Buying House - Damp within Chimney Stack

ziathr

My wife and I are in a process of buying our 1st house in Morden, London and the house is in ready to move in condition. Survey report has indicated that there is damp in the chimney stack which could be because of the poor weather proofing or a defect within the stack. There is no other visible damp in the house.
We raised this issue with the estate agents who provided us with a builder's report stating that there is no issue which we rejected. Seller then on his own accord had a survey conducted by a chartered surveyor who stated that there was a slight damp issue however this could be fixed for approx. £1,000. Seller paid in cash and has no written report confirming this.
Also, the roof was done 2 years ago however, the seller is now saying that since roof work was paid for in cash hence, there are no warranties available, which were promised at the time of viewings, etc
We like the house and reduction in price is not our primary aim however, we do need to reduce the price to cover for the issue above.
We are now confused as to whether we should go ahead and buy the house or the issue is so serious that we should stay away from it.
Any advice will be highly appreciated. Thanks.

letitbe90

You have to ask yourself how many houses don’t have some work that is that needs to be done, they are probably few and far between.

If you really like the house, personally I don’t think the issues described are huge, but everyone’s risk apetite is different.

Doozergirl

It's a matter if finding it and fixing it.

It could be as simple as it not being capped or ventilated. I've found that the back gutters are often split on much older houses, but if the roof is only 2 years old then it could be poor flashing.

Do not treat it with a damp proof course and water resistant plaster. It is not a fix, it is a bodge that is somehow accepted by RICs surveyors who should have seen enough chemically injected DPCs apparantly 'fail' to know better. It's basically a sticking plaster indoors over an existing problem - the problem remains and eventually seeps through.

I wouldn't walk away, because, as above, most to virtually all houses have maintenance issues. You're not going to find a house that needs nothing doing ever.

Find the proper cause, then fix it. It's usual cheaper than 'damp proof treatment'.

Davesnave

The house is either good value or it isn't, but strangers can't decide that for you; we don't know the property, or have insights regarding matters like location and personal convenience. Part of the value in a residential property resides outside the bricks & mortar.

Damp is a physical problem which can be fixed once the cause is known. It might not cost much. As Doozer points out, it could be merely a matter of ventilation or a flashing repair.

Vendors often make verbal statements which cannot be cannot relied on, so the roof being 'done' for cash and having no warranty is a common enough scenario. However, you've had a survey, so take a view based on what it says about the roof.

Walking away is an option, but it will cost you the time, money and emotions you've already invested in the house and you'd have similar expenses with the next one. If there were good odds that it would check out as problem-free you might do it, but those with experience will tell you those odds are pretty poor.

That's about the only thing any of us can usefully say on the info we've been given.

G_M

ziathr wrote: »

My wife and I are in a process of buying our 1st house in Morden, London and the house is in ready to move in condition.

What age?

Survey report has indicated that there is damp in the chimney stack which could be because of the poor weather proofing or a defect within the stack.


....a chartered surveyor who stated that there was a slight damp issue however this could be fixed for approx. £1,000.

Caused by?
Fixed how?





We like the house and reduction in price is not our primary aim however, we do need to reduce the price to cover for the issue above.

?? Make up your mind. Which?

We are now confused as to whether we should go ahead and buy the house or the issue is so serious that we should stay away from it.

Well it's not serious. Whether it is too much for you only you can decide.

Bacon_Sandwich

How old is the house?
In old houses, what might appear as "Damp" in chimney stacks is very often not damp at all.

AdrianC

ziathr wrote: »

...however, we do need to reduce the price to cover for the issue above.

Do you? Why?

What did the surveyor say about the value, relative to your offer?


As far as roof warranties go, very few properties have any kind of warranty on the roof - so you're in the same boat they are, with the exception that you know the roof has recently been done. So long as it wasn't done badly, you're laughing. And if it was done badly, then any "warranty" would probably be worthless anyway.

The chimney needs a bit of relatively minor maintenance. Are you really going to re-open price negotiations over an estimate of one grand...?

So let's say you do ask for a reduction. What will you do if the vendor says "No"? Walk away?

LadyDee

I had an old Victorian house - damp in chimney breast. All it needed was the lead flashing repairing and an air brick internally if I remember correctly.. Half a day's work, few hundred £s. Honestly, if all that is wrong with the house you've found yourself a gem, and doubtless already got solicitors' costs, valuer's costs, time and energy expended in your search.

Bacon_Sandwich

LadyDee wrote: »

I had an old Victorian house - damp in chimney breast. All it needed was the lead flashing repairing and an air brick internally if I remember correctly.. Half a day's work, few hundred £s. Honestly, if all that is wrong with the house you've found yourself a gem, and doubtless already got solicitors' costs, valuer's costs, time and energy expended in your search.

Had a similar problem in an edwardian house. Had a builder inspect flashing and brickwork - could not find where the 'damp' was coming from, it was a real mystery, the chimney breast looked horrendous every time it rained. We then got an independent damp and timber surveyor to carry out a survey - and it turns our it wasn't actually a damp problem. it was mineral salts from decades of solid fuel burning, leeched into the brickwork and covering plaster/paint. Appears damp during humid conditions, but not actually damp. Remedy for this was to apply a good stain blocking paint like Zinsser BIN.

ziathr

Thank you all for your replies. LadyDee and Bacon Sand... thanks for sharing your experiences.

hazyjo

Same here. Edwardian house. Damp readings in chimney. We have used the fire and heat the house and there are no obvious issues with it. Will get the chimney looked at (needs some work anyway) when I've got the dosh!