Q We are in the process of purchasing a house and have just been issued with a certificate of completion by the vendor's solicitor informing us that substantial works have taken place and it had been underpinned. We were informed that the drains were replaced but when we followed up with the seller to ask how this happened and the insurance implications, the seller refused to answer. What do you recommend we do? Should we walk away from the sale while we still can?
A A certificate of completion usually indicates that you are purchasing a new house, by way of a contract for the purchase of a site coupled with a building agreement. However, your reference to substantial works would point to a significantly refurbished or upgraded property. I would prefer to have some more information regarding the precise scenario, but either way, you have sought clarity from the sellers which they are not giving. You’ve made reference to substantial works, underpinning and drains being replaced. You haven’t given an indication of any comments from your surveyor and if the property has not been surveyed, this should be done immediately.
I presume you have not yet signed contracts, and, if not, any booking deposit paid by you is refundable in full.
My main concern in the first instance is not necessarily the insurance implication but the fundamental history of the house, and there are several questions that require clarity. When was it first built? When was it extended or altered? Were the works completed in one single phase, or were there a number of attempts or contractors? What was the extent of the works, and what are the site features? Is the area prone to any particular issue? Why are the vendors not providing additional information? Did any of the works require planning permission and are they compliant with current building regulations? Was any other form of certification required, either relating to the extent of the works or materials involved? Is the house currently insured?
I recommend you voice your concerns via your solicitor to the vendors and immediately engage a local chartered building surveyor to fully inspect the house, and provide full clarity surrounding the works.
It may well be the case that everything is in order, or that you might be satisfied to take on the property in the knowledge that certain works were carried out, or that additional works may be required. But until you are fully informed in advance of all matters relating to the purchase I do not believe it would be wise to proceed.
Edward Carey is a member of the Society of Chartered Surveyors Ireland, scsi.ie
Damp problem
Q For the past couple of years, we have had problems with a damp internal chimney breast wall on the first floor of our three-storey Georgian house. A few months ago, we decided to remove the chimney with a hope that this would resolve the issue. However, we are still having problems with internal damp, especially in the case of wet weather. Do you have any idea of why this might be happening?
A You refer to taking down the chimney and not just the fireplace surround area, and presumably this chimney (breast) removal extends at least from the damp-affected first floor level and includes the chimney section going through the roof level, typically passing through the roof covering area.
If, however, the chimney stack, above the first-floor level, is only partially removed, undoubtedly encompassing adequate chimney support, the damp problem may still lie in or around the protruding chimney area, including flashing, roof covering and capping details.
Depending on the earlier roofing remediation undertaken, if the dampness is emanating from the roof level, then you need to have the attic space checked out for signs of rain penetration, firstly by a competent chartered building surveyor and if necessary have the roof covering area externally checked out by a competent slater/tiler.
From the limited information provided about the chimney damp problem, it is not clear how extensive the dampness is and how it manifests itself. For instance, if, having removed the chimney stack, the residual wall surface area is stained, does it show widespread dampness or appears as isolated dark stain patches, mould growth or white crystalline stains?
Unlike modern flues, Georgian flues were comprised of clay bricks lined with a lime render (plaster) mix called “parging”, to prevent gases escaping through mortar joints and cracks in the structure. This was also to limit the tendency of residual salts, derived from soot combustion deposits, to migrate through the chimney breast bricks and mortar and appear on the outer faces of the flues. Over time, salts lodged in the plaster and bricks. These flue salts are hygroscopic (extract moisture from the air).
Therefore, as in high humidity, these salts absorb moisture from the atmosphere, condensation is a very likely cause with this type of Georgian construction and typically when it rains it appear as damp patches. This is evidenced by localised staining, resulting from the build-up of residual salts from the former flue area.
It is very difficult to treat these salts. Simply replacing the affected plaster with new plaster is counterproductive and will only provide a short-term remedy as the salts left in the bricks then migrate into the new plaster. The re-plastering would include coating the affected bricks with a sulphate resisting primer and then finishing off with sulphate-resisting plaster to hold the salts back inside the brickwork.
As this is a Georgian building, whether listed or not, it is important you only use materials that are appropriate and sensitive to this environment.
You should consider getting the advice of a professional with appropriate experience in this area of building pathology before you take any further action.
Kevin Sheridan is a member of the Society of Chartered Surveyors Ireland
