We are buying a property which we have begun to set out a design brief for restoration and extension.
We had identified a few issues from other thinking but the causes around the stack are confusing as there is little visible evidence inside the walls are clean painted un-bubbled plaster .
Our Surveyor via our home buyers survey has highlighted the following as red3
There is a chimney breast to the outside wall of the kitchen. The stack has been taken down above roof level. No defects were noted externally but there is dampness within the flue. Ventilation is required.
The main roof is pitched, hipped and covered with clay tiles assumed to be fixed to battens. There is a timber lining under the roof covering. The extension roof is pitched, hipped and covered with concrete tiles assumed to be fixed to battens.
The surface of many tiles and pointing is covered with moss and lichen growth. This is a common problem on roofs of this type and this growth should be removed
from time to time as moss holds water which can lead to defects. Please also not that defective tiles and pointing may be uncovered during the cleaning process.
This is a risk, see section J1. Slipped tiles should be replaced. The main roof is original to the property and is likely to require on-going maintenance and expenditure. The roofs should be overhauled and repaired as necessary. The pointing along the ridge tiles to the apex of the roof and also to the hip tiles is worn and largely missing. Some ridge tiles may be loose. Hip tiles are loose and some have slipped and require repair. All pointing should be renewed.
There are no hip irons which are required to help prevent hip tiles from slipping.
Sub floor ventilation is inadequate because several air bricks have been blocked up by the construction of the conservatory. This means that there will have been no, or very little, air flow to the floor timbers to the rear bedroom. This could have allowed a build-up of damp and for defects to occur. The through flow of air from front to rear needs to be reinstated and a check made of the sub floor timbers to ascertain whether defects have occurred.
Additionally render to the rear bridges the dpc. It should be removed to above the dpc level.
Damp
Tests were conducted with an electronic moisture meter at appropriate positions throughout the property (except where impermeable surface finishes, furniture fitted cupboards and stored goods prevented access).
Higher than normal readings were obtained to the rear wall of the rear bedroom and the en-suite hall. Timbers such as the floor and skirting boards run the risk of being affected by rot and may be defective where concealed. Timbers and the damp need to be checked, including sub floor timbers, and may need to be treated/replaced. Plaster work may need to be replaced. These matters need to be investigated further. The damp is likely to be coming from the chimney breast on the outside wall. All walls should be checked as there were some areas where it was not possible to take readings.
Any thoughts or if this needs to be moved to a better section (im new here)
Off to Swindon tomorrow...
