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Negotiating on damp work - advice please!

Evening all

After some advice please. We are in the middle of buying a house that is in probate. It is in need of renovation, not an overhaul but in time each room will need redecorating and kitchen and bathroom replacing.

The price we bought at reflected the amount of work required. But then the survey has highlighted 3 patches of damp, one of which is by the consumer unit and elec meter - which need to be moved to accommodate the damp work. Our rough estimate best case is that it will cost £1800 to get done. But that is best case.

Added to the complication the vendor (daughter) needs the funds to purchase a new house and pushing for a completion date of 2 weeks time.

We have asked them to do pay for the work, to which they have offered to pay for the damp work (£950) but not the electrics work. I went back asking for a little more £1200 and they have dug their heels in.

We really want the house and aren't great at playing hardball! so not sure on our next move which will be Monday now.

Any advice from people with similar previous experience would be greatly appreciated!

Thanks in advance
Steve

Comments

  • It is fairly usual to go half on repairs, so if the cost to put everything right is £1800 then if the vendor will reduce by £950, that sounds quite fair. Of course there is no hard and fast rule, the vendor could refuse any reduction, it's all down to negotiation. If you really like the house, you may need to just accept their figure. If you can't or don't want to pay any more for the repairs, then you have the option of walking away. The threat of this may cause the vendor to rethink but there are no guarantees so you have to be sure you are prepared to lose the house together with the associated costs.
  • G_M
    G_M Posts: 51,977 Forumite
    Part of the Furniture 10,000 Posts Name Dropper Combo Breaker
    Seems like a fair compromise.

    But you have 3 otions:

    1) agree the 950 and move into the property you want somuch
    2) walk away and lose the property
    3) insist on 1200 or you will not complete as they wish in 2 weeks.

    The costs seem high though.

    What is the cause of the damp?
    What work is being proposed?
    Where is the CU/meter?
    Why does it need moving?
  • Tancred
    Tancred Posts: 1,424 Forumite
    sg0102 wrote: »
    Evening all

    After some advice please. We are in the middle of buying a house that is in probate. It is in need of renovation, not an overhaul but in time each room will need redecorating and kitchen and bathroom replacing.

    The price we bought at reflected the amount of work required. But then the survey has highlighted 3 patches of damp, one of which is by the consumer unit and elec meter - which need to be moved to accommodate the damp work. Our rough estimate best case is that it will cost £1800 to get done. But that is best case.

    Added to the complication the vendor (daughter) needs the funds to purchase a new house and pushing for a completion date of 2 weeks time.

    We have asked them to do pay for the work, to which they have offered to pay for the damp work (£950) but not the electrics work. I went back asking for a little more £1200 and they have dug their heels in.

    We really want the house and aren't great at playing hardball! so not sure on our next move which will be Monday now.

    Any advice from people with similar previous experience would be greatly appreciated!

    Thanks in advance
    Steve

    The owner is not obliged to negotiate with you - an in fairness there is no reason why they should. If you like the house enough, and can afford it, then just buy it, otherwise walk away.
  • lessonlearned
    lessonlearned Posts: 13,337 Forumite
    10,000 Posts Combo Breaker I've been Money Tipped!
    The Vendor has met you half way. That is fair.

    I agree the quoted costs for the damp work does sound high, does this include the cost of removing the meter and CU. Although like GM I can't see why these should need to be moved.

    Is the mortgage lender insisting that the work be done before they will agree to lend. Have they placed a retention on their mortgage offer.

    If not and they are happy to lend the full amount then I suggest you legally complete and then take your time and get a few more estimates for the work. Sounds like your "damp expert" might be pulling a fast one.

    You need someone independent to ascertain the cause of the damp, don't just rely on a damp proofing company.

    It could be something as simple as blocked or faulty guttering or a few slipped roof tiles.
  • sg0102
    sg0102 Posts: 150 Forumite
    Thanks for all the comments, the advice is much appreciated. We were never looking to pull a fast one- just not been in this position before.

    In terms of the damp work, there are three separate walls that need damp proofing work, and the quote was £695 ex vat - so £836 I got the numbers wrong slightly.

    In terms of the electrics. The advice was that the wall in the pantry that they are on has damp, and he wouldn't be able to guarantee the damp proofing without proofing the area behind where the electrics are - and that can't be done without moving it? Does that not sound feasible? Naturally I'll get more quotes but I thought it sounded logical at the time!

    Steve
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