Going to view a 'fixer upper'... tips?

tiamai_d

The only reason we are even considering it is because of the location and layout of the house. It's a 3 bed bungalow with separate dining room and lounge (so basically would be used as a 4 bedroom in 2-4years when the boys want a room each, until then the lounge will be a day-room for the kids toys). We have 3 children, DS2 is disabled so the house is perfect for him, all on the level no steps down to the garden which is all enclosed. We would be staying there for good.

So, providing that it is structurally sound and no damp, we would be happy to take it on and put in a new kitchen etc as needed. FIL is an electrician, DH can plumb a bathroom (he has before) and as we have 3 kids, we won't be spending a great deal on decoration no matter what house we are in.

It has double glazing (regular council style), gas central heating and has lamenite flooring throughout.

Any tips on what to look for when I view it? It's an open viewing if that makes any difference.

MrsBMtoBe

I bought a 'fixer upper' 3 years ago but by the sounds of it was far worse than the one you are considering plus we didn't have skilled relatives to help and we coped (just).

We needed dpc, rewire, new boiler, kitchen and bathroom! Unfortunately we ended up spending 6 weeks with relatives due to the mess left by contractors but this was mainly due to having the dpc and no kitchen.

We only bought the property as nothing of a similar size was available and I wouldn't do it again unless we could rent while work was done as having 3 children and living in a mess was hard going.

From your description it doesn't sound too bad and if the location and layout is right I would go for it, maybe take FIL to check electrics The open viewing may be an advantage as you may be able to take your time and have a good look around.

Good luck

tiamai_d

We had a nose in the windows, then called the estate agent and it's got damp. So hummm... The kitchen is ok, I'd live with it, rooms are smaller than I thought. But the garden is lush! A repo though so they are willing to take any offer even if it is less than the asking price.

But damp, that's a big problem not least the fixing of it, but we couldn't move in and deal with it due to DS2's disability (he has cerebral palsy and one of the things that he has problems with is respiratory problems).

motherofstudents

we bought a bunalow 3 years ago which looked presentable at first glance but when we went inside there was an obvious smell of damp and in places the floorboards were springy (in other places you went right through!) So I would suggest you check for a damp smell and jump up and down on the floorboards. If the ea has told you there is a damp problem did they say what was causing it ? Everyone I know who lives in a bungalow says they are prone to damp - meaning condensation. Probably because you do all your living, washing, drying etc on one level ? Anyway I would suggest you get it all checked out as it could involve a lot of work but might be worth it in the end. Just as an indication, we had to replace a lot of the floor joists, had to replaster everywhere, rewire, new central heating, new kitchen and bathroom also re-slated the roof. It wasn't something we could have done while living in the house so it might be a problem for you with your son. Could you take a builder with you or someone you know who might be able to give you some advice ? Good luck anyway.

goldengirl28

i'll 2nd the suggestion about taking a builder with you.

Get a damp expert in ASAP to take a look as well. is there any option of you son staying with a relative while the damp is sorted?

last year we had the whole front of our house taken off and rebuild, it took 2 weeks, for the first week, when the house was like a bomb shell, we stayed in a local B&B, think it costs us 200quid for the 3 of us, is anything like that an option?

tiamai_d

Thanks everyone. I went to view it on my own (EA wouldn't wait for mu husband to finish work),

The damp is bad in the part that has been an extension, looks like it has been badly built, especially the utility and back porch. CH and bathroom are pretty new looking. The rest of the house is not damp, it has mould but splattered about and looks like condensation. Areas of the extension look more like water leaks than proper damp, but it would still be a lot of work.

Still thinking about it. But there would be no way DS2 could be in the house for any length of time as it is and no family can really help out. I wouldn't put him at risk, and as it is now, it is a risk.

And the kitchen is a cheap ikea number that is falling to bits!

Off to speak to the EA tomorrow so will ask about getting a damp specialist in to look and quote.

David_Aldred

Hi tiamai_d,
If the ground floors have been laminated throughout and are over a suspended timber floor please ask whoever goes to look at this for a sub floor inspection - that is to say an inspection under the floors in each and every room if possible with prior agreement to cut traps as necessary via the Estate Agent from whoever the vendor is.

The reason for the request is a combination of laminates being used to hide a multitude of sins sometimes and timbers in contact with dampness being at risk of fungal decay including dry rot and increased risk of wood boring insect attack from those insects which prefer to feed from damp decaying timber. A damp sub floor void can also contribute to any condensation problems and low level dampness to walls / second fix joinery sometimes misdiagnosed as rising damp.

If no access is made available then budget for the worst case whilst hoping for the best but even if they cannot get under the floor measuring the moisture content of ground floor timbers with long insulated hammer probes through the laminate if permission is given should give some indication of possible problems to the structural floor beneath. Ask whoever inspects to report back on what readings were obtained to such timbers plus value of readings obrained to second fix joinery such as skirting, base of door frames etc and to check any cavity walls for insulation and debris within the cavity plus a list of all contributory moisture sources including damp sub floor conditions.

If solid floors are present ask whoever inspects to check gaps at the floor / wall joint where dampness may be emerging, again sometimes misdiagnosed as failure of a damp proof course and in any case to undertake a dsnapshot ew point analysis. Not a complete list by any means. Please have a read of previous posts on this forum by myself regarding damp including condensation, electrical damp meters and chemical damp proof courses, chimney breasts, mould, dry rot, woodworm and cavity wall ties which may be of some help, kindest regards David Aldred Indpenedent damp and timber surveyor