To sell my house with a known damp problem?

[Tulip89]

I want to sell my house as we’ve outgrown it and want to extend our family but we’re only in a 2 bedroom and already have 1 DC and both work from home so it’s already feeling cramped. I’m also 38 so I don’t want to leave it much longer to have a second baby. Ideally, I don’t want to be pregnant at the same time as selling our house/moving so would like to sell up sooner rather than later so that we can then have another baby.

Our house is lovely and we’ve done lots of work on it but unfortunately a damp problem arose after decorating. We’ve had a specialist damp survey so know the source of the problem (penetrating damp from roof and exterior render needing to be replaced) but it will be costly and time consuming to fix. This would obviously delay moving and eat into our budget to move.

If we provide detail of what work needs to be done and get a quote for the work, are we unreasonable to proceed with selling or should we do the work first and delay moving by 6 months or so? Would it put you off buying?

We’re in a desirable area and no other work NEEDS to be done on the house.

Get the valuation both with a view to it's worth with the work complete and outstanding, get some quotes for the work and then you are in a good place for negotiation on price. You may also decide that getting the work done in the summer is the best route.

Yes, it would put me off massively. I am busy and have lived through various building jobs - I still have nightmares over the kitchen which took twice the time it was meant to take and the cowboy roofer. I just wouldn't buy a property with a known issue.

The discount will be the cost of the work to be done with a margin for extra unknown costs and a further margin for the unpleasantness of living through it.

I'd get on with having it fixed and just crack on with the second baby as you haven't got time to waste. Yes, you will likely be moving with a small baby but it is the better financial decision.

Personally I wouldn’t buy a house with damp, so if I were you I would get it fixed before selling or be prepared to drop the price lower than the work will cost as people will be cautious

Adjust the price, my friend's house was in need of a new roof, so she took £10,000.00 off the price, sold in no time, just be honest.

I would say it is fine to sell provided you are happy to let the buyers know that work needs doing and let them get their own damp survey if they want. The only thing I would say is you do leave yourself open to a questionable cost deduction. Think about what deduction you are prepared to make. Ensuring that trades people don't rip you off is hard enough when you are overseeing and paying for the work - add in another level and it gets complicated. We've all been through that get 3 quotes for 1 job and you get quote a; quote b which is 1.5 times quote a; quote b which is twice quote a! Who will get the quotes? What will you do if a you get quoted A and buyer gets quoted 3A for the work? Will you say you'll knock off YOUR quote value and start again if the buyer walks away? Or will you agree to knock off THEIR quote value and possibly get fleeced?! Like I hope you get a lovely buyer, who wants to do work on the house anyway and will accept you knocking off a competitive price and be happy, but you might not.

I’m taking them to small claims court but no guarantees. Just don’t use a National damp company who’s first name is a man’s name, second name is a type of apple…

Was it a Level 3 survey?

Specialist damp survey. Home buyers survey suspected condensation. We then paid the damp company for a full damp survey on the whole house - they said no damp which we found out wasn’t true on the day we got the keys and saw the house with no furniture

Don’t know where you are but as someone who works in the industry I can tell you it’s not quiet at all. Houses are selling

The survey will find it, and the price will drop accordingly.
we bought a damp hse, got loads knocked of price, did the work, and now it’s dry

As an agent ai can comfortably say that, so long as you are entirely transparent, it’s totally fine. However, offers will reflect the work required.

Hi op,

disclose and offer a reasonable price which includes half for the work that needs doing.
then refuse any other « negociation » for any other issue except if showing on buyers report, dump and find other buyer as soon as problem arise to avoid CF.

good luck!

You'd think but its not always picked up on.

It really is only fair to disclose. The depth of surveys differ according to which one you choose so a buyer can't rely on a basic one. We are selling and moving and wouldn't dream of leaving a problem, also our survey picked up damp problems in new house. Do the right thing please. Xx