First Time Buyer, worrying survey. Cost to replace rotten 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......

ACG

You need to ask a professional how much it will cost to rectify.

Then you can either:
a) Carry on with the sale as is,
b) Renegotiate the price with the vendor,
c) Ask the vendor the fix the problems to a satisfactory level,
d) Walk away.

Try and get a few quotes.

monty-doggy

Have you been able to speak to the individual surveyor and ask him a rough estimate? What price have you offered and what has his valuation stated?

FTB_Dee

Thanks, I will try and get on with obtaining some quotes. The price I have offered is £172k, but the valuation has come back at £167k from the surveyor, to account for some but not all of the costs to rectify the issues.

I'm gonna speak with him this morning to try and get a better estimate of the what he feels the cost would be to sort everything out. I'll update once I know.

monty-doggy

I certainly would be revising my offer below the 167 mark.
I'd tell the vendor exactly what the survey says but don't give them a copy.

They will have to realise any new perspective buyer will do the same.

Do you have the cash to get the work done? Because lowering your offer will reduce your mortgage or do you have a big deposit you could reduce?

No point going any further if you can't afford it.

FTB_Dee

If the vendor agreed to reduce the price to cover for the costs, then like you say we could probably reduce down our deposit to rectify the issues. I doubt they would want to keep the price as it is and carry out the remedial work themselves, so this I think would be the only option available.

Once I've spoken to the surveyor, which is now going to be tomorrow. I think we will have to go with your advice and put our cards on the table with the estate agent to advise the vendor exactly what is required. Then I guess it's up to them as to whether they are willing to reduce the price to cover the cost or at lease a large part of it. If not then we will have to walk away as although we really like the house we do not want to be paying good money to take on someone else's problems. So they would have to hope they can resell it to someone else who has a less thorough survey done.

The House buying process has been on a roller coaster, we are on a low now after the survey results, so hopefully things will work out and we will be back on a high. If not it's back to the drawing board!!!