House survey damp issues around chimney breast

[David J Williams]

Hi
I am going through the process of selling my house and my buyer after putting in his offer 3 months later decided to have a home survey performed. And one of the items highlighted was high damp readings in the internal roof void indicating water ingress from the chimney stack area. I converted the attic around 5 years ago into a small gaming area for my son and I insulated the roof with insulation board and applied plasterboard to cover the roof. Due to the area being used often I have never seen any damp areas around the stack. As the survey was performed the day of the last storm I would have thought if there was a problem then it would be clearly visible. I think that the problem is with the testing equipment that is used is not accurate and picking up salts etc in the brick work. I had new flashing around the chimney when we moved in 25 years ago as it was leaking. The survey report is asking for details of the extent of the works done in the attic conversion. I am unsure how to proceed regarding the supposed damp problem and how much detail to go into regarding the conversion of the attic. I gather any information I give will only go to the solicitor and client

 

[tell80]

Why not post pics of the full chimney breast in question in the roof, and the full chimney breast on the floor below (if its still there)?
Do you have chimney breasts and fireplaces anywhere below? Any blocked off fireplaces?
Any chance of pics of the stack - using a long selfie stick from a window will sometimes do it - but only if its safe to hang out.

 

[David J Williams]

Hi
Thanks for the reply. I will take some photos tomorrow. I installed a roof window and I can inspect the rear flashing from it. The fire place in the downstairs living room is still used occasionally. Our neighbours stack is joined to ours as we are a semi detached house. And his flashing on the far side has been hanging loose for years. I don't think this would effect ours. I told him about it 3 years ago but he has never fixed it. I don't get on with him anymore so if I find any problem with the back flashing it may be difficult to repair as it will probably effect his

 

[tell80]

Use the selfie from the roof window and besides showing the flashing including the back gutter.
If possible try and show the top of the stack - the flaunching & and any pots or terminals.

What about fireplaces in other rooms?

Is your neighbour likely to have kept his chimney breasts, and to have had them swept regularly?

 

[Deleted member 292770]

What a waste of time. Tell them buy it as it is or it goes back on the market sharpish.
It’s a sellers market , don’t knock a penny off.

 

[David J Williams]

Hi All
Thanks for the help. I have put my camera out of the window and taken some pics. Along with some internal ones of the stack and roof area. I cannot feel any damp but the plaster is showing through the paint on an area down the roof area that I have taken pictures off. A couple of tiles look a uneven but all look like they are still okay. The pic of the internal roof space with the light bulb showing looks like something may have run at some point but feels dry.

I agree with the comment about waste of time. I see these surveys as a way of buyers hoping to get money off the agreed price. I have no faith in the methods used to test for damp. The company who performed the survey have very bad reviews particularly this year

 

[mrrusty]

echoing @Godwasaplasterer Just say it's an old house. Old houses need maintenance from time to time. It's priced as is. Take it or leave it.

 

[tell80]

Thanks for the pics:

Pic 507 shows maybe failing dashed render. And sand and cement fillets used instead of code 4 or code 5 lead flashing. There appears to be a soaker every other course of tile but no sign of cover flashing.
The soaker at the base is wrongly fitted possibly allowing moisture entry.

Pic 676 The render again looks to be in a poor way - a previous patch repair can be seen.
A S&C fillet has been used.
The tiles are uneven and will possibly allow moisture to enter.

Pic 199 shows signs of water leaks on the chimney breast.

Pic 143 shows water leaking damage on the plasterboard.
Pic 207 shows more plasterboard water damage.

Conclusion: you have active leaking from failed flashing, tiles & render - there might be further damage occurring from a failed stack crown (moisture down the flues)?

 

[Nige F]

There you go - a tell80 survey free of charge.

 

[David J Williams]

Hi All
Thanks for your assistance with this. It does look a bit of a mess close up. It has been pouring down all afternoon but is still dry in the attic. I can access the roof from the Velux window which is useful but I guess it's a case of whether I want to attempt to tackle it myself or get a roofer in. Any ideas of what price wise this could cost?

 

[tell80]

No idea ref costs.
Its not a DIY job. Stay off the roof.
Why not dont do anything, just take the hit or get an aggressive solicitor?

 

[David J Williams]

Hi
Thanks for all the useful info. I have got in touch with a mate from the martial arts club I used to be in who is a roofer. I have sent the pics to him. I will then decide what to do depending on costs
Cheers again
Dave

 

[mrrusty]

If it's been pouring down and is still dry. I would do nothing. Any intervention is likely to be large and you won't recover the cost in the sale. Again, just sell as is. If this buyer walks, find another. Property is flying at the moment.