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Survey report - damp
james120479
Posts: 5 Forumite
Hi,
We're looking to buy our first house but have had damp flagged up on the survey report potentially from leaking finlock gutters. We had a full survey carried out as the current owner has done all the work himself doing it up.
The owner is adamant that there is no damp, he arranged for a survey of the gutters which states the finlock guttering is of a reasonable standard. The issue is in the main bedroom on a curved part of the ceiling where it meets the wall. The wallpaper appears to have bubbled at some point and there are slits cut into the bubbles. The owner claims it's because he isn't skillled at papering ceilings and the bubbles are caused by paste. There is no obvious staining and no evidence on the wall of damp so I accepted his reasoning until we looked in the other bedroom which has the same curved ceiling but the papering is immaculate, when I questioned this he claimed he had had that room done by a professional. I wasn't convinced so asked if we could have someone come and look at the stains. The estate agent arranged for their damp specialist to have a look and we now have a report that states the bubbling is not damp but caused by wallpaper paste. I hoped this would be enough of a fallback for us if we did exchange and it turned out there was damp there I.e. I could go back and complain to the damp specialist for giving a false report but our surveyor states that as the report is addressed to the agent they have no liability. Does anyone know if this is correct?
I have no reason to mistrust the owner, they appear to want to do everything to help the sale go through and have addressed other minor issues on the surveyors report and I appreciate the surveyors tend to go over the top on their report to cover their own backs. We are also happy to take on work that may be needed in respect to damp etc as long as we know what we are letting ourselves in for. I was just hoping for that bit of reassurance or concrete proof that it is not damp or a price for fixing if it is but don't seem to have either and keep going round in circles.
Does anyone have a similar experience and know what our next course of action would be? We really want to exchange but not if there's a ton of work needed.
Thanks
James
We're looking to buy our first house but have had damp flagged up on the survey report potentially from leaking finlock gutters. We had a full survey carried out as the current owner has done all the work himself doing it up.
The owner is adamant that there is no damp, he arranged for a survey of the gutters which states the finlock guttering is of a reasonable standard. The issue is in the main bedroom on a curved part of the ceiling where it meets the wall. The wallpaper appears to have bubbled at some point and there are slits cut into the bubbles. The owner claims it's because he isn't skillled at papering ceilings and the bubbles are caused by paste. There is no obvious staining and no evidence on the wall of damp so I accepted his reasoning until we looked in the other bedroom which has the same curved ceiling but the papering is immaculate, when I questioned this he claimed he had had that room done by a professional. I wasn't convinced so asked if we could have someone come and look at the stains. The estate agent arranged for their damp specialist to have a look and we now have a report that states the bubbling is not damp but caused by wallpaper paste. I hoped this would be enough of a fallback for us if we did exchange and it turned out there was damp there I.e. I could go back and complain to the damp specialist for giving a false report but our surveyor states that as the report is addressed to the agent they have no liability. Does anyone know if this is correct?
I have no reason to mistrust the owner, they appear to want to do everything to help the sale go through and have addressed other minor issues on the surveyors report and I appreciate the surveyors tend to go over the top on their report to cover their own backs. We are also happy to take on work that may be needed in respect to damp etc as long as we know what we are letting ourselves in for. I was just hoping for that bit of reassurance or concrete proof that it is not damp or a price for fixing if it is but don't seem to have either and keep going round in circles.
Does anyone have a similar experience and know what our next course of action would be? We really want to exchange but not if there's a ton of work needed.
Thanks
James
0
Comments
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If there is a problem with leaky guttering, it would be immediately obvious when it rains! That's always a good time to view a house. If it has soaked through the walls, it would also be obvious, probably moreso, on the outside of the house.
Leaky guttering is not an area for a 'damp specialist' anyway. Fix a leak, it fixes wet walls. There might be a bit of associated plastering if it has really soaked the walls but I would expect that to be already visibly obvious. It's common sense, not a specialist approach.
A bit of bubbled wallpepr doesn't usually lead to 'a ton of work'. What sort of work could you anticipate needed doing?Everything that is supposed to be in heaven is already here on earth.
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I agree and would expect it would be more obvious but wasn't sure if the fact it is recently decorated might cover up some things.
Our only worry is that any problem with this type of old concrete design guttering can cost thousands to repair and want to make sure we can afford it if is needed.
Maybe I am just worrying unnecessarily0 -
Doozergirl wrote: »If there is a problem with leaky guttering, it would be immediately obvious when it rains! That's always a good time to view a house. If it has soaked through the walls, it would also be obvious, probably moreso, on the outside of the house.
Leaky guttering is not an area for a 'damp specialist' anyway. Fix a leak, it fixes wet walls. There might be a bit of associated plastering if it has really soaked the walls but I would expect that to be already visibly obvious. It's common sense, not a specialist approach.
A bit of bubbled wallpepr doesn't usually lead to 'a ton of work'. What sort of work could you anticipate needed doing?
As always Doozer is right, you seem to be getting yourself in a tiz as the dreaded (and overused) word "Damp" has been used.
A leaky gutter is a simple job to fix, if it is a problem, and with that fix goes any issues.0 -
The thing is these aren't normal pvc gutters they are finlock concrete gutters which can cost in excess of £4000 to put right not including repairs to the internal plaster. This is the only thing that is concerning me as worst case is pretty costly.
However I could just be getting myself into a muddle over nothing0 -
I too suspect you're worrying over nothing. But go and view next time it rains! Take binoculars and get yourself wet!
1) the EA works for & is paid by the vendor, not you. Hi is not concerned about your best interets. Use your own professionalsThe estate agent arranged for their damp specialist to have a look and we now have a report ....
2) the EA's main (only?) concern is to get you to buy, so he gets his commission
So this 'professional' could well be a mate/busines partner who regularly gets work from the EA.....
3) as you did not instruct the report, the specialist has no liability to you if he proves to have been wrong0 -
Ok so the consensus is I'm worrying unnecessarily. I will try my best to stop stressing over nothing... Thank you for your input0
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