Damp survey

Lauraje

I'm in the process of buying a house built approx 1935, we have had a mortgage offer and a home buyers report which stated we should get in a damp and timber specialist as the house was showing signs of damp, surveyor specialist went in and has found rising damp all the way down the flank wall and in the dividing wall between the lounge and dining room, he has quoted £2500 to put right, visited the EA with the report he read through both and contacted vendor, his first words I'm not dropping the price then proceeded to shout at the EA that they wasn't any damp at the house etc, The EA then said he would speak to us and put down the phone, we have said ideally we would like the work done by the vendor as he has already stated no price drop. The vendor has stated after calming down he wanted his own opinion and knows a friend who will visit the house.
Now this is were alarm bells are ringing the house was a ex rental and since the last tenants moved out the vendor has gone around with a massive tin of white paint and painted the entire interior, and both reports state damp staining above the skirting boards and In the hallway evidence of re plastering in a attempt to conceal, if the damp is already showing and its been relatively warm the house has been empty 6 weeks surely there is a issue he is trying to hide. We offered him the asking price as the house is what we were looking for simple so we could put our own stamp on, would you turn and walk away or wait and see even the EA is surprised to the response and is expecting his report to completely contradict ours. I will add the original survey had a few faults with chimney needing work and some other minor issues we are happy to do but a rising damp issue no.

walwyn1978

You really, really don't want the work done by the vendor. If he agrees, he has absolutely no incentive to pay for a decent job and thus he will probably use the cheapest option, with a knock on effect on the quality of the job/parts used. As such, it possibly won't last long but he would have met his obligations. I would really avoid pushing for that - either try and get a reduction in price, although as you've said that may be hard, or suck it up and do the work yourself where you have control over standards, quality of finish etc. Or walk and look elsewhere.

keith969

Are you sure your 'surveyor specialist' hasn't got a vested interest in finding a problem he can charge you £2500 to fix?

G_M

Lauraje wrote: »

....home buyers report which stated we should get in a damp and timber specialist as the house was showing signs of damp, surveyor specialist went in and has found rising damp all the way down the flank wall and in the dividing wall between the lounge and dining room,
Please don't tell me this was a free 'survey' done by a [STRIKE]surveyor [/STRIKE]salesman employed by a damp proofing company who is paid on commission....??

he has quoted £2500 to put right,
put right by who? His company? :eek:

visited the EA with the report he read through both and contacted vendor, his first words I'm not dropping the price then proceeded to shout at the EA that they wasn't any damp at the house etc,
It's quite possible the seller has lived happily in the property for years with no damp problem. In that case, his reaction is no surprise.

The EA then said he would speak to us and put down the phone, we have said ideally we would like the work done by the vendor as he has already stated no price drop.
Well if there IS a damp problem, getting the vendor to do the work is mad. Do you really think he'll be interested in doing a proper job?

The vendor has stated after calming down he wanted his own opinion and knows a friend who will visit the house.
Sensible. I too would want to verify this supposed damp in my own house.

Now this is were alarm bells are ringing the house was a ex rental and since the last tenants moved out the vendor has gone around with a massive tin of white paint and painted the entire interior, and both reports state damp staining above the skirting boards and In the hallway evidence of re plastering in a attempt to conceal, if the damp is already showing and its been relatively warm the house has been empty 6 weeks surely there is a issue he is trying to hide. We offered him the asking price as the house is what we were looking for simple so we could put our own stamp on, would you turn and walk away or wait and see even the EA is surprised to the response and is expecting his report to completely contradict ours. I will add the original survey had a few faults with chimney needing work and some other minor issues we are happy to do but a rising damp issue no.

The crux of this is who did the 2nd survey.

Lauraje

The second survey was completed by a completely separate company, the first was a homebuyers report with the valuation. This advised of first findings of damp and to instruct a second surveyor. Estate agents tried to suggest one was advised to avoid that, and then researched some local ish companies who conducted the second. Which confirmed damp with staining above skirting and fresh plastering and decorating possibly to conceal, he has quoted for the remedial work. I completely understand the vendor wishing to have a second opinion as long as it is by a official company not by ' someone he knows' I'm not suggesting he would lie but a unbiased opinion would be a better option. Lastly the vendor has never lived at the property he is selling up all of his rentals this one has been a rental for approx 15 years. As he is emigrating.

Lauraje

Also we have paid for this second survey.

G_M

Please confirm whether the2nd survey was done by a damp proofing company, or by a surveyor who has no interest in undertaking the remedial work.

Lauraje

Was completed by a damp proofing company, that do have a subsidiary who complete work. We are currently in debate in whether to send another company in, as well as the vendor who ever he may send in.

G_M

Lauraje wrote: »

Was completed by a damp proofing company, that do have a subsidiary who complete work..

Then it is hardly surprising that they identified work that 'needed doing' and which, for £2,500 they would be happy to do.

Employ an independant damp surveyor who does NOT work for a damp proofing company, for a totally unbiased survey.

Keezing

What was the cause of the damp that your surveyor has identified? What is the proposed fix?

It may be helpful to copy and paste word-for-word as these cheeky surveyors have a habit of using phrases such as "may cause damp".

Lauraje

Thanks for all the advice, the vendor's survey has agreed wholly with the ours and the work is going to be carried out by our choice so the company that completed our survey, and he as agreed to pay. But work will commence affect we exchange hopefully in a two weeks.