Should we tell buyers about kitchen damage that's just happened, or keep shtum because it won't affect the sale?!

[QueenZoopla]

Our house sale is going through, after accepting an offer 2months ago. Buyer has had survey done on our house, about 2 weeks ago. This week, a member of our family left the hot tap running in the kitchen 🤦‍♀️and the result is the cupboard under the sink has been badly warped and looks terrible. What do we do? Seems crazy to pay for repairs, when buyer intends to rip out kitchen & extend ( we know this for a fact). But, on the other hand, it feels wrong to not tell them because it doesn't look like it did when they saw it. What's the right thing to do??

Yes, because it's not in the condition it was when they viewed it. They may turn around and not be bothered, but they may also be planning on using the kitchen for a short while. Better to be honest.

Tell them, and they may say it doesn't matter as they want to change the kitchen - and they may not and will want you to repair the damage.

If you say nothing you may end up with a thread about yourselves on MN titled 'Miserable seller left sodden (sic) kitchen cupboards for us to sort out'

I'll keep my eye for that one...

Definitely tell them, (can't believe you're considering not!!) can you take a picture to forward it to them?

Ask them if they're happy to leave it as-is or if they'd like you to repair it.

Ooo, I'm watching this as not sure. I remember our boiler broke about 4 days before exchange and it was knackered. We did get it repaired to get it working long enough (engineer's words). But, I never told the buyer. So, by that logic, you should probably tell as you don't intend to pay for the repair.

You could ask the EA to forward them a message and a photo (take a few and send the one that looks the least bad )

The message could be something along the lines of this:

^Dear buyers,

Just to let you know, we accidentally left the tap running which has caused a small amount of damage to the cupboard underneath.

We know you are wanting to replace the kitchen soon after you move in, but thought we'd better let you know as it's happened since you viewed. As you can see, the photo doesn't affect the use of the cupboard, just the aesthetics, and it's perfectly useable until your new kitchen is fitted.

We are happy to get it repaired as it isn't in the condition it was when you viewed it, but we were hoping that as you would soon be replacing it, you agree with us that it would be a waste of money to repair something that was soon to be removed anyway.^

Oh no, the italics didn't work!

Obviously correct the couple of errors I've made in that message

We had the same OP when our rear fence post rotted and leaned shortly before completion. We propped it up with some spare wood. Luckily, it was a double fence ( new house backing on to existing property so our fence was immediately in front of theirs) so didn't make garden unsecured. We were gutted but informed the buyers anyway. Luckily they didn't care as he was a fencer himself and could repair it for free himself.

The right thing to do would be to tell them. Buyers should however always have home insurance in place from exchange to cover such eventualities.

Thanks so much for all your advice, and thanks Nacho for the draft ! Hmm yes maybe best to come clean

Don't tell them.

I'm an honest person generally but I wouldn't tell them. They could use this as a ploy to take a grand off the price. It's very sad that we have to think like that these days. It's certainly not how I was raised

Fix it or tell them. When we bought our house it had been rented and the estate agent /property manager told us there had been a leak but been fixed. First shower I took the kitchen flooded and we got straight onto them and they rightly fixed it. It's not nice to leave something bad for someone when you know about it, especially when it happened after they viewed.

We went back for a final viewing just before exchange. The house we were buying was empty though

Yes just tell them honestly. It doesn’t sound as though this will concern them but you just need to be honest. The draft written above is perfect.

sold recently to a very nice buyer, fitted new electric shower, old stopped working.

best option, just tell them the issue, treat people the way you like to be treated.

Yes just be honest. I think it will be positive for relations. As a buyer or seller I’d be waiting for the last minute dirty deed

Tell them. Nacho’s message was perfect. Do unto others and all that!

Affect the negotiations at this final and sensitive stage? With furlough stopping, mass redundancies and economic crisis? I would make considerable efforts to replace or repair but not disclose.

Please don’t lie. We had a seller who placed a large pan over the hob to cover up damage to it which made it unusable. They also said they were leaving the freezer but failed to mention it was broken...

It leaves a bad taste after the sale. Either repair it or be upfront.

Thanks everyone. We've come clean and told the solicitor, we're getting a quote for the repair. 😇So we'll have to pay out, I guess ..!