Damp!

billchecker1

Ha an offer accepted and passed a mortgage offer from HSBC but they have just called me to say that the survey has shown damp.

I had suspected this as we saw a patch on the inside and outside so had called him and told him of my concerns. Also we paid for the higher level report.

His advice is that we get a report from a timber specialist.

Has anyone had experience of this before?

I'm tempted just t pull out at the moment. My wife and I were a bit uncertain about the house due to the size of the garden but this has now put me off even more.

The house was priced slightly higher than other houses in the area but with this it could significantly increase our costs. And I'm worried about other issues popping up.

We haven't actually seen the report yet.

giddypenguin

Do you have extra in savings to pay for another survey & repairs?

You could try re-negotiating the price - you may get a discount, they may tell you where to go.

I would suggest waiting to see the report before you do anything.

SG27

I think you will probably need to get an independent damp and timber survey done before the mortgage company will release all the funds. They cost around £200 - £250.

Depending what remedial work they recommend you can renegotiate off the price.

We had to have a damp and timber survey, it came back as no work required. But I expect as you saw a damp patch that something will need to be done to fix it.

MarkBargain

When I was selling the buyer's survey report showed some damp. I invited a local damp specialist round and he gave me a free quote. He said it would cost £200 to put right, plus a bit of plastering. So it may not be such a big deal? Surveys are always cautious.

It sounds like you may be having second thoughts because of more than damp though.

easilydistracted

We had that recommended on our survey and found a local independent surveyor who does not do the work, just survey. I was in two minds but we spent £195 on a damp and timber survey. The house is riddled with damp and the repairs in total will cost £6-8000. We are now in renegotiations over the price, not sure if we will end up still going ahead or not, best £195 we ever spent. There were some obvious signs but we were thinking it would hopefully be a quick damp proof course! (I'm not as chirpy as I'm sounding )

billchecker1

We have decided to pull out.

On reading the survey. It said that the value of the house was lowere than what we were offering for it, once they included repairs that needed doing on it.

That said HSBC were willing to lend the money to us.

The hous eis nice but I have seen nicer and really dont want to fight for a discount and do the work.

Seabee42

This happened to me:-

The survey had damp, I got an independent damp report done and well dry rot the lot. The report was very thorough and suggested ways to fix the problems which where many.

We pulled out. Partly because of any other unknowns that could arise once you started to take the building back to its bare bones.

That being said they re marketed the property 50k lower. We still didn't think it was a bargain. Although it has gone under offer again.

Some damp is minor some is not!:)

Good luck with finding something else!

billchecker1

Thanks. It is a shame but like you I don't want to risk any more problems.

It may work in my favour as we ok if I go for the help to buy scheme in January as well.

moromir

Just a note for future:

A regular surveyor is only going to be taking readings with a surface damp meter, which is exactly that.

Whats often on the surface of a wall? Condensation. Its wet.

A timber specialist will (should) take core samples from the walls to see if damp penetrate into the brickwork etc.

kingstreet

I agree with moromir.

Moisture readings indicate the possibility of damp, not that it definitely exists.

Then, it has no way of determining the case of the moisture, which may be leaky rainwater goods, soil level outside bridging damp course etc.

An inspection and report by an independent timber & damp surveyor will tell you what's needed, then you can obtain estimates and re-negotiate with the vendor to see who should pay for it, based on the current and post-repair valuations.

Do not get a "free" inspection/report by a damp course contractor, unless you are happy with a requirement for a new damp course, plastering etc and a future damp problem when the real cause is not remedied.

billchecker1

Well we purchased a higer report anyway (£600).

But another point that was on the report said immediate work needed to be done to replace the rendering.

Something that we would have liked to do later but not straight away.

Other problems were a non-working shower and also damp on the outside.

Plus the line on the report which read that the price paid was signinficantly over when considering the repairs.

We simply didn't like it that much to fight for it. The offer was a high offer as well, compared to similar properties in nearby streets, but we could accept that if there were no problems.