Who should pay for damp treatment?

ea1995

Hi everyone, I'm a first-time buyer buying alone so finding the process very daunting!

The Home Buyers Survey came back with a number of issues, including rising damp and windows needing replacing.

The quote for the damp treatment is £1500, and the windows will likely be a few hundred too. The seller has agreed to reduce the price by this much.

My issue is that as a first time buyer with a small deposit, I don't have much spare cash for expensive work on the house. The reason I put the offer in is that it looked like it didn't need any work doing.

Would it be reasonable to ask the seller to treat the damp before I move in? Or is the done thing to go ahead with the reduced price and pay for it myself after I move in?

TIA

Simby

No as the seller has reduced the cost by the amount already. You would effectively be asking for the money twice which is unreasonable.

You are lucky the seller agreed to reduce the price , they were under no obligation to do so and many wouldn’t.

The point of the survey is to identify one is the property worth want you are paying and two any major issues.. so that you know what needs fixing... you can then try to negotiate but the seller is under no obligation to remedy and defects on a second hand home... they are definitely not going to reduce the price to cover you doing the work and then complete the work as well.

FreeBear

ea1995 wrote: »

The Home Buyers Survey came back with a number of issues, including rising damp and windows needing replacing.

The quote for the damp treatment is £1500, and the windows will likely be a few hundred too. The seller has agreed to reduce the price by this much.

"Rising damp" is very rare - More likely to be penetrating damp from elevated exterior ground levels and/or leaking gutters & downpipes. Both can be fixed at minimal cost. Replacement windows, budget around £500 for each one (a bit more if they are big).

What ever you do, do not have injected DPC or waterproof plaster slapped on the walls - Neither will cure the damp problem, and only give rise to additional expense at a later date. If you want a proper damp survey done, find someone who has a good knowledge of old buildings and doesn't have a vested interest in selling expensive treatments.

ea1995

Simby wrote: »

No as the seller has reduced the cost by the amount already. You would effectively be asking for the money twice which is unreasonable.

You are lucky the seller agreed to reduce the price , they were under no obligation to do so and many wouldn’t.

The point of the survey is to identify one is the property worth want you are paying and two any major issues.. so that you know what needs fixing... you can then try to negotiate but the seller is under no obligation to remedy and defects on a second hand home... they are definitely not going to reduce the price to cover you doing the work and then complete the work as well.

If I asked the seller to pay I then wouldn't accept the reduced price

FreeBear wrote: »

"Rising damp" is very rare - More likely to be penetrating damp from elevated exterior ground levels and/or leaking gutters & downpipes. Both can be fixed at minimal cost. Replacement windows, budget around £500 for each one (a bit more if they are big).

What ever you do, do not have injected DPC or waterproof plaster slapped on the walls - Neither will cure the damp problem, and only give rise to additional expense at a later date. If you want a proper damp survey done, find someone who has a good knowledge of old buildings and doesn't have a vested interest in selling expensive treatments.

Thanks for the reply.

I'm finding all of the online information about rising damp very confusing - my biggest issue is that when I come to sell, I don't want the survey to come back saying there is rising damp again. The previous injection damp proof course appears to have worked, the damp areas now are areas that were not previously treated.

Would you go ahead and purchase the house without the damp treatment?

kingstreet

ea1995 wrote: »

The quote for the damp treatment is £1500

From/by whom?

If this is a quote from a "free" timber & damp report, you may have fallen into the trap of assuming a chartered surveyor knows what they are talking about when they mention 'damp' and gone ahead without thinking too far.

In such circumstances, a surveyor mentions a high moisture meter reading and this can be for a number of reasons, such as leaky rainwater goods, soil bridging damp course, chimney flashings and so on. They have the ability to identify symptoms but not necessarily a cause or remedy.

The trick is to get (and pay for!) an independent inspection report;-

http://www.independentdampsurveyors.co.uk

by someone who doesn't fit damp courses or carry out plastering for a living.

Then you tend to find your £1,500 damp course and plastering job actually needs a £50 bit of guttering.

Simby

If you want it then yes...

I would not get the seller to do the work...if you get it done you know you are choosing a good tradesperson etc... if the seller does the work you have no control on the standard of work

ea1995

Is there anyone who would pull out of the purchase? Very worried I'm making a mistake but is damp coming up on survey reports quite common?

Simby

It is entirely your call it does not sound too serious...

Do you like the location neighbours? Do you like the house? Is it comparable to others of a similar price?

I would not pull out of the purchase for such an issue , every survey will identify something on a second hand house

jonnygee2

The Home Buyers Survey came back with a number of issues, including rising damp and windows needing replacing.

My issue is that as a first time buyer with a small deposit, I don't have much spare cash for expensive work on the house. The reason I put the offer in is that it looked like it didn't need any work doing.

It doesn't need doing right away. You can save back up over the next year or so and do it when you can afford it.

There'll always be something that needs doing to a house, so as a homeowner you'll need to budget for things like this anyway. At least you have an idea of whats coming!

mollycat

ea1995 wrote: »

Is there anyone who would pull out of the purchase? Very worried I'm making a mistake but is damp coming up on survey reports quite common?

I think you are over worrying, but I can see why, (FTB/? Younger person)

You have already had a bit of a result with the seller reducing the price where most wouldn't (or shouldn't), have.

If that is the extent of the "problems" with this house you are laughing.

TLDR....No, definitely wouldn't walk away.

suestew

I had this problem when I purchased my property, I do agree that it's a bit of a con this rising damp, surveryors mostly always say there is rising damp. I would get an independent to look over it when you move in,and I would accept sellers reduced offer, looks like a good deal