Active discussions

Meet the Other Phone. Only the apps you allow.

Meet the Other Phone.
Only the apps you allow.

Buy now

Please or to access all these features

Talk
Property/DIY

Join our Property forum for renovation, DIY, and house selling advice.

Original poster

Would you buy this property with these issues?

32 replies

relocationconfliction · 30/12/2025 09:17

So we’ve seen a property we really like the look of. It needs a new boiler, it’s totally broken. We can get a new one but it’s category 3 for dampness, rot and infestation (dampness related) as there’s signs of rainwater having gotten through the roof (bungalow). Chimney stacks are a 3, walls, windows, ceilings, roofing, electricity, plumbing are all a 2. We’d have max £15k to throw at it initially.

OP posts:
janeandmarysmum · 30/12/2025 09:19

It sounds as if you'd need a heck of a lot more than 15K to sort the house out.

Barrellturn · 30/12/2025 09:20

I would but I'd get a builder round before putting in an offer to give a quote and then I'd adjust my offer.

It also depends on your circumstances. Do you need to move in while the work is being done (i.e. sleep in a building site)? Do you have dc that need a damp free home?

But a broken boiler doesn't cause a damp house. We haven't had heating on yet this winter and the house isn't damp. I would assume the roof or walls are much worse than you think.

pilates · 30/12/2025 09:21

No

TimeForATerf · 30/12/2025 09:31

Depending where you live and bungalow size, a roof replacement would be at at least between 10-15k. A new roof with new guttering etc would probably sort out the chimney and some of the dampness. Ball park figure for boiler 2-3k, rewire 2-3k, plumbing no idea, windows 7-10K maybe, replaster each room at least a grand per room.

I reckon you are looking at a minimum of 50k realistically if you figure in kitchen and bathroom.

I am not a tradie, but myself and immediate family in W Yorkshire have had some quotes/work done recently for some of these things. Of course where you live and the size of the property could mean these figures are also way out, but 15k will be gone in a blink.

rwalker · 30/12/2025 09:38

It would be tight but you could do roof and boiler for 15k

as for damp I’d say it would need at least 6 months if not to the end of summer to dry out so you could revisit those issues then

DeQuin · 30/12/2025 09:43

Absolutely not. We looked at a house with issues like this that left us 25k in the pot to spend on it. DH works in construction and would have liked 50+ to play with but was concerned you only see 25% of the problems and when you start work there’s always more. With 15k in the bank you need a house that appears to have no issues (there are always issues).

exhaustedbeinghappy · 30/12/2025 10:34

New roof (incl new beams etc) on a 3 bed bungalow was £30k 7 years ago

TMMC1 · 30/12/2025 15:54

You will never fix that for 15k. It may be some of those things don’t need doing, the issue is others not identified almost certainly will.

I think you are 50K plus to do this properly. You can always offer 50k less than asking. How long as it been for sale?

RandomUsernameHere · 30/12/2025 15:58

Not with that amount to spend on it.

Upsetbetty · 30/12/2025 15:58

Not a chance!!!

PickAChew · 30/12/2025 16:06

You might just be able to make it watertight and sort out the heating but would have no budget to repair the damage caused by the damp and decorate.

Doris86 · 30/12/2025 17:08

Needing a new boiler wouldn’t put me off. However all the other issues damp/rot etc would. Could be a very expensive can of worms.

Heronwatcher · 30/12/2025 17:46

TBH quite a bit seems to stem from the lack of a boiler and the leak in the roof. If you don’t have the heating on and a leak the place will get a bit rotten and mouldy.9 times out of ten if you find the leak and whack the heating up it won’t get any worse.

Assuming the whole roof doesn’t need replacing I would do it. But I’d also try to get some more money off first and/ or increase the mortgage to make sure you can get a few rooms (including a kitchen and bathroom) habitable and go from there.

Original poster
relocationconfliction · 30/12/2025 18:12

It’s been for sale officially since May @TMMC1but it’d previously been listed for sale last year with a different agent. They had a sale fall through this year. It’s valued at £265K, I don’t know if we can offer £215K? Estate agent said they were looking for value, we’re in Scotland where properties go for 10-25% over value depending on location/condition.

OP posts:
AcquadiP · 30/12/2025 18:14

I would walk away.

Littletreefrog · 30/12/2025 18:14

Absolutely not. Unless you want to spend time and money getting a quote to fix all the things and get that much knocked off the price. Even then still probably not.

Glitchymn1 · 30/12/2025 18:16

You can’t afford it- would you want to deal with it?! Keep looking or get a builder, knock the price down but I’d rethink it.

housethatbuiltme · 30/12/2025 18:27

Surveys make lots of things seem scary than they are... its honestly impossible to say from that. What you describe 'sounds' bad but is that survey scare mongering or actual knock it down and start again lol.

We redid our extension, took it back to brick, rewire, re-plastering, new ceiling, new sub floor due to the old one rotting, new ventilation, a kitchen refit and a whole brand new bathroom for £15k in the North East.

