Damp advice urgently needed

pob100

We have viewed a ground floor flat which is on the market at 200k. Previous buyers backed out because they found damp, so the estate agent got a survey of the damp by a damp proofing co, which said it would cost 1300 quid to replaster in three places, and put in damp course.

If that was it, I'd be ok to bid, but the report states that they did not check the floorboards, as they'd have to take up the carpets. Also, if the damp course has failed in 3 places already, shouldn't the whole flat be replastered (up to 1m high) not just places where damp is now?

So what would be the best plan of action? Can we get second estimate by a damp proofers in and insist on being able to take up carpets to check floorboards before bidding? Will companies do this free? Any advice on negotiating price, gratefully received as not sure what price to go in at.(Estate agent claims that it previous buyers had offer of 196k accepted before they found the damp.)

Johnhowell

pob,

If you are really interested in this flat I would get a properly qualified independent structural surveyor - not a sales person from a damp-proofing company - to fully assess the property.

There have been several tv programmes where the damp was caused by other structural problems not the damp course failing.

If the seller wants to sell they will accept the carpets being lifted.

Regards,
John

meanmachine_2

A friend of mine recently bought a flat with a damp proofing problem. It was the reason they could afford it. You might well find that this issue has been reflected in the price, if not, then defo negotiate a FULL cost reduction.

And yes, if you're keen on the property, pay for a full structural survey.

But I wouldn't let it put you off completely. Some older ground floor flats will have this problem to a greater or lesser extent.

the question is, was damp one of the reasons the vendors decided to sell?

Personally I'd never buy a ground floor flat, but only because that same freind was burgled within weeks of moving in.

Hope that doesn't put you off!

pob100

But to pay a grand for a structural survey, I'd need to have agreed a price, which we haven't, we haven't made a bid as yet. How can I find out the extent of the problems before making a bid?

garysletters

damp companies will do free checks, and being businesses, will usually quote high prices for fixing problems, which in a buyers case is good news cause you can get a decent discount.
the Vendor, however, can ask for the carpets not to be taken up.
as has already been said, if the seller wants to sell and has nothing to hide, then he should let you take carpets up. If he refuses, maybe best to look elsewhere. Whats he trying to hide.

Otherwise, if you really want it, you will have to stump up the survey cost.

Debt_Free_Chick

pob100 wrote:

But to pay a grand for a structural survey, I'd need to have agreed a price, which we haven't, we haven't made a bid as yet. How can I find out the extent of the problems before making a bid?

But you can't agree a price unless you know the extent of any problems and an indication of the price to fix them.

In any event, when you offer to buy a house it's "Subject to Contract". The final price goes into the contract at the time contracts are exchanged. So you have time to renegotiate what you are prepared to pay between your initial offer, right up to exchange. The process would be something like...

Offer to buy house - give price, subject to contract
Get survey & mortgage offer
Look at survey, decide if you want a lower price
Negotiate with seller to agree final price
Proceed to exchange of contracts (following searches & other legal stuff)

HTH

pob100

Thanks everyone for your input.
I just spoke to the company that did the damp report. They said that it would be impossible to look at floorboards, as it would mean removal of all carpets and furniture, and that this would not happen even if we got a full structural survey done. They said that they would spray the boards (after seller had moved out), and that this should be enough.

So should we make a low offer, get a second opinion on the cost of the damp fix first, or run a mile?

dougk_2

Firstly read this: ( It was posted on another forum yesterday)
http://www.ask-jeff.co.uk/building-rising-damp.htm

Secondly get other quotes/companies round for their recommendations - never rely on one persons opinion.

What was the cause of the damp? Often its caused by condensation (i.e. lack of ventilation and things like drying clothes indoors).

Poppy9

You need a surveyor though to tell you the likely source of the damp. Our first house needed a damp proof course we were told was normal with a property of that age (100 year old). We paid £800 for a full ground floor course (1986 price) and replastering of a couple of walls. We also replaced all wooden floors with solid floors. It came with a 25 year guarantee. We had to call them back constantly as the walls were still damp, new plaster was crumbling and falling off etc. They just said it was normal drying out. New patches of damp were appearing - the oddest one on the high up on the stairs which wasn't an outside wall (we were in a terrace). After 7 years, during which time we had had to replaster again we sold and moved on. I heard from our old neighbour that a couple of years later the new owners had a major acceleration in the damp. Don't know if the cause was ever found.

I would now steer clear of a house with damp unless the cause was easily identifable like a leaking gutter etc.