Q. We are buying a basement flat (120 years old) and just had our survey. We have been warned that the air bricks are above ground level and that there might be inadequate under floor ventilation. The surveyor has said there may be ducts from the air bricks that go down to sub-floor level. Is there anyway of checks if this is the case? We are concerned about possible dry rot if there is no ventilation under the floor.

Submitted by: G
 

A. Our advice when buying a basement/semi basement flat is to be very careful indeed. We would be particularly concerned if the developer has recently 're-decorated'. Experience has shown that basement flats tend to be more prone to the effects of condensation as they tend not to receive the benefit of sun light and the thermal gain from it. Solving damp problems in basement flats also tend to be more complicated hence expensive. Developers are there to make money and the more they spend on a property the less their profit so be careful. We are surprised that there are still timber floors in a basement. Naturally it depends upon a property's situation but many original basement floors have rotted away and have been replaced with solid floors. Is this not the case? Has the developer laid new laminate floors or something else over the original floors? If so why?

You should certainly seek the opinion of damp and timber specialists especially if there are no guarantees. Make certain floor boards are lifted and sub floor timbers are examined. If the developer puts up resistance walk away - it will be cheaper in the long run. Sorry to be a doomer and gloomer.