Homebuyer Report is back and panicking - help!

LuSiVe

More 3s than I expected but on re-reading they mostly seem to be warning and back-covering (probably to be expected on most houses in the area I'm looking at - Chesterfield) rather than current serious problems. Here are the highlights if anyone could sanity check my thoughts please ...

3s
Paving at back of house too close to damp proof course, damp found internally
Rear vents partially blocked
Floors generally OK but need more detailed inspection because of possible damp as above - "high damp meter readings were recorded in the area"

Also (less disastrous?)
Some historic minor cracking to front walls (ex-mining area, old settlement, not progressive)
Couldn't check the guttering as it was dry
Has asbestos downpipes but in satisfactory condition
Gas/electricity/boiler as expected

2s
Chimney stack needs some repointing and checking for disrepair
Needs better insulation in loft
The fireplace has been blocked up but no provision has been made to ventilate the redundant flues internally
Dangerous glass in internal door (! no kids'll be here so not urgent)


The valuation was OK to get the mortgage but I don't have huge amounts of money spare for building work.

My mortgage adviser (v helpful bloke) advised getting Rentokil in to do a damp survey as the first thing to see the extent of the damp problem. It wasn't blindingly obvious when I viewed but I don't really know what I am looking for past the obvious. Then get the gas/electric checked afterwards.

Does anything else look like a showstopper?

tizerbelle

I'm pretty sure Rentokil are pest control and hygiene services rather than damp specialists. Either way you need to get an independent damp specialist to do the damp survey. They do not do damp treatments and so have no vested interest in saying work needs to be done.

LuSiVe

Rentokil do Homebuyer reports on damp, rot and woodworm. Mortgage guy has had them out to do the same for his own home, which is why he's recommending them.

Dave_the_Ginger_Cat

Assuming the property is more than 50 yeras old (apologies, don't know the area), this looks quite a decent set of comments and nothing too awful. The chimney would be expensive to repair as can need scaffolding, and you might want to barter a lilttle on price to take account of this and the damp

kingstreet

Avoid contractors' "free" reports.

If they only get paid for installing damp courses...?

http://www.independentdampsurveyors.co.uk/

Find someone in your area. Pay for the inspection and report and feel confident you are not being quoted for work which isn't really needed.

LuSiVe

It's mid 50s so a little over 50 years old.

Rentokil would at least give me a figure that I could take back to the vendor to try and knock a little off the price.

Edit ... I can't really see anyone close to me on http://www.independentdampsurveyors.co.uk/ ... anyone have any other recommendations in South Yorkshire / North Derbyshire?

kingstreet

The chartered surveyor used a moisture meter which detected moisture. The cause of which may be nothing to do with damp. It may be caused by cold, leaking rainwater goods, soil bridging the damp course, any number of things.

If you ask a damp contractor to comment, they may find something which is not there. There have been numerous threads on here about non-existent "damp" issues, which can be found using the search function.

LuSiVe

Yeah, I've had a search through the forum now for damp on Homebuyers reports.

If I can't find an independent damp surveyor close enough, is paying (someone like) Rentokil for their report the next best thing?

justjohn

use Rentokil for inspection its free in most cases.

then you can either diy it or get another company out.

home report looks reasonable

as soon as they get any sort of reading on damp meter they put that speel in

I have not seen it, but the paving at the back could be the biggest nightmare. Depending on the remedy.

teneighty

Paving at back of house too close to damp proof course, damp found internally

Just as a balance aqainst the "rising damp is a myth" brigade. (Jeff Howell is a prat by the way) The extract from the survey suggests that the property already has a damp proof course, as you would expect from a 1950's house. It appears that it is the raised external ground level and blocked vents that has caused the problem. As the surveyor has rightly pointed out, wet rot to the suspended timber floor is a significant risk and should be investigated.

I can see no problem in getting a free pre-purchase inspection from one of those nasty damp proofing companies. It should give you a worst case scenario and a nice fat quote to re-negotiate the purchase price. Just make sure that if you decide to proceed with the house purchase that you get competitive quotes from reputable companies for the actual work. If you want to pay an "independent" £200 to provide a quote that is up to you.

LuSiVe

I'm waiting for the valuer to ring back in the hope of finding out if it seems more of an actual problem or a potential problem. Then will ring estate agent to tell them that I'm going to need to get someone to look at potential damp problem, then ring Rentokil and arrange visit.

Hope this doesn't scare the vendors ...