'Significant damp' found on survey - anyone had this and still bought?(8 Posts)
We've just had our homebuyers survey back and there is a lot about 'significant damp' in areas of the house - probably because of an incorrectly fitted deck and bad render. We're instructing a specialist damp survey but I'm very nervous about pulling out of this - this is the second house we've tried to buy recently and the previous one had major issues on the survey, hence pulling out. It took us another 3 months to find this house and with the London market moving the way it is, I'm concerned that we'll be very quickly out priced.
Does anyone have experience of these type of issues and what it costs to put right?
I think you should get the survey done first and see what exactly is the extent of the problem and what putting it right would entail.
If its for example in the kitchen, its not just the cost of the damp work you need to consider but it may also require ripping out the kitchen, which may then need replacing, which may then require new flooring etc etc. Then there is the cost of removing the deck and replacing with a patio or new deck, new render, new plaster inside and on and on.
Then you need to consider whether you would want the seller to do any repairs before you complete the purchase, or whether you want to re-negotiate the price. Would that be feasible or would the seller just refuse this. Also consider whether you can afford to complete any work on top of all of your moving costs if you need to do the work yourself.
OR it could be less serious than first thought. The homebuyers survey can only give an indication of a problem. They don't look at these things in too much depth, just measure moisture in the internal walls which isn't necessarily rising damp.
Our HB survey showed suspected damp in the kitchen but was due to it being un heated extension that had been un lived in for almost 2 years. Windows open and heater on dealt with that.
Did you notice it when you viewed? Make sure your damp specialist is independent- many so called specialists have their own products to sell and misdiagnose to get the work- I've come across people spending thousands on treatments that were totally unnecessary. If it's the decking, that should be fairly simple to get rid of. Good luck!
Ps render can be a cause as it can trap moisture behind it. If it's an old house you should remove and re render in a lime based product as it's breathable.
YY to independent survey. We had a 'free' one done by a company that does this type of work and was most unconvinced by thier findings. The damp suspected in the HB survey was in the kitchen, had a damp report done without telling them where it had been found and they 'found' our damp proof course was ineffective under the stairs (completely other side of the house to kitchen) bit not anywhere else.
Under the stairs didn't seem or smell at all damp to us so we thought we would just keep an eye on it. 4 years later its fine, no damp!
I bought a house that we had to damp proof and replaster once in. It wasn't a huge problem to be honest, only thing was the mortgage company retained some of the mortgage (ftb) until the work was done, so I had to borrow the difference but then got it back. This was 20 years ago though, I don't know if its still the same.
I had similar with this place I am in now which is renovation to sell on. It came back with loads of damp issues yet it had had several people living in it and no smell or anything when we looked. The report was damning but I was planning on gutting it anyway and so went ahead. There was a tiny bit of water coming in from some loose guttering and once fixed that was that. Where is the damp? Does the house smell or feel damp?
Thanks for the advice all. It didn't feel or smell damp on either of our visits, and we spent about 15 mins in the kitchen chatting to the vendor on the second viewing. The damp is apparently on the kitchen wall which has the bathroom above and deck directly outside so possible ventilation issues/leaks. And then again in the main fireplace where the surveyor also mentions uncapped chimney and render issues. I'm hoping that it'll be an easy fix but we have an independent surveyor coming out next week so we'll see. It would be gutting to lose this one too but better than spending mega bucks on a money pit.
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