advice about a house we are planning to buy. Our surveyor pointed out some damp issues in the house and we raised this with the vendor & the estate agent. The estate agent has commissioned a survey by a damp proofing specialist and got a quote for the work as well and given it to us. The house is a 1940's brick house and the the damp proofing specialist has identified rising damp on either side of the garden door. Their quote covers removing the skirting boards & plaster, pressure injected chemical damp-proof course, re-rendering and plastering the treated walls and replacing the skirting. The quote is for £700 including VAT. They also provide a 20 year guarantee for the work. I have a few questions now: a. Does this sound like a reasonable quote (we are unsure because we did not commission the quote ourselves)? b. The area identified is about 3-4 feet on either side of the garden door. Should I ask the vendors to do the work or am I being unreasonable in expecting this? c. Our surveyor mentioned in his report that the norm is for the external ground level to be at least 4 brick courses below the damp-proof course level. The vendor on the other hand, says that the norm is that the ground level should be a minimum of 50 mm below the damp-proof course level. What should it actually be? We are first-time buyers and are unsure about what to do. Any advice will be greatly appreciated. Thank you very much for your time.

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2 Answers

Trident Damp

Rating: 5 out of 5

Sidcup

Hi there a. the quote is not exorbitant but you can always get cheaper, make sure they are pca approved or supply insurance backed guarantee b. until contracts are signed you can pull out which means the vendors have paid out of pocket when they might not have wanted to, just carried out a job and the purchasers paid for the works with the vendor agreeing but there must have been an reduction in price first, there is no set rule for this c. 150mm below damp course level it may pay to have a quote done independently just post the job on mybuilder Regards Joseph

Answered5 June 2013

JWSurveys Ltd

Rating: 5 out of 5

Hythe

Before jumping to the conclusion of rising damp and spending money on what may be unnecessary remedial works, have a second opinion and request a salt analysis test. In my experience of pre 20th century properties, the vast majority of damp problems, referred to as "rising" or otherwise are normally associated with pre-existing defects, curtilage alterations, incorrect use of dense materials such as cement based based plasters. I have rarely, very rarely, come across a uniform failure of an existing damp proof course. An independent survey may be the best solution. Either via the PCA or even RICS surveyor may help. Check out independent surveyors covering your area. Obviously these surveys won't be free but may save you money in the long term and will certainly give you confidence in your purchase.

Answered5 June 2013