FirstTimeBuyer - Cost for replacing suspended timber subfloor

FTB_Dee

Hi everyone, I'm new to the forum and a FTB looking for some advice. I'm in the process of buying a 1930's 3 Bed Semi and just received some less than great news from my surveyor!!!

Basically I had a building survey done and it's highlighted some expensive sounding problems. My surveyor has recommended that the whole ground floor of the property needs attention. Please see below:

"The floor construction was found to be traditional, with timber floor joists supported on the masonry walls spanning from side to side.
The oversite surface is of soft and damp clay. This is a result of the lie of the land. In modern construction an oversite concrete screed, incorporating a damp proof membrane, would be laid.
The damp surface results in relatively high humidity levels within the void, and increases the chances of fungal decay occurring.
The ground floor timbers are in a relatively poor condition. There are various previous repairs that have been carried out, with some sections of timber repair replaced. Some cut back and repaired and others treated. However, further softening and decay is evident throughout the construction.
Whilst it might be possible to carry out further localised repairs, in view of the damp conditions within the void area, it would now be advisable to budget for comprehensive work to the construction. This would involve removing the existing floors, laying a new oversite screed, including hardcore and a damp proof membrane, (to a specification sufficient to avoid future problems of dampness being carried up to the surfaces) and then replacement of the floors. This will clearly be relatively disruptive and expensive."

In all honesty I'm not sure what to do next and whether to go through with the sale or whether or not the costs for this are going to be too high. Have any of you had similar work done or could you comment on estimates for costs please?

Also a damp proof injection course has been recommended along with hacking and replacing of plaster on ground floor walls to remedy damp patches stemming from the dodgy floor. This seems like a nightmare!!

I don't want to end up buying a money pit, please help......

BlueC

Doesn't sound great.

Does the asking/agreed price already reflect the fact that substantial improvements need to be carried out? If not, then you'd be well advised to get estimates for doing this remedial work and then negotiating with the vendor to have that sum deducted from the agreed purchase price. That is all dependent on you having the actual cash to have the work carried out.

Whether to proceed depends on how much you love the house, how hard you're prepared to negotiate with the seller, and how confident you are with overseeing having work of this nature undertaken. If it is completely outside of your comfort zone then it may be a good idea to look elsewhere.

Your mortgage lender may insist that this work is completed before they will allow the mortgage to be drawn down, so speak to them too.

FTB_Dee

Thanks, difficult to say without knowing the costs for the work. But after sleeping on it I wouldn't be happy to pay the current price agreed considering the work that's required. So some negotiation would definitely need to take place.

We do really like the house but the costs for these unexpected repairs could really take it over our budget. As it would still need a new kitchen and bathroom along with decoration etc.

Overseeing the work we are happy to do and willing to put in the effort providing the costs are not ridiculous and we would eventually get our money back if we sold in the future.

tonyh66

I think your looking at anything between £2 and £5 grand for the floors