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Thanks a lot, quite a bit to digest and swung me back into a bit of fear.
You need it stripped, the paint underneath chemically removed, and then re-render in lime or juts re-point.
Ah, from the pictures I thought it was just going to be a touch up job on the cracks and bits
The loft needs that blown foam removed from the eaves behind that knee wall. Cold roofs need airflow and ventilation from the soffit.
I assume that's an easy DIY job?
DPC: £0 you're not going to replace a bitumen DPC with anything else. If you're considering an injection job, you may as well just set the house on fire to fix the damp.
From the solicitor search there was DPC done in '82 but the 30 year guarantee has obviously expired.
So yes, I thought the injection was the best next step but more research required.You need to get under the floor to find out what is going on with the DPC. Otherwise it's just pointless guesswork.
In 2021 they installed underfloor insulation so imagine it's going to be tricky to get at?
HeyHey-
In 2021 they installed underfloor insulation so imagine it's going to be tricky to get at?
Is the ground floor suspended? If so there should be a hatch somewhere you can look at the wall below floor level and see if there's the DPC layer. Injected DPC is impossible to check on, you have to trust that it was done right. None of the damp looks too bad and if you're not in a hurry you can spend some time working out what's causing it.
I thought it was just going to be a touch up job on the cracks and bits
The problem is if water has got behind and blown the mortar, same with the plaster behind the wallpaper inside. That bubbling wallpaper is on the chimney breast so likely an issue with the roof where the stack was removed.
How are the electrics in the house? Did you notice what kind of sockets they're using and how many per room? Doing a rewire would be the biggest job, but does tie in with redecorating everything.
Also, what do the neighbours houses look like? Are they all rendered? Can you find any sale listings for any?
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Heh - didn't mean to put the wind up you - sorry!
A lot of damp I'm old houses is not necessarily because they are old, but because over 100 years, people have done stuff to them without consideration for the appropriate materials.
That spray on acrylic render, for example, is quick, cheap and easy, but fails all the time, smd cannot be repaired properly. Failed impermeable render on a solid wall house is just as good as holding a permanent bucket of water against it.
The floor insulation could be a source of damp - if there is crap underneath the floor that breaches the DPC layer, that's a problem. Lifting and looking is the only real way to know.
When you say the DPC was done in 82 - is that the injection stuff? In which case, it doesn't really matter - it's still a bit rubbish.
I'd want to know what's going on at ground level in the adjoining ground at the front and back - is it built up, is it concreted, is there drainage, are there air bricks etc...
Also, are there any drains that might be cracked.
Sumo
NotThamesWater
There's a lot of CYA stuff there. A dam survey might be an idea though.
£3,000 - £8,000 : you can't fix that spray on acrylic shit. And if you could, next year you'd be fixing a different bit. And the next.
You need it stripped, the paint underneath chemically removed, and then re-render in lime or juts re-point.
My guess is that the mortar has turned to same behind the render, where water has pooled. And could be leading to some of the damp.
The loft needs that blown foam removed from the eaves behind that knee wall. Cold roofs need airflow and ventilation from the soffit.
DPC: £0 you're not going to replace a bitumen DPC with anything else. If you're considering an injection job, you may as well just set the house on fire to fix the damp.
You need to get under the floor to find out what is going on with the DPC. Otherwise it's just pointless guesswork.
Zero point replastering until the source of damp is identified, and the outside is fixed.
EICR - Why? Just get a spark in to look at your electrics on the promise of extra work.
Fire safety boards? Lol no.
Maybe budget to have the chimney removed entirely.
Your surveyor doesn't seem very clued up about damp being caused by the wrong building materials on solid walls.