Hello everyone!
We are looking at a house that we really like. However, the inspection report contains some remarks that make us nervous. We'd appreciate some advice from someone knowledgeable! How should we think here, is it just to give up on this house, or is it possible to solve all the problems?
It is a single-story house with a basement built in 1953. The roof was laid in 2010. The basement has two bedrooms, a bathroom from 2010, a laundry room, and storage.
Attic
Discolorations/microbial growth are present on the roof underlayment which should be further investigated. General ventilation should be reviewed in the house.
Suggestion: Remediation of the attic. Installation of a ventilation unit with heat recovery in the attic with ventilation ducts to all rooms to achieve optimal balance (~100 000 kr).
Roof
Fascia metal sheets should be installed.
Basement
There are framed walls within the filled exterior walls, which is considered a risk construction regarding moisture and microbial damage. Indications have been obtained that there may be damage, and it is therefore recommended that further technical investigation be carried out.
At the bottom edge of the wall panel, the moisture content was measured at 24.6% MC. These values are likely to change with the season. The critical threshold for microbial growth is usually stated as around 17% moisture content (MC). Note that a spot check has been conducted.
No test holes were made in the wall as elevated moisture values were measured on the wall panel. All organic material on the basement exterior walls should be removed.
We are looking at a house that we really like. However, the inspection report contains some remarks that make us nervous. We'd appreciate some advice from someone knowledgeable! How should we think here, is it just to give up on this house, or is it possible to solve all the problems?
It is a single-story house with a basement built in 1953. The roof was laid in 2010. The basement has two bedrooms, a bathroom from 2010, a laundry room, and storage.
Attic
Discolorations/microbial growth are present on the roof underlayment which should be further investigated. General ventilation should be reviewed in the house.
Suggestion: Remediation of the attic. Installation of a ventilation unit with heat recovery in the attic with ventilation ducts to all rooms to achieve optimal balance (~100 000 kr).
Roof
Fascia metal sheets should be installed.
Basement
There are framed walls within the filled exterior walls, which is considered a risk construction regarding moisture and microbial damage. Indications have been obtained that there may be damage, and it is therefore recommended that further technical investigation be carried out.
At the bottom edge of the wall panel, the moisture content was measured at 24.6% MC. These values are likely to change with the season. The critical threshold for microbial growth is usually stated as around 17% moisture content (MC). Note that a spot check has been conducted.
No test holes were made in the wall as elevated moisture values were measured on the wall panel. All organic material on the basement exterior walls should be removed.
The house was likely heated with oil firing in 1953, and the chimney was always warm during the winter. This kept the attic warmer than the outdoor temperature and kept moisture away during the winter. Now, a heat pump may have been installed, and the attic is cold. This often leads to growth. Sometimes this can be serious and sometimes just the effect of a really dreary humid autumn. It can also indicate a roof leak.sylten24 said:
Cleaning the attic does not address the problem but the symptom. The inspection man does not know what caused the growth, hence "further investigation."
Modern ventilation is good but naturally requires fixes throughout the house with ducts everywhere. I am very doubtful that it would cost 100,000 SEK to retrofit if you include all woodworking and painting. Maybe the unit itself with pipes costs that amount? It also requires a building notification to the municipality and preparation of documentation for this. Just the drawings and fee for notification and HVAC inspection easily cost 20,000 - 40,000 SEK?
The alternative is to live as most do in old houses with inadequate ventilation. The house was built in 1953 and thus assumes you ventilate the house daily in winter and keep windows ajar in spring and autumn. A little like many cannot who have grown up in more modern buildings.
Basements from 1953 were for boiler rooms, potato storage, canning, and the like. It is not a space intended for sleeping or longer stays. I mean you should assume that when buying the house unless it is located at the highest point on a dry hill. If the house is low, there is almost always some degree of moisture in the basement.sylten24 said:
Apparently, it has been furnished with wood, paper, and plasterboard in the basement. The inspection man notes problems and recommends tearing out the surface walls that may mold.
When it comes to the wind, it's more or less standard with some päväxt. So it can be a small problem, but also a bigger issue. Improving the ventilation of the house is generally a good idea. But one of the perks of an old house is avoiding the constant hum of fans (my personal opinion).
And as mentioned, if you're considering living space in the basement, I would completely advise against buying. A basement from the 50s is suitable/intended as a laundry room, workshop, etc. Avoid all forms of wooden floors, walls, etc. Only inorganic materials.
And as mentioned, if you're considering living space in the basement, I would completely advise against buying. A basement from the 50s is suitable/intended as a laundry room, workshop, etc. Avoid all forms of wooden floors, walls, etc. Only inorganic materials.