Buying a house with trees - internal damp spots?

Plek Trum

Hi all,
after a few years of saving and searching, we have found what we feel is our ideal home. It is located on the edge , just off the road, of an ash wood forest. Lovely built house, reputable builder, house is about 8 years old.

It is on circa 0.5 to 0.7 of an acre, fenced boundary, beyond which is an ashwood forest. Tall, thin trees, not densely planted and kept and tended to. They do not encroach on the property in any way, add privacy and a little charm.

House is currently let to rental tenants. Had our 2nd viewing yesterday.
We noticed patches of spotted mould / damp in a few areas. Upstairs, it seems to correspond to the fascia / soft / gutters externally but in other areas it appears random. Down low near front door, on landing near skirting board etc etc.

There is NO smell of damp in the house anywhere. It 'looks' like dust / dirt in that you can wipe it off with your hand, dry but dusty look, no cracking of plaster in the area etc. Externally, the plasterwork seems fine, although the paintwork has faded.

With no experience, we think it may be a combination of poor ventilation, build up of leaves / debris in the guttering and possible areas of the house where the sun may not hit.

Twice when we have visited all windows were shut tight everywhere in the house, no air circulating, 3 bathrooms with showers in the house, all used. We cannot recall if there are air vents in the rooms.

We will make an offer subject to engineers report but in the meantime does anyone have any thoughts? We've been thinking about it all night, house is in immaculate condition otherwise, so it cant be anything too serious (?)

Would installation of air vents into rooms, leaving vents on windows open, checking / replacement of flashing externally (if required) and using an external latex based paint help??

All advice, thoughts and opinions welcome. The trees, in any direction, are not closer than 10 - 15m at the nearest point.

MicktheMan

Plek Trum wrote: »

we think it may be a combination of poor ventilation, build up of leaves / debris in the guttering and possible areas of the house where the sun may not hit.

You are probably correct in your thinking especially if it has/is been rented out. Have you surveyor check it out before purchasing. Retrofitting ventilation isn't a major issue.

Plek Trum

Thanks Micktheman - appreciate the post.

Yes, we are thinking this might be the most 'common sense' answer. Its more like a spotted mildew in places rather than dense, black wet patches, so doesn't appear too serious as yet. All windows were closed in the house and there is paint peeling in 2 of the showers, above the vents so we think they may be either shut or closed off and the current tenants aren't inclined to open the windows.

Definitely the guttering or fascia / sofit will need exploring as there is a definite line of it internally from one upstairs bedroom, across the landing / hallway window upstairs and in the next bedroom again. Will install a mesh over the gutters once cleaned, should minimise any build up of leaves and associated decay / blockages which may contribute to build up of water etc.

Will definitely get a trained professional to check it out though prior to purchase (if offer is accepted). After a few years of looking and finally finding what we would like, we would hate to walk away from what could be an easy enough fix!

(Edit: I must be very determined... the word 'definite / definitely' is repeated a lot in my post. apologies!!)

MicktheMan

Plek Trum wrote: »

Definitely the guttering or fascia / sofit will need exploring as there is a definite line of it internally from one upstairs bedroom, across the landing / hallway window upstairs and in the next bedroom again.

This "line" high up on the wall, may have nothing to do with the gutters but rather a construction cold bridge. This probable cold bridge combined with poor ventilation and room orientation might well be the cause. A proper building survey will determine.

Plek Trum

How would this cold bridge be resolved Mick - or would it need to be addressed? Is there a relatively simple solution?

MicktheMan

Plek Trum wrote: »

1. How would this cold bridge be resolved Mick - or
2. would it need to be addressed?
3. Is there a relatively simple solution?

1. it is a "feature" (ahem) of the construction technology used so cannot be easily resolved as such.
2. The mould development in these areas can be readily addressed by proper heating/ventilation and occupant behaviour/education
3. See 2.

Plek Trum

Cheers Mick - apt username (the man)