Buying an old house where damp has been "fixed"

byron55 · 30-06-2022 01:55PM #1

Thanks in advance for any advice on this.

We're interested in a house for sale that was built in early 1900s. On viewing, all looked fine for a house of that age, but it was noted in the spec that a 'damp-proofing course' had recently been placed in ground floor - the electro-osmosis one. So I requested the survey done by damp-proofing company, which was fairly shocking - photos of damp halfway up hall wall, plaster falling off, hall floor 'falling in', skirting boards coming away, relative humidity/timber moisture content/dew point levels way above recommended levels, etc. However, it does seem all the recommendations in the survey were completed last year (I was also sent the receipt detailing work done - the damp-proofing, concrete hall floor stripped, new DPC/concrete screed). But it also mentions recommendations about having heating on fairly constantly during winter, etc., that I think may be lifelong recommendations.

Question is: has the work sorted the problems? Seems to be fair bit of negativity online about electro-osmosis damp-proofing. I was originally thinking of finding a builder to come to a second viewing for quick look at structure before we bid strongly, but now I think I should have another damp survey done instead (in advance of the survey done if we got house)... or should we just run a mile?

Girl Geraldine · 30-06-2022 02:06PM

Leave it.

Electro-osmosis is a pseudo science fraud.

Yellow_Fern · 30-06-2022 02:38PM

Was the place replastered?

A lot of people say such homes are money pits. I think I depends. A lot of damp problems are solvable, but it does take time and TLC. There are variety of simple cheap solutions that are often enough, but you need to identity the cause.

Is it brick? Rural or urban? Do you know the more precise age of the building? You'd really expect a DPC an early 1900s townhouse, not sure though.

byron55 · 30-06-2022 03:24PM

https://www.boards.ie/discussion/comment/119271926#Comment_119271926

So I'm reading. You have direct experience with it in past?

byron55 · 30-06-2022 03:38PM

https://www.boards.ie/discussion/comment/119272079#Comment_119272079

One wall on landing was stripped, fitted with new 3mm cavity membrane and replastered. Guess any plaster issues were also sorted but not a major replastering of walls throughout. The walls actually looked in good nick mostly. The main problem wall was internal hall wall - I know nothing on this but would've thought external walls would be issue.

Built approx 1905 in rural setting, stand-alone house, stone walls (noted as 'very poor' in 'F' BER with potential for 'good'). We've no problem fixing odd issue over the year, but yeah just wondering about the value of this damp-proofing work. Overall work cost a good 15k. New windows and external doors were also added, so they've invested in it before placing on market. The vendor being honest with paperwork, i.e - this is what the survey showed and recommended, and we paid for the recommended work.

Difficult to bid on house without being fully sure of what we could be facing with this issue. Guess if moving forward, bid as if all is okay, then pay for top-class structural/damp survey if successful...

Yellow_Fern · 01-07-2022 08:27AM

Can you post pics? Can you post images of the perimeter of the house, inside and out?

monseiur · 01-07-2022 09:04AM

Expect dampness and other ongoing issues with a 100 + year old house. Regarding rising damp issue - is there good drainage away from the house ? There may be ponding under floors & walls especially in winter when water table is high. If floor level of house is higher than sorrounding ground digging up all foothpaths etc. and putting in a series of deep drains using say 6'' flexible land drainage pipes covered with pebbles should help with the drainage issue. These drains would look like tentacles growing out from all sides of the house.

Check the attic space for evidence of wet / dry rot. It may have Blue Bangor or similar slate roof - check condition of slating laths - should be visible if there's no membrane fitted. Expect higher than average heating bills and with the price of heating oil going the wrong direction this ongoing extra cost should be taken into consideration. But older houses have their own old world charm and if that's your thing and have the extra shekels to spare for ongoing maintenance don't rule it out.

monseiur · 01-07-2022 09:08AM

Forgot to recommend that you get you own independent BER test done before signing on the dotted line...............

The Continental Op · 01-07-2022 09:10AM

I suspect the biggest con here was when the damp proofing company did the survey.

