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Original poster

Oww, Ouch.

42 replies

Flossam · 02/02/2006 13:39

Our survey is back. And I quote 'High damp meter readings were noted at low level throughout the ground floor of the property and a specialist damp proofing and timber treating company should be called to inspect or report on the dampness and undertake and necessary remedial work. The report should be obtained before completion of the sale in order to ascertain the cost of the work. The roof has small holes in it and should be thoroughly overhauled or renewed.

Have phoned solicitors and EA and am waiting for the EA to get back to me to discuss this. What do you reckon the chances are of the seller being prepared to resolve these issues? Also it's had a couple of damp proofing courses before, it's a 1900 property. Is damp par for the course or does this sound particularly bad?

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mummytosteven · 02/02/2006 13:40

I don't think it sounds too bad. Am sure we had something similar in survey for our first house. We had the dampproofing done after completion - IIRC it was about £500.

Original poster
Flossam · 02/02/2006 13:41

But what about the roof? That will be thousands won't it?

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mummytosteven · 02/02/2006 13:43

ooop so sorry, didn't notice the roof. Hopefully the sellers will be prepared to resolve it, given that any other purchaser would be put off if they wouldn't. has there been any mention of a "retention" - i.e. that the bank will hold back a certain amount of the mortgage until the repairs are done?

hunkermunker · 02/02/2006 13:44

Would they drop the price by the amount the repairs would cost, or at least by a significant amount?

Tinker · 02/02/2006 13:44

Don't think damp-proofing is exorbitantly expensive. How big is teh roof? Terraced house? Mine was £1300 about 5 years ago - used old tiles as much as possible.

hunkermunker · 02/02/2006 13:44

Oh, and hello, Flossam

Working on ways to get to Mars's next week...

Original poster
Flossam · 02/02/2006 13:47

No no mention of that yet M2S. Would that mean that they wouldn't pay us the full amount agreed? If they do pay us the full agreed amount, does that stay the same even if the price drops not? So in theory we would have the money to fund any repairs needed? Wouldn't it be better to get them to do it though HM? In an ideal world?

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VeniVidiVickiQV · 02/02/2006 13:47

You best get your butt round to mars' next week or else.....

Dont know what to advise you - seems like the survey report is a little 'sexed up' for want of a better phrase. Get some free quotes in from reputable roofers in your area and see what they say.

Original poster
Flossam · 02/02/2006 13:48

Hello Hunker. Still need to work that one out too! really would be fabulous to see you (for some reason I keep using that word, but it is nice word isn't it? Rambling?) Need to check to see if Mars gave me her post code...

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Original poster
Flossam · 02/02/2006 13:49

But who is a reputable roofer? i don't know any! Arrgh! Dp not answering his phone (we rowed last night for the first time in ages ).

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Original poster
Flossam · 02/02/2006 13:56

And sorry, it is a terraced roof for a two bed house. So not huge. Sorry if I am seeming a little bit nuts about this. My parents have guesstimated at aroun 7k for the roof and mum reckons we should seriously consider pulling out.

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SoupDragon · 02/02/2006 13:57

I would say that damp is par for the course although the fact that it's had several goe already would worry me - ask the damp company to identify why this would be so.

Roof can be expensive - it depends how badly damaged it is and what damage the leaks have caused.

SEllers should be prepared to get the work done or (more ikely) drop the price an appropriate amount.

Original poster
Flossam · 02/02/2006 13:59

Its been damp proofed once in 1980 (before I was born!) and once in 1998.

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katzg · 02/02/2006 14:00

can't work out - are you buying this house or selling it?

when we had the roof done on our small 2 bed terrace it cost us £2K, thats in sheffield and was about 5 years ago, best bet is to phone a couple fo companies for quotes

Tinker · 02/02/2006 14:01

Think they usually last (or are guaranteed for)about 20 years, so about right.

Get 3 quotes for roof and negotiate. They may have to negotiate up teh chain as well.

Original poster
Flossam · 02/02/2006 14:03

No chain. Sorry am buying house. And you are right from what I can tell the work was garenteed last time for 30 years.

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katzg · 02/02/2006 14:04

we had this with the first house we bought - survey said new roof we asked for a £2 reduction - they said yes, because another buyers surveyour would just say the same thing, plus they must know the roof has holes in it.

chicagomum · 02/02/2006 14:04

We had a similar report when our house was surveyed and got the seller to deal with the damp proof and reduced the price slightly due to the roof situation, which actually ended up needing repiaring rather than replacing (think the surveyors overdo it a bit sometimes - covering their backs I guess).

Tinker · 02/02/2006 14:05

Think most surveys will find holes (ha ha!) in a 100 year old roof, par for teh course. Mine did on this one.

katzg · 02/02/2006 14:06

if you're in a strong position too this will help, ie are they desperate to sell? if you pull out then they will have to start the whole process all over again, so its on their interests to meet you at least half way with the roof

Original poster
Flossam · 02/02/2006 14:07

Thats what my DF said before he heard the report CM! So I got it and phoned him and thought he'd be like, oh thats ok but he was like, 'ah, right. Big problems then'. Funny as well as in the pictures they have seen they both commented on what a good condition the roof looked to be in.

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Original poster
Flossam · 02/02/2006 14:08

He has moved in with his partner, so house is standing empty waiting for us. So he would be very keen to sell wouldn't he.

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blueshoes · 02/02/2006 14:21

Assuming the buyers were serious, they should get a quote from a damp proof company and a roofer and then from that standpoint, negotiate for you to drop the price by the amount of the quote. In the meantime, you could also get your own quote just to make sure they are not hyping up the figures. Depending on your respective negotiating power, you could agree to take a full hit or partial hit on the purchase price. Surveyors are out to protect their behinds, so their reports tend to read more alarmingly than they are (esp for old properties). Depends on how experienced your buyers are and how level headed/practical they take of these issues.

My (first time) buyers took the excuse of a damp problem (which we were prepared to drop the price for them to fix) to back out on the basis that they did not want the hassle of doing it.

blueshoes · 02/02/2006 14:23

Flossam, just realised you are the buyer!

Original poster
Flossam · 02/02/2006 15:27

Well how much 'hassle' is it to do the damp proofing? Bearing in mind we have a 15month old and zero redecorating budget.

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