Problem with damp coursing?

Anon2017

So am selling my house which is only a year old (long story). Had a couple really interested. Came round for 2nd viewing quickly after first. Spent ages looking round, asking lots of question etc. Estate agent told me they were going to make an offer. Then they tell agent they think there is a problem with the damp coursing at the front of the house, which may cause damp later on.
I work with structural engineers and I've been told you can't tell this just by looking at the outside of the house. Plus, surely the house wouldn't have been signed off if it wasn't right.
Do you think they are just trying it on? to then come back and put in a silly offer?

teneighty

Maybe they noticed the ground level is too high at the front of the house causing bridging of the damp proof course?

Anon2017

They weren't specific and I got the info via the agent. Surely the house wouldn't have been signed off though? I've been in touch with the builders to give them the feedback and asked them to come and investigate. No doubt they will fob me off as usual.
If this actually is a problem, I need to know and have it rectified now if I'm trying to sell it.

AnotherJoe

Why not have a look at it yourself ? Is there soil above the damp proof course ("course" not "coursing") often abbreviated as DPC.

It may just be nervous FTBers looking for any old excuse to pull out because they either got the jitters about making a commitment, or the house just didn't "feel right" for them but put on the spot they came up with a more logical sounding explanation that was rubbish.

Anon2017

I had a look on the NHBC website about damp course so will have a look at the front of the house tonight. It gave specifics on how far below the damp proof the soil should be.
Knowing the builders, it probably is a problem as they have been appalling in general.

If the buyers were really keen, not sure why they didn't just ask us to get it sorted out. The house is still under warranty for 9 years (they know this). This is what makes me think they are either no longer interested, or trying to drive down the price.

G_M

Put the property back on the market and inform the buyers that

* you don't believe there is an issue and
* they have given you no evidence of an issue
* but if they wish to continue with the purchase at the agreed price you'll be happy to take the property off the market again

dirtycredit

surely the house wouldn't have been signed off if it wasn't right.

A few years ago the government decided that new builds can be signed off by the company building them instead of by an independent body. That's why everyone who bought one after the rule change is having nightmares with sub-standard construction. I saw the documentary where a guy paid 800k for a house with not one single bit of insulation - they 'forgot' to put it in and just signed it off themselves. This was one just of the horror stories in the doc.

DC

Anon2017

This would not shock me. The problems we have had with this house are endless.

Thankfully the prospective buyers hadn't put an offer in so the property has never been taken off the market. It just pi**es me off that if there is actually a problem, this has lost me a potential sale.

I've had a look at the front of the house. Not really sure what I;m looking for as can't see any evidence of damp course at all.

Ray_Singh-Blue

Damp proof courses should be positioned 150mm minimum above the outside ground level. Could this be the problem? I guess if you can't be sure you could ask someone else's opinion who knows what to look for.

Incidentally I have been in this exact position- bought a new build house and later found out the DPC was too low. Thankfully I later sold it to someone who didn't seem to care. But I decided from that point to always get an independent survey done when buying a house, no matter how new.

AnotherJoe

Anon2017 wrote: »

I had a look on the NHBC website about damp course so will have a look at the front of the house tonight. It gave specifics on how far below the damp proof the soil should be.
Knowing the builders, it probably is a problem as they have been appalling in general.

If the buyers were really keen, not sure why they didn't just ask us to get it sorted out. The house is still under warranty for 9 years (they know this). This is what makes me think they are either no longer interested, or trying to drive down the price.

I thought exactly that also. However you then said ....

Anon2017 wrote: »

I've had a look at the front of the house. Not really sure what I;m looking for as can't see any evidence of damp course at all.

Well, that may be the issue! You should see a thin black line in the mortar above the bricks a few inches above ground level. It wont necessary be visible consistently sometimes it may be covered by mortar but you'd expect to see a sign of it. Perhaps if there really isn't one they didn't fancy buying a shoddily built house?

dirtycredit

This would not shock me. The problems we have had with this house are endless.

If you bought the house a year ago would it still be under guarantee? Could you get a surveyor in yourself find out what the issues are and get the company that built the house to fix them and then sell?

DC x