Take a look at Peter Wards channel on youtube

https://www.youtube.com/watch?v=KuoKhF31hL8

byron55 · 01-07-2022 09:38AM

Thanks for all the advice. I don't have any good pictures. There definitely was evidence of one wet wall at least in the hall (before work was done by damp-proofers). At the end of the day, the people selling it have lived there a long time and brought up their family there so you'd think any problems shouldn't be insurmountable, and they have done some work on such issues in advance of selling. But yes, the replastering and new concrete floor are one thing, but the impact of this electro-osmosis thing seems dubious.

If we proceed, we'll need to definitely get structural/damp surveys done. On a few weeks now with no offers so may be drawn out, but will update.

The Continental Op · 01-07-2022 10:00AM

Your damp survey is a waste of money unless you can find someone like Peter Ward. Structural survey yes.

If you check throught Peter Ward videos you'll find that he explains all the reasons for damp and the best cures.

Electro Osmosis ...........

https://www.youtube.com/watch?v=83cXTQNjrUU

https://www.youtube.com/watch?v=yJE5vbuPT2g

C. Eastwood · 01-07-2022 10:41AM

https://www.boards.ie/discussion/comment/119275025#Comment_119275025

I specified and had Electro Osmosis installed in 3 houses many years ago and it solved the rising dampness.

You need to get an expert opinion on this house, so therefore you should retrain a Chartered Building Surveyor.

muffler · 01-07-2022 11:05AM

https://www.boards.ie/discussion/comment/119275316#Comment_119275316

At the old promoting again!

C. Eastwood · 01-07-2022 01:03PM

https://www.boards.ie/discussion/comment/119275415#Comment_119275415

That’s your opinion, but it’s not a promotion, it’s given correct advice to someone who requested same.

byron55 is asked for professional advice in relation to a house, so I gave Professional Advice.

I already furnish you with the Syllables of the Degree Course in Building Surveying.

It’s logical that if you have a problem with your eye - you would go to an Expert - an Eye Specialist.

If you have a problem with an old house with rising dampness etc and require a Survey Report on the Building then it’s axiomatic that you need an Expert- a Chartered Building Surveyor.

It’s Magic.

The Continental Op · 01-07-2022 01:14PM

https://www.boards.ie/discussion/comment/119275996#Comment_119275996

I'd question the advice given by anyone that recommends discredited snake oil fixes for problems that don't exist.

Damp, yep plenty of that about, rising damp, almost non existent. If rising damp doesn't exist then any "cures" for it aren't going to work.

ROTFL

I specified and had Electro Osmosis installed in 3 houses many years ago and it solved the rising dampness.

muffler · 01-07-2022 05:03PM

https://www.boards.ie/discussion/comment/119275996#Comment_119275996

No opinion, it's a fact. You have been promoting surveyors since you joined Boards right up to and including your last post. No one is interested in your immature posting of syllables etc as they aren't relevant and serve only to promote your grand title.

BryanF · 06-07-2022 10:14PM

https://www.boards.ie/discussion/comment/119275996#Comment_119275996

c. Eastwood,

you need to cut out the building surveyor sales pitch. There are several professionals capable and knowledgeable in these areas of building. Including architects, arch tech and structural /civil engineers. And yes each has a chartered association etc etc.

you have been asked previously to read the forum charter in this regard, so again please note the following

4.2 The forum shall not be used by anyone for the purpose of personal gain by advertising their services directly/indirectly or referring to same in their posts

If you read back over the last 15+ years of this forum, the very people you seem to attack are/were regular posters, who have offered joe public professional grade advise, while avoiding the need for professional promotion.

2.If you are not happy for any reason with the moderation of the forum then you may send a Private Message(PM) to one of the moderators and if this does not address your concerns you should then send a PM to one of the category mods. If this does not address your concerns you should then send a PM to help desk.

2.2 Do not argue with a mod or dispute his/her instructions on thread. If you have an issue send a Private Message to the moderator .

Buying an old house where damp has been "fixed"

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