Building survey- damp and wall- tie issues

balukanda

Hi,

I am hoping someone can help me here.

I am a FTB and mde an offer on a 1950's 3-bed semi which seems to suit most of my needs ( if a bit bigger than what I need currently being a single bloke)

The Building survey came back with the following-
1)" Localised dampness was discovered internally within all ground floor rooms. ..... is possible that adjacent timbers and plasterwork may have been affected.
The penetrating dampness evident within the wardrobe is due to the poor condition of the flashings to the corbelling detail beneath the soffits. External repairs are required. See section 2(a)."

2)Wall Tie failure-
"Horizontal cracking was noted to the front, rear and side of the property, which is an indication of cavity wall tie failure. All cracking has beenfilled and re-decorated. It appears that some works have been carried out to remove the original wall ties. Therefore, you should make enquiries of the vendor as to whether all the ties have been removed and obtain any guarantees available for the work."

I have asked the vendors re works done on removal of original wall-ties but they don't know as this is their parents' property they inherited.
They are willing to drop £4k off the original sale price. I have also got quotes from independent damp/timber surveyors and wall-tie surveyors ( thanks to the link in this forum:beer:) and to survey for all 3 it would cost up to about £800, which I will have to pay

Having already spent some money on the building survey and solicitors , I am not too keen to spend on further surveys , because if it turns out further work needs carrying out, I am inclined to walk away. The reason I went for this property was that it looked to be well- looked after and would not need anything dome immediately. I had people working in Ent. Health /housing look at the report they think damp may false protometer readings espcially as these seem t be taken at low levels only.

I already have the mortagage offer.

I appreciate it is difficult to give an opinion without knowing my full circumstances- I am looking for a property with little work to be done which makes the search difficult and the newer builds being so small in space they put me off. I am also looking to rent out the property in a couple of years time when I may move jobs and re-locate.My question is : do you think I should cut my losses and walk away now or take the risk and agree to a lowered price ? It may turn out to be all OK following the specialist surveys anyway.

Thanks for any input - much appreciated

Cakeguts

Just remember that from April this year you will not be allowed to let a property that does not have an EPC of at least E.

You have fallen into the trap of thinking any property will do as a rental property. If you think you might want to let it you need to buy a property that is suitable as a rental property and then live in it.

balukanda

Cakeguts wrote: »

Just remember that from April this year you will not be allowed to let a property that does not have an EPC of at least E.

You have fallen into the trap of thinking any property will do as a rental property. If you think you might want to let it you need to buy a property that is suitable as a rental property and then live in it.

Hi, thanks for the reminder. I am indeed aware of the changes on EPC as well as the Tax changes that makes letting an unwelcome option. I don't see how else to progress ( other than becoming an "accidental " landlord), bearing in mind my job will inevitably move me every few years. It currently has a high "E" EPC rating.
Cheers

ProDave

Minimum EPC E is just the thin end of the wedge, it will likely become D, then C,........

For some strange reason, most people would never buy a fridge unless it was A+++ but seem happy to spend on the biggest purchase of their life and buy a leaky uninsulated old box, then complain it is cold, damp and expensive to heat.

It really is about time people started seeking out better properties. I would not touch anything worse than a C (but then I am in the process of building a new house that I expect to have an EPC A)

pramsay13

I would get the surveys done and pay the £800 (assuming you can't find anyone to quote for free).
Whatever they come back with you could reduce the offer by that amount.

Keriou

I agree, use the quotes to reduce the price of the property but please beware of dampness 'salesmen' as they only sell their products hence their free/cheap surveys. Better instructing a recommended building contractor to carry out the work. Building surveyors shouldn't be recommending 3-day course specialists anyway.