Signs of damp - help clueless first time buyers!

[am316]

We have had an offer accepted on a house for 330k. It was on the market for guide price 325k-375k. I believe the vendor is a property developer, desperate to sell as two previous offers had fallen through, one because of being in a chain and their sale falling through, not sure about the other one. It was a housing association probate property, presumably the vendor got it cheaply and has renovated it. It has been vacant for around 9 months. Two bed mid-terrace, little patio garden, bathroom downstairs. All electric and EPC rating E.

When we went to view for a second time after the offer was accepted we noticed (which we obviously didn't see the first time) some damp marks on the walls in the south facing front room, around the skirting and around the window. There is a cupboard in the corner where gas used to be connected to the property, and inside plaster is crumbling away and feels damp to touch. It's a slight yellowing and when you brush gently paint is visible on fingers. Estate agent was obviously completely clueless so we asked him to pass on questions to the vendor about whether there is damp in the property. Surely the vendor would know if they stripped and redecorated all of it? And would they lie?

Concerned and need help as completely naive first time buyers worried about being conned by estate agent and developer trying to push the sale through as quickly as possible. Worried it may be a serious issue that the developer has just plastered and painted over hoping no one would notice before it sold.

How to tell what the nature/cause of the damp is? Could it just be explained by being vacant possession for so long with no ventilation or heating? Any recommendations of specialist surveys and how much this might cost? We are doing a standard level 2 home buyers survey but it's not happened yet. I'm wary of being duped again by "damp specialists" just trying to sell solutions that cost thousands...

We are very keen on the property otherwise, but don't know if this is something that's a deal breaker to people or not? Would it likely make is very hard to sell? We're likely to want to move on in 5ish years time.

Very grateful of any advice/insights!!

I wouldn’t proceed. A developer doing a good job should have rectified that and it sounds like a quick fix and hope buyers won’t notice.

A specialist would be able to advise though, surely. Surveys don’t always give you the information to need to make decisions.

I'm assuming this is an old house?

If it is 1920s or earlier, it will have damp, there's very little you can do about it. Those houses were designed to have an open fire in every room and the idea that damp was a problem wasn't really considered. It was just something to be expected and a lick of paint every spring was normal. So I wouldn't worry, the house has been there for 100 years and will be there for another 100, damp patch and all. You wouldn't judge a car from the 1920s by current standards, but for some batshit reason, people do it with old houses.

If the property is a modern one, then disregard the above and walk away, the issue will likely cost thousands, you'll never truly fix it, and because modern materials aren't designed to get damp (unlike older buildings with lime mortar and stone walls) you will have actual damage caused to the fabric of the building.

I wouldn't proceed with this @am316
It sounds as if they have bunged some paint on top and hoped no potential buyer would notice. It may well be why the two other offers fell through. Yes, agents and sellers can and do sometimes lie.

@Chiseltipgood question I don't know the exact date but built post 1980s so not old as you say. Hmm very worrying...any advice on how to find a reputable specialist to take a look? I just searched the land registry and found the developer brought it in February for 265k...

Damp is often as a result of an external problem with either something like broken guttering meaning rainwater is hitting the brickwork and seeping inside. Or, if it's low down on the wall, something like an air brick/the damp proof course being covered up by soil (give both these things a Google for more info 🙂). So take a look at the outside of the house where the damp is on the inside and see if you can see a likely cause.

Beware of damp specialists - again, Google to find out more - but essentially they will often diagnose a problem that is very unlikely to actually be the cause of the damp.

Good luck!

Sounds like a fairly easy fix and not something I'd personally be worried about. Just make sure your house is well ventilated when you move in, which you'd want to anyway. Also, are you sure they are definitely damp marks?
I'd wait for the survey to be done, but remember surveys err on the side of extremely negative in general!

Why do you think it sounds like an easy fix? Why do you suppose that the developer hasn't fixed it and has just painted over if it is such an easy fix?

You could have a survey but those are expensive. What have they done to the house to justify a nearly 100k jump in price in a few months? It sounds as if you are being ripped off even excluding the damp problem @am316. Have you asked the agent why the other offers fell through? They may not tell the truth, of course, but you could see their response. I would step away and do your market research carefully.

