Survey Results!

russ21282

Hello everyone. We have just got hold of the survey done for the house we are buying and just wanted some opinions on some of the items.

3 = urgent replacement or repair needed now, 2 = Repair or replacement requiring future replacement

"No evidence of original damp proof course, partial silicon injected damp proof course noted to the rear." (doesn't have a number, just mentions at the beginning)

"Penetrating dampness is affecting window apertures and roof junction details along with some chimney breast flues. I suspect this is due to poorly sealed window elements and typical water ingress around roof details." (2)

"The disused flues to the main and removed kitchen stack should be capped and ventilated to prevent dampness problems developing." (2)

"Kitchen gulley is blocked and should be cleared and repaired as necessary." (2)

"The rear render possibly bridges the damp proof course and should be hacked off to a level above it." (2)

"The garage is in poor condition and should be repaired to bring it up to an acceptable standard." (3)

"The soil stack is in poor condition and should be replaced." (2)

The house was valued at the price we are paying in it's current standard, but should we go for some money off? how serious are these things?

Thanks

Russ

princessamy86

Are these the recommendations? It depends what the house is worth to you. Do you have the money to do any work? Are you getting a mortgage on it? I think some things are more important than others, looking like a proper damp proof course is definitely in order at the very least. I think if you decided it's not worth what you offered you should get some quotes, and present them together with a reduced offer. I would warn that the vendor won't necessarily take the hit of the whole cost, but you could try and negotiate that they paid some and you paid some?

russ21282

Some are category 2's and some 3's (3 = urgent replacement or repair needed now, 2 = Repair or replacement requiring future replacement) I'll mark which are which on the OP.

We want the house and have paid about £700 on surveys, valuations and solicitors so far. We are getting a mortgage on it which has already been approved.
It is a mid-terrace so if it needs a damp course at the front it will only be the front wall in 1 room.

princessamy86

That's not so bad then, DPC in front wall shouldn't cost a fortune (I don't think). Don't really know much about the rest of it, however with regards to getting the work done it depends what you want to do! You can either try and negotiate the price down to compensate for the amount of work, or you can get quotes, budget for it and sort it out once you have keys. Good Luck!

princessamy86

Mostly category 2s then. Garage sounds downright dangerous! Maybe you'll have to allow for demolition costs there. I'm sure there's lots of builder type people who might give you a rough idea of price, you might have to post on a different board though.

russ21282

We are going for another viewing in a couple of weeks so we'll take along somebody to give us some quotes for the work.

The house didn't feel damp in the slightest, despite it being empty for nearly a year. And the garage didn't seem that bad either. It's basically concrete slabs for the walls and one of those ridged type roofs, by what the surveyor has said it sounds like it's going to fall down.

I'm going to give him a call tomorrow to go through things, but thought i'll get some advice here off you knowledgeable people first!

princessamy86

It sounds like the damp isn't really in places where it would be immediately obvious, he will have tested for it and found areas were it is a problem. Giving him a call is a good idea, he'll be able to give you a bit more of an informal summary. Reports always seek to cover all the angles.

Doozergirl

It doesn't say you need a damp proof course. You've got leaky windows, dodgy/blocked guttering and the chimneys haven't been capped off and ventilated.
It's nowt to do with a damp proof course, the water in question on these items is coming from the sky, not the ground.

If the render is breaching the dpc then it should come off but he's not indicating that there is rising damp inside.

Get your quotes, perhaps try to negotiate with the vendors but in all honesty it's not expensive stuff to do - most of it could be done by someone who is handy around the house. If you are buying an old house, these are the sorts of things you should expect so it's not worth walking away and losing your 700 over as it won't cost much more than that to sort.

Radsteral

who ever has rendered has done so right down to the ground.. and doing so has covered an area which usually should not be rendered....
where the damp proof membrane stands you put a stop-bead just slightly above it and render all way up... but from damp proof membrane and down you should not
if you do..any damp coming from the ground will not be stoped by the membrane but will travel through the render all way up..well will travel no more than 3ft and a bit up.
Ps ; im mr plasterer
somebody say thanks to me for one

and the ones from survey i would say are mainly from house being empty ....except for garage which may need a bit of work and soil pipe to replace

russ21282

Thanks for the replies guys, sounds quite daunting at first but i guess it isn't too bad.

It doesn't actually say we need a damp course, but it does say it hasn't been done at the front. Would it not be wise to get it done anyway?

Doozergirl

russ21282 wrote: »

Thanks for the replies guys, sounds quite daunting at first but i guess it isn't too bad.

It doesn't actually say we need a damp course, but it does say it hasn't been done at the front. Would it not be wise to get it done anyway?

I'd see if there was an issue first - that means living in the house. No point in spending money on solving a problem that doesn't exist.

We had a recommendation for a dpc here; we've been here 10 months, I've had the wallpaper off and everything and there's no evidence of any damp to speak of. If I were buying to sell then I'd do it as a matter of course because you have to cover all stops to be seen as having proper integrity but this is my house and it simply doesn't need it.