Damp patches in garage & roof insulation

Red1971

Hi all - i am in the process of purchasing a grade 2 listed building that has been sold to me by a local developer. I really need advice with two sticking points if possible. My surveyor has picked up 2 areas of concern;

1. The is penetrating dampness visible to internal wall surfaces of the brickwork in the garage. The developer says 'it's an outside building and not habitable so isn't governed by the same regulations as the main house'. I have asked them if they will resolve the problem and they have said no. Integral to the garage is an office separated by a stud wall which to me makes it habitable. Should i be insisting they resolve the damp, or am i asking too much?

2. The inspection revealed an inadequate level of insulation in the roof space. However, the house has been signed off and has all the appropriate certificates/guarantees. I have asked for them to increase the level of insulation to 260mm which is what the surveyor recommended. They are saying no, due to them putting as much insulation in as possible between the new ceiling and a historical ceiling which must be maintained due to the restrictions imposed. Can i do anything else?

All advice is appreciated and well received.

Thanks Nick

AdrianC

Red1971 wrote: »

Hi all - i am in the process of purchasing a grade 2 listed building that has been sold to me by a local developer. I really need advice with two sticking points if possible. My surveyor has picked up 2 areas of concern;

1. The is penetrating dampness visible to internal wall surfaces of the brickwork in the garage. The developer says 'it's an outside building and not habitable so isn't governed by the same regulations as the main house'. I have asked them if they will resolve the problem and they have said no. Integral to the garage is an office separated by a stud wall which to me makes it habitable. Should i be insisting they resolve the damp, or am i asking too much?

You are asking WAY too much.

2. The inspection revealed an inadequate level of insulation in the roof space. However, the house has been signed off and has all the appropriate certificates/guarantees. I have asked for them to increase the level of insulation to 260mm which is what the surveyor recommended. They are saying no, due to them putting as much insulation in as possible between the new ceiling and a historical ceiling which must be maintained due to the restrictions imposed. Can i do anything else?

No.


You have offered on the property in the condition it was in at the time of viewing, and the surveyor has given his estimate of value given the condition and issues he found. If the survey down-valued it, you may have grounds for asking to reduce your offer. The vendor is, of course, perfectly entitled to refuse.


You have zero grounds to insist they do any work - and it's usually ill-advised to ask the vendor to do work, since they will do bare minimum. If you are trying to negotiate, then negotiate a reduction of the cost of the work - but bear in mind the surveyor's valuation.

If you want to improve aspects of it, then you are of course free to do so once you own it, subject to planning and listed building consent.

Doozergirl

A Grade II listed building does not need to meet building regulations precisely because it is listed and one can only put in as much insulation as the fabric of the house will allow, which is what your vendor has explained.

This is not a new house.

Red1971

Thank you for your reply and comments.

Nick

G_M

The garage is not part of the habitable property.



But you might want to investigate the cause of he damp and fix that once you are the proud owner of your listed property.


and insulation is so cheap - Buy a few rolls from B&Q and lay it yourself one weekend - assuming there is physical space for it of course!

Red1971

Thank you so much for the great advice.

I have just found out the architect won't guarantee the structure, only the works undertaken. Given it 300 years old, is there a way of getting the structure guaranteed or would the developer have had to have it signed off by someone to say it's safe etc?

Many thanks Nick

AlexMac

Red1971 wrote: »

Thank you so much for the great advice.

I have just found out the architect won't guarantee the structure, only the works undertaken. Given it 300 years old, is there a way of getting the structure guaranteed or would the developer have had to have it signed off by someone to say it's safe etc?

Many thanks Nick

No. The Architect is probably dead if it's 300 years old...lol

But assuming that you mean the architect or developer of builder involved in some recent improvement works, all the advice, above, applies. But it's down to you as buyer to check, and to try to negotiate a price cut if a lot of work is needed, as you shouldn't trust the seller to fix it for you. You decide if you want to pay for a full survey- not a half-hearted HomeBuyers.

That will tell you it's "safe", if you mean will it fall down, or subside (which seems unlikely if it's 300 years old) and if theur assessment is disasterously wrong and it does, you can claim on YOUR surveyor's professional indemnity.

But if by "safe" you means things like gas and electrical safety, you need to seek independent advice on this too;

Your solicitor will (should) ask if any work has been done by the vendor, and if appropriate (or if you tell 'em to) she or he will ask for
- any certification (such as those legally required for electrical installations, gas boilers...) and
- assuming the work required building Regs, the certification and sign-off by the local Council Building Inspector or the Approved Private Inspector (who the Developer may prefer as they'll feel a tame sub-contractor will give them an earier ride than the council, he said in his biased way!)
- any guarantees


But the stuff you mention all seems minor; once YOU or your builder of surveyor identify the cause of the damp wall, it will be a relatively easy fix; even if the developer has done something slipshod, like applying waterproof cemetatious render to the outside of a listed building's stone of lime plaster wall, thus preventing it from breathing, and driving the damp inside.

I converted a garage into a proper habitable space, and part of one wall was only single skin brick; so the builder put in whatever was needed; the Building Inspector was happy, although they did demand added roof and sub-floor insulation; But at least I've now got all the above certificates and sign-offs if I ever coe to sell

So as they say in Rome; Caveat Emptor (ancient Rome that is!)

AdrianC

Red1971 wrote: »

I have just found out the architect won't guarantee the structure, only the works undertaken. Given it 300 years old, is there a way of getting the structure guaranteed or would the developer have had to have it signed off by someone to say it's safe etc?

You are buying the wrong property for your mindset. Buy a new build.

MEM62

AdrianC wrote: »

You are buying the wrong property for your mindset. Buy a new build.

+1 On that. Owning a listed building requires both commitment and the acceptance of compromises. It is not for the half-hearted or those with shallow pockets.

babyblade41

AdrianC wrote: »

You are buying the wrong property for your mindset. Buy a new build.

Ditto.. I had a 300 plus property and as long as you are willing to have very deep pockets then I wouldn't go ahead.

I loved mine and it was all worth it IMO .It was also on quite a deep gradient which when in bed my feet were raised by 45 degrees

They are a labour of love and just replacing each external window sill cost an arm and a leg and the underground drainage was as old as the house pretty much so all had to be lined

The feel of the house was amazing and was so sad to leave but would never hesitate to buy something similar again as long as you know it's like a child that doesn't grow up

Always wanting attention with no hope of being self sufficient

Red1971

Thanks everyone - your words of wisdom are well received. My mindset is right, i am merely trying to make sure i am covering all bases given the purchase price. I'm an office boy not a builder so a bit 'wet behind the ears' with this stuff. Thanks again, i now know my next move. Best Nick