I don't think I can direct message you, but if you can direct message me and are happy to share the Rightmove property listing privately, I'll happily take a look as someone who's renovated their own last few homes.

Chances are that if the developer bought it in February and it's on the market now for £100k more, they haven't done what they should have to rectify any problems. They've just painted / plastered over them and hope nobody will notice.

If you don't know what you're doing when it comes to houses, I'd suggest getting the best and most expensive survey you can. Just be aware that many surveyors don't know their arse from their elbow, so you want someone older with experience, rather than someone who's just spent £10k buying a qualification.

Beware of damp "specialists" too who will often just try to sell you "snake oil".

What you really need is a decent reputable builder who will tell you what the cowboys have or rather haven't done.

Get a survey!

@rainingsnoringI think it's more that the developer got it for a bargain rather than we are overpaying. 330k is a pretty standard price for two bed terraces in the area from the research I've done. Probably because it was a housing association property it might have been sold by auction or something. The developer has clearly stripped it, new flooring throughout, repainted, and put in a new kitchen and bathroom. Agent told us the most recent one fell through because buyer was in a chain. Not sure about the one before that but I've asked him to find out.

@PropertyGuythabks that would be really helpful! I can't see how to do it from the app but I'll see if I can private message you the link. I am very wary of finding so called "specialists" as you say. Is it possible the marks could just be from condensation/no ventilation for the months it has stood empty? I did go and chat to the two elderly neighbours either side who have both lived there for 40+ years and they both said no damp in theirs. But you never know it could be there and they've not noticed!

I'd be concerned by it being "all-electric". That will not be a cheap house to heat, especially with an EPC of E.

Damp can be complicated. I owned a house once, we had damp in the kitchen. First we had all the rubble from under the floor removed because a damp specialist said it was breaching the damp course. Still damp. Then I noticed some leaky gutters so we had them sorted. Still damp. Then we had the top of the chimney removed. I'm confident that each issue was contributing to the damp as things improved a little bit more each time ....none of it was cheap.

Don't bother with this property though because who knows what else has been covered up. Anyone can become a property developer and many people these days have no idea what they are doing.

"Would the vendor lie?"

Absolutely. Estate agent too. "Buyer beware" and all that.

As per my private message, I wouldn't touch it with a barge pole for the reasons I and others have given.

Surely the vendor would know if they stripped and redecorated all of it? And would they lie?
The vendor is unlikely to have done the work personally. He bought it to turn it round and make a quick profit, he was never going to care what happened past the sale. Yes they would lie.
Different example but my DS arranged to rent a similar property. Various damp issues identified and the landlord said it was to be fully renovated. I visited with DS a week before it was due to be finished. They had clearly just slapped paint over the mould and damp. Inside the backs of cupboards told the whole story. DS lost his deposit but dodged a bullet.

Don't buy it unless you are a confident doer upper.

Thanks all it feels as though this will be very much dodging a bullet! Tempted to not even bother with a survey and walk away now. It's such a shame as it felt like such a good find 😞

Ive had quite a few different homes and a small amount of damp is an easy fix. Op isn't even sure if it is damp at the moment, it could just be a mark she didn't notice on the first look, or it could be something different. Personally if I loved the home I wouldn't give it up before I knew more.

The vendor owned the property for about 7 weeks before it was back on Rightmove with a guide price of £65k - £110k more than they paid for it.

That alone should tell those of you who haven't seen the listing everything you need to know about the vendor and their motivation.

Fair enough and there is a chance that you could be right but it doesn't sound likely from what she has written (plaster crumbling, damp to the touch, two other offers fallen through). The whole thing sounds like a cheap fix and attempt to pass the property on to some unsuspecting FTB and pocket a massive profit.

I wouldn't walk away because of this. It might be a really easy fix, like cleaning the gutter, or it may be more tricky, but I've found that providing you heat and ventilate your home sufficiently, and have a good damp proof course, it's not a huge issue.
Get a damp and timber report as well as a survey.

You need either a level 3 survey or to walk away.