Would you pull out?(21 Posts)
I'm in the process of buying a flat (FTB). The vendor made me aware when I put the offer in that the management company would want money up front to pay for planned work which I could afford although it was quite a chunk out of my savings. I've had a damp report done following my survey and there is 6k worth of work needing doing to fix internal damp (there's no way I can afford to pay that). I have another quote due in for something else as well so could potentially be more. The flat was already going to, not exactly stretch me, but I would have to cut back on luxuries to live there. Is it worth asking the vendor to pay for the work to be done or should I just walk away considering there could be more work in future and my saving capability won't be that high (maybe 100 a month into savings)
If it is work you didn't know about when you put your offer in you could explain your financial situation and reduce your offer. If the vendor doesn't reduce then it is up to you whether you walk away or can manage
Who did your damp survey? Was it a company that 'fixes' these problems? We had one done by such a company, they sucked teeth and advised lots of work needed doing at large expense. Turned out to be a load of cobblers.
do you 'love it' - is it priced in line with the rest of the area?
If you've paid for a full survey then that should have identified the big jobs that will need attention over the new few years. It's unsual for a really big expensive job (like the damp issue) to emerge very quickly and without warning. Smaller things always crop up over time, especially in older properties. Is the other quote for work you will have to do, or work you want to do? I would also be using any essential maintenance issues, like damp, as a negotiating point with the vendor.
Can you get a better home for less money? If so, do.
Thanks for your responses. the property is priced in line with the area and the very near could easily sell it to someone else. The damp was picked up on the initial survey and they suggested getting a PCA contractor round to do a report which is what I did. The company did do some fairly priced work for a family member so I'm inclined to think they're not charging well over the odds but obviously I don't know for sure. They provided a drawing with the damp indicated and it's on nearly every wall. The replastering on its own would cost about 2k I assume because it's widespread.
The other issues are to do with retaining and boundary walls in the garden and was marked as red on the survey so it's stuff that will need attention soon I assume
Well the quote you've been given is just that, a quote. You aren't committed. You could renegotiate with the vendor, and then hunt about for a different contractor. Though cheapest is rarely best, in my experience. I would be using both the damp and the retaining walls as issues to renegotiate on. Your vendor shouldn't be surprised by this; any potential buyer is likely to do the same.
Do you love the house OP? This is a lot if additional hassle for a FTB.
I think you should get the seller to negotiate with you on the planned works OP, if they are aware of the costs already they should take those costs into account in relation to the agreed sale price.
you say there is internal damp on several walls.
Is this a basement flat?
If not, is the cause of the damp (in order of probability)
-multiple plumbing leaks
-earth being heaped up against the external walls
-occupier squirting hosepipe at the walls?
And what are the suggested repairs? Will they repair the source of the water?
The report says the damp is due to the external waste soil pipes being in poor condition on the property, the external walls are higher than internal ones, there are 2 damp proof courses already in place which appear to be ineffective, external walls are in contact with external ground levels which could be contributing and penetrating damp is present. Also high levels of ground salt and occupiers needs to prevent condensation build up.
They recommend a damp proof course but on about half the walls the plaster needs removing floor to ceiling to treat the damp.
They recommend removing the external bit of rendering to prevent it bridging the new damp proof course and maintaining external ground levels at least 6 inches under the course.
Think I've got it all right!
I don't love the flat but it's the best I could afford (at face value) and it is a lovely flat
Sounds to me as if some of those issues could relate to the building as a whole rather than just your flat - wouldnt that mean the owner of the freehold should get the work done?
How old is the building - damp readings are common in older properties but doesnt necessarily mean you need to get all internal walls re plastered. Can you see damp problems inside?
There is no point having any work done if the outside levels are too high - we had this problem in our current house and had the rear patio dug out and replaced with gravel and now have no more problems.
The issues will be with the outside pipes. I had similar issues and didn't require another damp course and I'd be hesitant to jump into a damp course because if the fundamental issues are still there, it will be ineffective again (speaking from bitter and very costly experience!)
If the issues are with the rest of the building and clarify this with whoever identified external pipes being an issue, you may find chimneys being blocked/partially blocked will be an issue and whose responsibility is it to address this? (Again, bitter and costly experience!). If there's no chimney etc, (depending on type of building) consider Holland damp proofing (Google, c successful and doesn't always require re plaster).
Talk to the vendor and see if they can negotiate at all because they'll have this issue again with other buyers if you pull out. Not an easy decision, hope it works out for you whatever you decide
You can see some areas of damp inside but couldn't smell it. I've rung the estate agents to ask them to ask the vendor if he's willing to pay for it before exchange. It was built in about 1900 I think
"damp is due to the external waste soil pipes being in poor condition on the property, the external walls are higher than internal ones, there are 2 damp proof courses already in place which appear to be ineffective, external walls are in contact with external ground levels which could be contributing and penetrating damp is present. Also high levels of ground salt and occupiers needs to prevent condensation build up."
So does the quote include curing the causes, by repairing the soil pipes and lowering the ground levels, or providing a French Drain? What improved ventilation will they provide? More powerful ducted extractors for the bathroom, kitchen and tumble-drier?
If you invite someone into your home who sells silicone chemicals, they will advise you to buy silicone chemicals.
In that circumstance I would walk. I did so in the past and never regretted it.
If you really want the place, ask the vendor to carry out the work before purchase. I'd be hesitant to ask them to reduce the price by the quote, in case the work turns out more expensive or more issues are uncovered.
if there are other flats in the area of a similar price and quality that don't have damp problems, why not put an offer on one of those instead?
Thanks for your thoughts and advice. I did ring up yesterday and ask the estate agent to ask the vendor to pay for it but have spoken to some of my family and they are of the opinion like some of you that I should pull out. How do I word it to the estate agent without feeling awkward since I've already asked to negotiate and not waiting for an answer?
I can't offer much advice but I recently walked away from a property that had a 'ransom strip'. The estate agents were awful and were pushing me to go through with buying it. I told them to speak to my solicitor who firmly told them I wouldn't be buying and the reasons why. Good luck.
I'm with PigletJohn the damp courses are ineffective because of the outside situation try and negotiate a further price reduction but be sceptical that this job is so big.
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