Structural Survey Findings - Timber Decay/Dry Rot - Advise Needed

DadDee

Hi

We are buying a 1900s Victorian property and have just got the results of the structural survey. Amongst other things the surveyor has found the following

1) Timber Decay - quoting relevant sections from the report

Second Floor Rear Bedroom

Timber decay was found in the framework to the double hung sliding sash box frame window. This appears to be dry rot and full exposure should be undertaken around the window during its replacement. Early action is required to ensure that the decay has not spread to other parts of the roof and floor structure

Roof
No inspection of the structural timbers was possible but there was no evidence of structural distortion and this would indicate that the timbers are in satisfactory condition.

Summary
Further investigations are required to confirm the extent of the decay and some opening up works will be necessary around the window frame during replacement works. It is recommended that you obtain specialist reports in relation to this as if the decay has spread into the adjacent roof structure, and second floor construction, the cost involved could be considerable. This window will need to be fully replaced.

This was unexpected as the vendor had verbally told us that the previous structural surveys did not find anything structurally significant. How serious is timber decay/dry rot?

I am going to get a local specialist (Kiltox Damp Free Solutions) to get a look, but any advice would be appreciated. Any other steps I should take?

DD

spadoosh

From the looks of it, theres a couple of windows need replacing. Do your visits agree with this?!

When it comes to damp/timbers sureyors are quite opaque about it as its not there area of expertise. All that seems to be going on at the moment is they're suggesting getting in an expert.

Timber decay isnt too serious all woods decay (natural product) its just how fast and how penetrative it is that is of concern. I would expect your specialists to come back saying its not perfect but its mortgable unless they find problems with the loft or floor of 1st floor. With recommendations of getting thins in place to stop it getting worse.

Either the previous surveys werent as thourough (depends what survey youve gone for) or vendor is lying or the problems did come up but were not seen as serious.

I'd await your report from Kiltox (btw are they independent and are they consulting or do you think they could be touting for business, ie make it look worse thinking they might have some extra work when in actual chance theres no way thats happening?!?)

motherofstudents

Are you paying for kiltox to give you a report ? If not, as suggested above, it is in their interests to make a big job of it. Dry rot is pretty serious in that it can spread. If this is the case you would be looking at a considerable cost to put right. Any timbers nearby need to be inspected and anything affected needs to be removed and burnt. It is not the end of the world but if you can, I would opt for an independent inspection. You will have to pay but it may save you more money in the longrun.

G_M

Wooden window frames need regular maintenance. That'snormal. If left, they will rot. All depends how far gone it is.

Frankly it's probobly not too serious and ither remedial work can be don or a new frame may be required.

Chances of the rot 'spreading' are minimal - this will only happen in extrem cases where damp has got into wood (easy on a frame, unlikely elsewhere!)

Do not rely on a report by a damp/rot 'surveyor' coming from a damp/rot specialist company. He is nothing more than a salesman who WILL find something his company needs to fix.

Ulfar

With Dry rot you need an independent inspection. This inspection will cause a certain amount of damage to the property and the vendor may not let you.

I have to ask why your surveyor couldn't get into the loft as I would expect them too, especially is there is an issue with the dry rot spreading.

Dry rot can be very serious, wet rot isn't so bad.

If your vendor has already concealed its presence I would be running away unless the property is an absolute steal.

DadDee

Thank you all for your replies. Some more information.

>> From the looks of it, theres a couple of windows need replacing. Do your visits agree with this?!
That is correct. It is really one window that looks in a bad shape from outside, but I am not an expert. Also the surveyor hasn't found any leaks

I am paying Kiltox for an inspection, but they are a damp/rot specialist company, their findings may not be completely independent. But again this might aid me in negotiations with the vendor. I will try to find out if there is an independent damp/rot specialist nearby.

There isn't a loft as the house has a French style Mansard roof and the window affected is on the top floor.

DadDee

Forgot to add, what will a new replacement wooden sash window cost 5' x 3'. The house being in a conservation area it has to be similar to the existing one.

DadDee

Ulfar wrote: »

With Dry rot you need an independent inspection. This inspection will cause a certain amount of damage to the property and the vendor may not let you.

I have to ask why your surveyor couldn't get into the loft as I would expect them too, especially is there is an issue with the dry rot spreading.

Dry rot can be very serious, wet rot isn't so bad.

If your vendor has already concealed its presence I would be running away unless the property is an absolute steal.

Hi All

The guys from Kiltox has come back and said that without an invasive inspection he cannot say for certain if it has spread beyond the window in question. He recommended that they be called in when the windows is being replaced.

I can see the following options

1) ask the vendor the replace the window and get the inspection done at the same time. This will delay exchange.

2) ask for a reduction in asking price but I am unsure as to how much reduction should I ask for. Presumably once the window is replaced, I wouldn't have the same problems when selling.

I am not sure if the vendor would agree to any of the 2 above. We have found this house after a long search (2 years), so am keen to see if there are other options available that would allow us to proceed.

G_M

As a general rule, getting a vendor to do remedial work before the sale is less wise than getting a price reduction.

The vendor has no interest in the quality of the work, so unless you also get to specify who does the work, and what work they do, you are better off negotiating on price and getting the work done yourself after purchase. that way you can control how well it is done.

Get a couple of local builders to quote, then negotiate on purchase price.

DadDee

G_M wrote: »

As a general rule, getting a vendor to do remedial work before the sale is less wise than getting a price reduction.

The vendor has no interest in the quality of the work, so unless you also get to specify who does the work, and what work they do, you are better off negotiating on price and getting the work done yourself after purchase. that way you can control how well it is done.

Get a couple of local builders to quote, then negotiate on purchase price.

i would prefer a reduction, but in this case it appears that without some sort of invasive inspection, no one is willing to put an estimate on the re mediation required. I can only get quotes for window replacements. Any ideas as to what kind of reduction should I be looking at?

The only advantage of getting the vendors replacing of the window, is that it gives an opportunity to gauge if and how far the dry rot has spread.

Ulfar

It would be impossible for anyone to give you a quote for re-medial work where dry rot is involved as they need to do a full inspection.

If the rot hasn't spread it could costs a few thousand, if it has then the costs escalate enormously.