Buying a house with damp?

chocoholic1_2

Hi, we are in the process of buying a house. The main problem the survey came back with is damp (front elevation). We made further enquiries and the house has had a damp proof course before the current owners moved in (about 12 years ago). When we had our second viewing we had both sets of parents with us, and no one spotted damp.

I really don't know much about damp. We really like this house, not many suitable properties are available in the area we want to live in at a price we can afford. I know the current owners won't negotiate on price (and the price is a fair one).

So what would you do now? Is there anything else we need to know? We don't know anyone who would know about this sort of stuff. We'd considered getting someone out of the phonebook to go round and give us a quote - is it worth it?

And the crucial question - would you buy a house with damp?

nollag2006

A lot of damp will not be visible to the naked eye, and will put many buyers off.

Speak to a damp proofing expert locally, and see if you can get a free quote for what needs doing to remedy the situation:
http://www.property-care.org/

Use this expert input to either decide to walk away, or to negotiate with the vendors to reduce the price to reflect the cost of the remedial works required.

Wickedkitten

Our last house going by what the guy we had out to have a look at it for renegotiating the offer price's sake, was so riddled with damp, that they would have had to remove all of the plaster on the entire ground floor and tank it.

Used that to get a reduction on the price and then on the same day that we got the keys, we went in and noticed that the wallpaper was just falling off the wall. Turned out that they had had it replastered to sell and then put up wallpaper before it had dried out off the way.

I would definitely not take the opinion of one damp specialist and instead try to get a builder out that knows about damp.

Hailstorm

What was the valuation in your survey? Was it lower to take into account the damp? Did the survey give any idea what it might cost to put right?

I am a bit intrigued by saying the price is a fair one. In this case I would say a fair price is one that takes the damp into account. Does this mean the damp is known about and the property has been priced accordingly?

Fire_Fox

Wickedkitten wrote: »

I would definitely not take the opinion of one damp specialist and instead try to get a builder out that knows about damp.

Why would you choose a builder (who is quoting for work) over an independent damp specialist? Note that I don't consider most damp proofing companies (who are quoting for work) to be either specialists or independent.

We had several damp proofing companies quote when our full structural survey on an Edwardian cottage through up damp - some managed to 'find' rising damp that even the surveyor hadn't (i.e. it wasn't there)! Only Rentokil went round with me and identified the source of the damp in each spot - plaster down to meet the concrete floor, blocked chimney breast, new flooring breaching DPC - in the end we only needed a very small amount of damp proof course doing. Sadly not everyone is as impressed with Rentokil as I was, but it did show me that there is a lot of variance in quality of quotes.

chocoholic1_2

Firefox - that's my concern. Because we don't know anybody, we worry that a contractor will say it's riddled with damp. But I guess we do at least need to send somebody round.

The valuation was not lowered to take account of the damp. And it's a fair price because it is lower than another similar property. There is one in the same street in need of modernisation, for sale at £10k more (was (£15k). This was possibly due to the damp, or just realistic pricing.

Assuming it does need a new damp course, how much can we expect that to be? And would you still buy it?

redlady_1

I factored in £5k for damp proofing in my budget. I wasnt scared of it if I saw a house I liked. As it happens, the one I have bought doesnt have a damp problem. It just needs total renovation instead!!!!

poppysarah

Don't buy this house just because it's the only one you can afford now.

Keep looking.

House prices are insane and so are vendors who think their price is fair and won't negotiate.
The only reason prices are staying up as much as they are is (hidden prices on land reg of anything sold sensibly due to being repo etc) and buyers who are stupid enough to pay more than they need to.

Gordonomics is responsible for some of the insanity where debt is considered good and high house prices are seen as a positive.

Debt_Free_Chick

chocoholic1 wrote: »

Firefox - that's my concern. Because we don't know anybody, we worry that a contractor will say it's riddled with damp. But I guess we do at least need to send somebody round.

You want a surveyor - not a contractor. Have you discussed the damp issue with the surveyor? What kind of survey did you have?

David_Aldred

Hi Chocoholic,
As you say you do not know much about dampness please have a look on my previous posts regarding this subject on this forum which may be of some assistance in giving you a better understanding of the matter. If there is anything specific you want to know or are unsure of please ask and I will do my best to answer. Kindest regards David Aldred Independent damp and timber surveyor

G_M

The damp may or may not be there. Read this to find out why. Basically it's down to the meters most surveyors use which don't measure damp, but electrical conductivity. Damp conducts electricity, but so do other materials.

If there IS damp, you need to find out why. Most damp proof companies will 'find' damp and recommend 'their' damp-proofing - they not independant, they're salesmen.

Apart from missing or damaged damp proof courses (rare) most damp is caused by leaking gutters (water runs down wall), breached dp course (earth etc piled up against outside wall) poor pointing (cement between bricks coming loose), blocked air bricks, leaking pipe etc . Often it is a very simple/cheap matter to cure these.

But you have to find the cause.