The roof and fixing the penetrating damp was a separate contractor an extra £4.5k.

Fixing the other (non penetrating) damp in the main house we have been quoted £3k (for the record we where rated 1 for damp, survey completely missed it) but its a PITA as theres no obvious cause so they need to investigate by taking everything back to brick. A really messy job in the main house where we live so we have put it off so far.

We didn't need a new boiler but £3-£5k depending on house size etc... is a fair estimate.

Our chimney was listed 3 and is causing no issues.

ZenZazie · 30/12/2025 20:42

My aunt left me a house last year and I considered keeping it. Got quotes for the work needed, which was less serious than this, as I had had similar work done before in a more expensive city. I was staggered by how much building costs had gone up in the last few years. What you have to spend won’t begin to touch that.

TMMC1 · 30/12/2025 21:25

relocationconfliction · 30/12/2025 18:12

It’s been for sale officially since May @TMMC1but it’d previously been listed for sale last year with a different agent. They had a sale fall through this year. It’s valued at £265K, I don’t know if we can offer £215K? Estate agent said they were looking for value, we’re in Scotland where properties go for 10-25% over value depending on location/condition.

Two years ago I was looking to buy in Scotland so assumed that for a while then got brave. The four homes I offered less on eventually sold for less than I offered. You can offer less, and less may be accepted. You have nothing to loose. Stay with it at a price that works for you if you love it. Hold your nerve

MN2025 · 30/12/2025 21:54

relocationconfliction · 30/12/2025 09:17

So we’ve seen a property we really like the look of. It needs a new boiler, it’s totally broken. We can get a new one but it’s category 3 for dampness, rot and infestation (dampness related) as there’s signs of rainwater having gotten through the roof (bungalow). Chimney stacks are a 3, walls, windows, ceilings, roofing, electricity, plumbing are all a 2. We’d have max £15k to throw at it initially.

If you’ve got £15k only to spend then I would walk away from this.

It’s going to be more costly than this. I’d go and find a house where you don’t have any problems.

Mum5net · 30/12/2025 22:00

Can you find out any details at all from their first survey with their original estate agent? Presumably first survey must have lapsed as these have a reasonably short shelf life - I think it might be 90 days.

It is possible it is exactly the same survey and the surveyor just did a 5 min walk round to update for new estate agent.

I'd certainly be asking the EA about this.

I wouldn't walk away just yet but would instruct a builder or a damp specialist to go in and look if vendor will let you. The property however being in Scotland means it gets a lot of rain so I'd definitely be very cautious.

And offering £215k is not something to be ashamed of... it might be realistic in the circumstances and they might accept.

PS Costco has a VERY good offer for boiler replacement. Might be worth becoming a member.

Seeingadistance · 30/12/2025 23:33

relocationconfliction · 30/12/2025 18:12

It’s been for sale officially since May @TMMC1but it’d previously been listed for sale last year with a different agent. They had a sale fall through this year. It’s valued at £265K, I don’t know if we can offer £215K? Estate agent said they were looking for value, we’re in Scotland where properties go for 10-25% over value depending on location/condition.

This one is not going to go over the valuation!

If you want it, and are prepared to put up with the disruption of getting the work done and potentially finding more problems which need fixed, then get a realistic quote for the works, add 10% contingency and make an offer which would leave you with the funds to do the work. And if they knock that back, walk away.

Hollyleaves · 30/12/2025 23:38

relocationconfliction · 30/12/2025 09:17

So we’ve seen a property we really like the look of. It needs a new boiler, it’s totally broken. We can get a new one but it’s category 3 for dampness, rot and infestation (dampness related) as there’s signs of rainwater having gotten through the roof (bungalow). Chimney stacks are a 3, walls, windows, ceilings, roofing, electricity, plumbing are all a 2. We’d have max £15k to throw at it initially.

A new boiler is about 5K. A new roof is about 20K.

infestation of rodents could cost thousands.
It won’t be insurable if it isn’t watertight. So roof and boiler need fixed first.

would I touch a house with rot or mould issues - not in a million years

you do not have the budget

If the house has been on since May - 9 months. It’s a no. Don’t do it.

TooExtraImmatureCheddar · 31/12/2025 00:23

Don’t do it! I’m also in Scotland - the OP is referring to the home report, she doesn’t need a separate survey, it is a survey. I was advised not to buy anything with home report values of greater than 2, and even then, try not to have too many of them. Assuming that you/your DH/ close family aren’t tradesmen, that is. If it’s got 3s then a) don’t touch it or b) go in with a low offer and be prepared to walk away. Mine had a few 2s, and was on at o/o £245k, with a home report value of £260k. We paid £245k (made a lower offer and went up a little). With this one, is the £265k the offers over or the home report value? And is it cheaper than other similar houses (by a good amount) to make up for the terrible condition?

Swipe left for the next trending thread