Damp + roof problems - Getting seller to pay

stressederic

Hi all,

I have put an offer in, mortgage approved and I had a home buyers report done.

It showed damp on the back wall and problems with the chimney and the roof on the kitchen extension.

I called the EA and she instantly said that the sellers aren't willing to knock anything off the price as the report says:
The property is considered to be a reasonable purchase at the agreed price of £80,000provided that you are prepared to accept the cost and inconvenience of dealing with the various repair/improvement works reported. These deficiencies are quite common in properties of this age and type.

I told her that this isn't what I'm asking and I wanted people to check it out to see how bad the problem was and how much to repair. I can't get the roof checked until they're back off holiday (17th) but the damp report I've just received with an estimate of £880 to fix.

How do I negotiate with the sellers to pay for it, or at least part of it, as I can see the roof problems adding a lot to repair costs.

Thanks :mad:

dragonsoup

What does the report say about the roof? Is it a flat roof that is coming to the end of its life, a few dodgy tiles??

stressederic

The roof of the house hasn't been checked properly as they couldn't see the back of the roof, but the chimney on the roof says: The flashing to the rear stack is leaking.

The extension roof says: The bedding mortar under the verge tiles has cracked in places. The flashing at the junction of the extension roof and the main wall is inadequate.

Sedge123

Not sure I would rate your chances. The estate agent sounds like they are aware due to the quick response. I think it will probably be a case of paying for the work yourselves or walking away.

G_M

The property is considered to be a reasonable purchase at the agreed price of £80,000provided that you are prepared to accept the cost and inconvenience of dealing with the various repair/improvement works reported. These deficiencies are quite common in properties of this age and type.

Seems pretty clear to me. Buy it and do repairs or walk away.

The flashing to the rear stack is leaking.......The bedding mortar under the verge tiles has cracked in places. The flashing at the junction of the extension roof and the main wall is inadequate.

Hard to be sure how extensive the problems are but on the face of it nothing major though. Decent local chap with lader could fix in a day?

the damp report I've just received with an estimate of £880 to fix.

1) who gave you this report? A surveyor or a salesman?
2) why an estimate not a quote?
3) estimate to fix what, and how? (damp is a symptom, not a cause)
4) How was the damp identified? Where? How extensive? Cause?

dragonsoup

Based on that I don't think you will have much luck either. If I was your vendor I wouldn't be prepared to re-negotiate.

stressederic

This report was arranged by the EA. I am guessing that the cause of the damp is the extension roof. It was identified in the home buyer report.

1. A D.P.C. Treatment is required by means of injecting ground floor walls as indicated on the sketch with an approved Gel/Cream system damp proof course, spasmatic readings only was found to the front elevation and this only required injecting. Perished plaster requires to be

removed and replaced with suitable waterproof limelite renovating plaster materials as indicated on the sketch. This work carries a 30 YEAR GUARANTEE.

2. To insert a brick\open and shut vent kit to the front elevation for ventilation.

3. Further to our inspection of the timbers at the above property we found them to be in a sound

condition free from wet rot, dry rot and all other forms of decay as fqar as can be determined.

FULL TOTAL COST - £880.00

G_M

Ignore it then!

stressederic wrote: »

This report was arranged by the EA.
:rotfl::rotfl::rotfl:

I am guessing that the cause of the damp is the extension roof. It was identified in the home buyer report.

1. A D.P.C. Treatment is required by means of injecting ground floor walls as indicated on the sketch
If the cause is " the extension roof." then a DPC is NOT required. The roof needs fixing!
with an approved Gel/Cream system damp proof course, spasmatic readings
cause by....?
only was found to the front elevation and this only required injecting. Perished plaster requires to be

removed and replaced with suitable waterproof limelite renovating plaster materials as indicated on the sketch. This work carries a 30 YEAR GUARANTEE.
Plaster may need replacing if badly damaged (is it? have you looked?) but once the cause of the damp is fixed (eg the roof) there's no need for specialist waterproof plaster

2. To insert a brick\open and shut vent kit to the front elevation for ventilation.
£5.00 fro B&Q

3. Further to our inspection of the timbers at the above property we found them to be in a sound

condition free from wet rot, dry rot and all other forms of decay as fqar as can be determined.

FULL TOTAL COST - £880.00

1) Don't ever re;y on the EA - he works for the seller, not you
2) I guarantee this report was prepared by a damp proofing company. They install DPCs, so..... surprise! They are recommending .... a DPC

Ignore this report completely.

Find out
a) if there really is damp (read this here) and if so
b) identify the cause (eg roof) and fix that.

phill99

If the vendor doesn't want to reduce the price, he doesn't have to.

You need to decide whether you want to take the oroperty on and get the problems fixed, or you walk away.

Chanes

If it's valued 'as is' I wouldn't negotiate on price unless I needed to speed up the sale.

stressederic

Thanks for all your replies. I feel much better! Looking at the diagram they sent the problem is above the back door yet have advised damp proofing for the whole house.. I feel like these reports and inspections aren't worth very much. So glad you guys are here for advice!