Any idea how much this building work is likely to cost?(4 Posts)
Any advice gratefully received - we're new to all this!
We've recently had a full damp survey of the property we've offered on (requested by the mortgage lender), and aside from the condensation issues the surveyor has recommended the following -
1.Clients builder to examine all rain/waste water goods and undertake any necessary repairs or replacement.
2.Clients builder to re-point brickwork as necessary and cut out and renew any perished or spalled bricks.
3.Clients builder to insure adequate sealant around external openings to prevent rainwater ingress.
4.If practical and desirable remove foliage from external wall surfaces.
5.Clients builder to remove any loose, cracked, hollow or porous external render and re-render in a sound waterproof rendering terminating in a bell-mouth drip moulding above the level of the physical damp proof course.
6.Clients builder to remove any damp plaster to approximately 300mm past the last detectible evidence of dampness and re-plaster using a suitable cement based renovation plaster, for example Tilcon Limelite renovating and finishing plaster in accordance with manufacturers instructions. Plaster must finish above the level of the physical damp proof course.
This plaster has certain thermal qualities which will help warm the surface of the wall reducing the possibility of condensation forming during cold winter months.
7.Where plaster is removed on chimney breasts I would recommend that a cement based tanking system be applied to the brickwork as per manufactures specification prior to replastering to prevent the migration of salts and residual moisture from the structure of the wall to the surface of the new plaster.
8.I recommend that a competent builder should be employed to ensure that the pots are suitably capped and that no rainwater ingress is occurring around the stacks due to ill fitting and/or weathered pointing.
I also recommend that all chimney flues be overhauled (cleaned from possible accumulation of debris) to ensure sufficient ventilation. If the flues are unused, 6" x 9" airbricks should be fitted into the external surface of the flue to ensure ventilation and reduce condensation forming on internal surfaces.
We have new guttering for the whole house if we go ahead with the purchase - it just needs putting up. Moving any foliage isn't a problem!
We're just waiting for the mortgage lender to get back to us after they've seen the survey and have no idea what to expect (they may put a retainer on - in which case we'll request the vendor arranges the work to be done or at very least meets us half way!)
Message withdrawn at poster's request.
Thanks - the pointing is mainly just around the chimney stack so hopefully not that much!
It's a detached (built around 1935), in Nottinghamshire if the location makes a difference.
Our surveyor quoted around £5000 plus VAT (with the disclaimer that he isn't a builder so could only give an estimate).
We've now sent an actual builder round to do a quote - he does the work for the estate agents on their rental properties, and he can do it for £1850 including VAT and scaffolding!
I think we'll send the SECOND quote to the mortgage lenders!
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