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492800

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kingstreet

Get a timber and damp specialist to report on the condition of the damp course and woodwork to see what remedial works might be required.

Pay for an independent surveyor, rather than a contractor, as you've less chance of being quoted for work which isn't actually needed.

http://www.property-care.org/

Use the drop-downs to pick freelance/independent surveyor, damp control (most do both anyway) then select the area you're in from the final drop down.

kingstreet

492800 wrote: »

thanks for that i shall have a look into it..

and will they be able to do non-destructive damage to the property? (and how do they see the floor joists? little cameras?)

and for a small 2 bed flat, do you know the rough estimate for a survey (near greenwich/charlton/S.E.London)

all these little extras keep on cropping up. its costing me heaps.. :eek:

I'm sorry, you're outside my area of knowledge with those questions. I suggest you ring the ones near you and have a chat about the issues you've raised. It may help you get a feel for the one you prefer.

I understand about the cost, but a free contractor's report which says £5,000 work, is surely worse than a £200 independent surveyor's report which says there's £2,500 work needed? I'm not suggesting it will cost £200 either. That was a figure plucked from the air!

I take it your surveyor suggested specialist reports in the survey? If you're buying an older property, these things are part and parcel. Imagine you were buying a modern little box (like mine!) then think of all that character and charm you're getting in yours for a few hundred quidsworth of peace of mind.

bristolben

There won't be damp. I'd put money on it. Get a free survey done by a damp expert who'll take one look at it and walk away shaking his (or her) head.

Surveyors are like GPs. They know a little bit about everything but aren't experts at anything. I don't mean this rudely but thats what they are. Edit, which is why she walked around with a little damp meter and noticed a few areas that most likely were in cold rooms, a room that hadn't been used for a while with no radiator on.

As you've said, her report will be full of sentences like "maybe", "possibly", "not clear" as she won't want to put herself on the spot.

Gorgeous_George

Most survey reports include many vague statements. They are virtually worthless and part of the cartel that is the housing market.

Have a look yourself. If the walls have not recently been redecorated they are unlikely to have a significant damp problem. Ask if you can peel the carpet back to check the floorboards.

My recent purchase had a similar report - but the house had been empty for over a year. If a free survey provides peace of mind, go for it. I used the information as a baragaining tool to reduce the cost of the house.

Did it also say that solar panels would improve the energy performance (but cost a small fortune) or that the electrics need to be checked by an electrician and the gas boiler by a GasSafe engineer?

GG

kingstreet

High moisture readings can be caused by leaking guttering and rainwater goods, soil against the walls bridging the damp course, unoccupied/unheated property feeling generally cold and damp.

There could be any number of reasons.

The cost could be nil, or it could be thousands. That's why you pay an expert to tell you.

Like I said, buying an older property means stuff like this is likely. It will however give you peace of mind and you can always supply it to your buyer if you sell at some future point.

I agree about property surveys. More questions than answers because surveyors are not experts in the things they can uncover. GPs also refer you to a specialist if they think it is needed.

Roaming

492800 wrote: »

and thanks kingstreet.. oh yes, I would much rather an independent come round than a salesman. good advice.

I wonder how negotiable with the sales price these things are?

Hi! Were you able to negotiate the sale price? How did you go about it?

I'm currently buying a Victorian detached property with seemingly similar issues and might not be able to buy if the price doesn't go down.

In fact, the mortgage valuation advised the property not suitable to our lenders.

Roaming

492800 wrote: »

oh far from it.. I ran away from the place, it just wasnt adding up..
Electrics, roofing, dampness, drains..

only to find out the place didnt even have planning permssion to be turned into two flats, (trhey had outright lied to me) and no building regulation adhered to..
they dropped it by £30k and offered an innsurance policy, i told them to stuff it hard and fast where the sun wont ever shine.


Back on topic though, if, it had just been the dampness I would have negotiated for that amount to have been taken off the price.
But sometimes too much conspires against you.. and it is OK to walk away if there are heaps of problems or you cant afford the future expenses.
Go with the gut feeling!
What other issues do you have?

The mortgage valuers report said the following;

1. They do not reccomend the property as suitable security for a mortgage.
2. Suggested repairs need to be made before the advance.

In the list of suggested repairs they list;

• Those as advised by structural engineers report.
• Attend to dampness and rot
• Attend to wood boring beetle attack
• Attend to poor plastering
• Check floors, attend to as required
• Check services, attend to as required.

Also, one surveyor said the subsoil was chalk whilst this one seems to suggest its clay. I don't think either of them did a soil test though.

Another surveyor who looked at the property (not the one who gave the above mentioned report) advised we have the drains checked (for blockage and or breakage) but this one doesn't seem to make any such suggestions but perhaps thinks that is covered in the 'dampness' note.

With so much work needed what does it mean for us in terms of the sale price - do we have room to negotiate? The seller is only an executor so there is no insurance he can claim on.

G_M

You need to speak to the vendor about access. It doesn't matter how professional the expert you get is, or how much you pay, if they can't get access under the carpet, they can't comment on the floorboards.

If they can't get access under the floorboards, they can't comment on the joists beneath.

If the damp proof course is hidden, they can't comment on its presence.

On a separate note, did the surveyor find damp - I mean really find it - or just get readings on a so-called damp-meter? These can give readings on perfectly dry walls if the wall is constructed of a material that conducts electricity. That's how they work! Read here.