Old house - what survey results would make you run?

lookstraightahead

So, structural survey results are in. The house issues (mid 18th century terraced) are:
rotting timber
heavy moss on roof
Damp downstairs - high levels, like 999 by chimney and 200 at other points
plants growing in brickwork
Defective mortar joints 
cracking to render
no mastic joint by door
no dcp
lots of spalling bricks 
timber lintel 
uneven upstairs floors 

I'm not sure what most of this means. I understand rotting decking 🤣

Should I buy this house? 

davidmcn

lookstraightahead said:

I'm not sure what most of this means.

Then talk to your surveyor.
"Rotting timber" doesn't give us much to go on - how much of the timber is rotting?
Some is easy to sort out. Moss on roof? Then remove moss. Etc.

FreeBear

lookstraightahead said: So, structural survey results are in. The house issues (mid 18th century terraced) are:
Damp downstairs - high levels, like 999 by chimney and 200 at other points
cracking to render
no dpc
lots of spalling bricks

Damp levels of 200 and 200 are meaningless. Damp in a chimney is not that unusual if the pots are uncapped and it has been raining. No DPC would be atypical of a mid 18c property - You just need to make sure it hasn't been burgered about with chemical injections to the walls and waterproof render/plaster slapped on internally. Any repointing should be done with a pure lime mortar, so if some wally has been using a cement mortar, it will cause bricks to spall.

Cracks to the render - If this is a cement render, not surprising it has cracked. Chances are, the bricks underneath will also be spalling and pushing damp through to the inside. Unless you have a big pot of money to sort out the problems and the property is well cheap, it would be prudent to look for another one.

Davesnave

lookstraightahead said:

Should I buy this house? 

I don't know. I wouldn't buy it, but that's because I like easy to maintain and heat younger properties that don't come with 200 years of wear and tear.

OTOH some people would hate my property, because to them it would lack 'character' and the gardens are somewhat onerous. Me, I like being out in the fresh air and I don't want to be fiddling with some old building's idiosyncrasies.

We're all different, thankfully, but what you have there seems about normal for the age. If you don't know much about that sort of building, think carefully, because owning it will mean you'll have to in the long run.

lookstraightahead

Thank you - going to speak to the surveyor. I see a "good life" (Barbara and Tom) moment coming on and I don't know if I want it! 

RelievedSheff

lookstraightahead said:

So, structural survey results are in. The house issues (mid 18th century terraced) are:
rotting timber
heavy moss on roof
Damp downstairs - high levels, like 999 by chimney and 200 at other points
plants growing in brickwork
Defective mortar joints 
cracking to render
no mastic joint by door
no dcp
lots of spalling bricks 
timber lintel 
uneven upstairs floors 

I'm not sure what most of this means. I understand rotting decking 🤣

Should I buy this house? 

Any mention of damp and rotting timber would have me running a mile.

I want my house to be a happy and comfortable home not a hazard to my health!

lookstraightahead

There's quite a big dilemma here though. We've taken on quite a small mortgage with this house to give flexibility around our jobs, so the mortgage is based on two of our small incomes (which we will keep). It gives us flexibility to start our own business as well as having something we own and being back on the property ladder instead of throwing money away on renting.

On the other hand, if we want a bigger mortgage and more choice of property, our multiples will need to be based on other incomes that we want to change, but then we will be tied to them whilst paying the mortgage. And I hate my other job. 

We have the income to do work on the house, I just don't know much about houses, and although I don't have to 'make' money on it I don't want to lose too much - and mid terrace value will have a ceiling (unlike the roof ha ha)

Stenwold

You've had the survey so you're going in with your eyes open - there's not much in that list that I wouldn't expect from a property that old.

I'd say the biggest factor is whether the house price reflects the work needed - are there similar houses in better condition to compare?

lookstraightahead

Stenwold said:

You've had the survey so you're going in with your eyes open - there's not much in that list that I wouldn't expect from a property that old.

I'd say the biggest factor is whether the house price reflects the work needed - are there similar houses in better condition to compare?

 Nothing like it at all. All the houses are higgeldy piggeldy. The vendors won't be able to reduce - the work is going to cost between tens of thousands and hundreds of thousands apparently 

AnotherJoe

That's quite a wide gap ! Many would think £10k - £20k manageable but what about £100k - £200k ?!  How much is the house?
unless you know what you are getting in to in terms of spend, and clearly you dont, run a  mile (btw if this is a mid terrace what if the houses either side need work that doesn't get done and impacts on you, eg their rotten roof gets damp into your house?

lookstraightahead

AnotherJoe said:

That's quite a wide gap ! Many would think £10k - £20k manageable but what about £100k - £200k ?!  How much is the house?
unless you know what you are getting in to in terms of spend, and clearly you dont, run a  mile (btw if this is a mid terrace what if the houses either side need work that doesn't get done and impacts on you, eg their rotten roof gets damp into your house?

The house is under £300000 so I get your point - % of work needing doing is high). Also one of the houses attached is listed. Also access is a problem as no back route. 
I think I know where I'm going. And yes you're right - I have had old houses before but never had to do anything except normal maintenance.