Is this wet rot?

[Touty]

Hi I’m thinking of purchasing this property bit concerned about this.

Any ideas?

What exactly did they say about the staining from the guttering though? The obvious leak down the side of the house. That could be responsible for a lot of the issues in the survey. When was the flat roof last replaced and do they have the bills?
A lot of what you said sounds par for the course on an older unmaintained property. Should be priced accordingly as you are accepting quite some liabilities you would not get with a newer property.
You may as well post the RM link!

We had a level 2 survey. I'd say there wasn't much detailed information given. Only one thing was raised and it's been that one thing that's been a total pain since we've been here - it stated, the roof could last weeks or years - we've had two repairs and a bodge job (which sorted one leak out, left one and caused another), and just had a new roof. You might find it easier to sort some of those problems out though.

There's a lot of potential things to explore/sort, so personally I know we'd walk away and I'd be concerned about knotweed. However, you could well be more risk adverse than us and it's easier to get tradesmen in your area to deal with things.

Are there any other houses that would do within your budget? I’d look into the alternatives

Here is the part where it talked about the staining to the outside @OneForTheToad looks like faulty drip trays etc

whst is the RM link?

I know what you mean, but they would be smaller

If you want to proceed, I'd get some trades people out to give you an idea of costs. If it's going to be a money pit (which is could be until it's the perfect home for you), then I'd then go back and renegotiate saying you didn't realise so much needed doing to put right.

It was marketed at 120k, I agreed to pay 110k for it. The last one sold on the same row went for 120 k last year.

I don’t think I can pay 110k for it now given the work to be done.

am I right to be concerned about asbestos?

Asbestos is only an issue if you disturb it. If it’s artexed ceilings, and if they are in good condition they can be washed, sealed and skimmed over. In any case, it shouldn’t stop you buying the house.
The Surveyor is saying that the house needs drip trays. I’d presume that means scaffolding the house and fitting them. The flat roof is an unknown. You could pay for a quote off a roofer for the work.

I'd honestly walk away from this one. You're talking £30 grand at least for all that. Yes you've paid out for the survey, but there is one hell of a lot of work to be done there.

As a pp says, asbestos is only an issue if it is disturbed, but considering how much needs doing, it could cause a huge expensive problem if asbestos is in the way of the work.

Yes I thought about 30 k.

trouble is a newer house of the same size will cost more 🤔

I spoke to surveyor today - to clarify her comments about the roof felt.

See the screenshot of the conversation

What is the flat roof made off? I would be concerned not just about the asbestos because if you need to do work which it looks like you do you will be disturbing it which will be expensive. But house like this recently have been found to have RAAC concrete panels in the roof which could be expensive to replace or repair.

Personally I wouldn't touch it and look for something else.

Flat roof - surveyor says could not inspect it from ground level but says they usually require maintenance

This is photo of back of house showing extension with flat roof

RM link = Right Move link to the house.
Unless someone gets on the roof, you can’t tell what’s going on, however if the flat roof has not been redone in the last 10-15 years, you need to budget it will need to be done in the next 5 years, or sooner or later.
A roofer with a ladder would be able to check and give an opinion on both the staining and condition of roof.
What happened to the earlier neighbour’s comment of ‘problem with roof timbers’?

Whatever level of survey, they cannot start disturbing the fabric of the building, so much of what they say is opinion based on visual inspection, same with their "could be asbestos" well unless they ve had the material tested, its a guess, i'd want to know for sure on that one, so thats more money.
Costs to remove will depend on the type, if its a licenced form (say insulation board) then its very expensive!!! cement asbestos, far less so.

A specific damp survey might be worth it though but either way, you re looking at 20k plus and thats just to fix whats been highlighted plus whats the availability of decent trades to do the work?

All depends on the price but i'd not want to paying more than 90k.

I asked them to take it off market - don’t know if it’s in RM

Thats why I’m still suspicious- the surveyor said her inspection of internal roof was restricted as attic heavily cluttered! I’m really annoyed about that. I’ve told the estate agent I want the attic free of clutter for the damp and timber expert; I think they are fed up of me as they keep asking for solicitors to deal with it all, I’ve told them I’m not at that point yet as I’ve got further enquiries to carry out.

See that’s what I thought, my first offer was 95k before I had the surveyor report, based on the latest sale in the street and the fact that the whole house needs updating. Seller quickly rejected 95k

If they've rejected the £95k you've offered walk away. In fact run, as fast as your wee legs can carry you.

If the one that went for £90k was well maintained you don't want to pay more that £60k

That house could be a complete money pit. There are clear signs of damp, the source of the water ingress needs fixed. But you'll also need to repair all of the damage. Potentially rotten timbers. Plaster etc.

You've been warned about asbestos so you'd need to do a survey.
Potentials could be in the roofing felt and arctex.

Run 🏃‍♀️

So do the maths. Add it all up as the worse case scenario. Then add on a dollop for the organizing, time and stress of getting the work done. Then take off a dollop because the end result should be a very sound house.
You can check on houseprices.io what other houses go for.
If you offered 110, and it could easily cost 30k (roofing, water, heating, damp (possibly), asbestos removal if you mess with it etc) in a couple of years, will you have a 140/150k house at the end of it? Will you be able to get the funds to do it?

Personally unless this house is an absolute bargain (looks like you are attracted by the size of it over anything else) then the downside on liabilities outweighs the upside. It’s usually cheaper to buy a well maintained house than renovate a dog up to that standard.

You said it hasn’t been maintained. It looks like it hasn’t from the outside, and an indication is the cheapest windows fitted.
Why do you think this is the house for you? Personally the lack of maintenance and cheap flat roof extension/windows would put me off.

Yes sorry, to clarify, the last one sold in the street went for 120k last year.

When I viewed the house I thought the interior just needed updating ie new bathroom, kitchen, floors. Possible rain pipes. I offered 95k then which was rejected straight away. This was before I’d had the survey.

i know what you mean though.

Unless you can get it at an affordable price, ie now reduced, seriously walk away. Also, how do you feel about the knotweed next door?

So actually sounds like it will be a good £30k+ to get it the way you want it.
I think your 95k offer was already overly generous.

To be sure, you need to clarify a few unknowns, i read your screen shot, so the roof is fine, the felt is fine but there could be localised water damage?

That would probably mean removing some tiles and replacing some rotten wood etc, not particularly costly

If you re set on the house, then get a damp report but before you get one, make sure the home owner will allow full access, a damp report can be had for less than £150, your surveyor should know one.

Then get a competent roofer to look at what is required and costs, again, he needs full access.

Many older houses have some degree of "white" cement asbestos, its not a huge deal.

Then armed with your reports, go back to the seller with your 95k offer, if he wants top dollar he is going to have to fix the house up himself and he only has 25k to play with.