When should I disclose a leak?

CodeMatcha

I am selling a house which is currently empty.

I went back to sort the property before selling and found a leak under the sink that seems to be caused by water running down the drain. 

I can’t easily go back with a plumber and don’t really want to as it is quite far away. It is clear the whole kitchen needs replacing, so I just intend to inform any buyers of the leaks. 

Since I haven’t sold a house before, I was wondering at which stage of the process I inform the buyers about a potential issues with the old pipes?

Is it when we do the forms or shall I tell the EA to mention it to buyers during the viewing?

I am hoping it isn’t a bad enough issue to put people of completely, since the house clearly needs new decoration, a full kitchen and bathroom. I expect it to be sold to someone who wants to fix it up. 

I never lived there - it was so purchased by me for a family member who recently passed away - hence I am keen on selling without going back to fix it up myself. Obviously I will accept a lower asking price due to the work that needs doing. 

Edited: to make my question slightly clearer

davidmcn

If something's actually leaking, I'd just get it fixed. It's likely to be your property for months yet.

CodeMatcha

davidmcn said:

If something's actually leaking, I'd just get it fixed. It's likely to be your property for months yet.

Thanks. It only leaks very slightly when the hot water tap is run and the water is currently turned off. We aren’t keen on fixing it because we don’t live near the property. We expect it to go to someone who wants to put a new kitchen in anyway. 

If the water pressure is turned back up, we believe it might cause other leaks which is the bigger issue. 

yllop1101

If you make it known now, you can say how the price reflects the issues with the house you are aware of, e.g. leaks, in need of modernisation.
Otherwise, expect it to be flagged in a survey if they get one, and then for the buyer to want to negotiate on price, on the assumption this was an issue you knew nothing about.

gingercordial

Just please mention it at some point so they don't get a shock and potentially have their belongings ruined if they get wet.  I wish our sellers had told us that one radiator in a spare bedroom was turned off because it leaked.  Thankfully we turned it on, and found that out with a gush of nasty black water, a couple of days before the new carpets went down and not after.  Honestly I wouldn't have cared if there was a leak, but felt very annoyed that they didn't warn us, even a post it note or something on completion day...  

theartfullodger

Just be honest, as you would wish any vendor selling a property to you to behave.

You know, decency and fair-play.

Hannimal

gingercordial said:

Just please mention it at some point so they don't get a shock and potentially have their belongings ruined if they get wet.  I wish our sellers had told us that one radiator in a spare bedroom was turned off because it leaked.  Thankfully we turned it on, and found that out with a gush of nasty black water, a couple of days before the new carpets went down and not after.  Honestly I wouldn't have cared if there was a leak, but felt very annoyed that they didn't warn us, even a post it note or something on completion day...  

Yeah, was a really nasty move-in day when I took my first shower in the house and it leaked through the ceiling downstairs. Could've warned me at least if they didn't want to play it fair and tell before exchange. 

AdrianC

CodeMatcha said:

I am selling a house which is currently empty. I upgraded the boiler about a year ago, but the improved water pressure caused some leaks in the old pipes. We turned the water pressure down slightly (there is a pressure gauge in a cupboard) and fixed all leaks except the one under the sink, which we only noticed recently. 

We have quite a few viewings for next week, but I was wondering when I should disclose the potential pipe issue? Other than that, I believe the house is in good structural condition but needs completely redecorating including new bathrooms and kitchen.

Should I wait until I have accepted an offer? Should I mention it sooner to stop offers from people who would retract the offer if found during the survey/TA6?

Since the house needs renovating anyway, would anyone really care about replacing some pipes? I have no idea how much it would cost, but I assume people would want the maximum water pressure offered by the new combi-boiler. 

Edit: biggest concern is that if the water pressure is turned back up lots of leaks might appear. The old 60s water pipes probably need replacing. 

I think you're getting confused - the pressure gauge on the boiler is the pressure in the heating circuit. The tap pressure is the water pressure from the mains...

Unless you've got a pressure reducer in line, you aren't reducing that - turning the stop valve down a bit won't reduce pressure, just maximum flow rate.

That apart, given that the house is empty and needs a refurb, I think I'd be turning the water off completely, and draining it down... It's probably a condition of your insurance, anyway.

CodeMatcha

AdrianC said:

CodeMatcha said:

I am selling a house which is currently empty. I upgraded the boiler about a year ago, but the improved water pressure caused some leaks in the old pipes. We turned the water pressure down slightly (there is a pressure gauge in a cupboard) and fixed all leaks except the one under the sink, which we only noticed recently. 

We have quite a few viewings for next week, but I was wondering when I should disclose the potential pipe issue? Other than that, I believe the house is in good structural condition but needs completely redecorating including new bathrooms and kitchen.

Should I wait until I have accepted an offer? Should I mention it sooner to stop offers from people who would retract the offer if found during the survey/TA6?

Since the house needs renovating anyway, would anyone really care about replacing some pipes? I have no idea how much it would cost, but I assume people would want the maximum water pressure offered by the new combi-boiler. 

Edit: biggest concern is that if the water pressure is turned back up lots of leaks might appear. The old 60s water pipes probably need replacing. 

I think you're getting confused - the pressure gauge on the boiler is the pressure in the heating circuit. The tap pressure is the water pressure from the mains...

Unless you've got a pressure reducer in line, you aren't reducing that - turning the stop valve down a bit won't reduce pressure, just maximum flow rate.

That apart, given that the house is empty and needs a refurb, I think I'd be turning the water off completely, and draining it down... It's probably a condition of your insurance, anyway.

The pressure gauge isn’t on the boiler, it is just above the stopcock. To be honest I don’t know what has been done because I never lived there - it was purchased for a family member.

Some impressive trolls on here telling me I shouldn’t own a house or am somehow trying to con the buyers - I am literally asking at which stage of the process to make them aware.

I think it might be part of a larger issue, so I don’t want to drive 6 hours to fix a single leak under the sink when the buyers might find other leaks. 

The family member died so this isn’t about money. I just want it sold, hopefully for a fair price. I want to go back the bare minimum and if that means the buyers get a better discount so they can fix an inactive leak, that is fine with me

CodeMatcha

yllop1101 said:

If you make it known now, you can say how the price reflects the issues with the house you are aware of, e.g. leaks, in need of modernisation.
Otherwise, expect it to be flagged in a survey if they get one, and then for the buyer to want to negotiate on price, on the assumption this was an issue you knew nothing about.

Thanks, this is the most helpful answer.

I intended to let the buyers know - I just didn’t know at which stage of the process I was supposed to do it. 

lucypilates

I think that if the property is sold as a doer-upper then you can communicate that via the price , marketing material and through the EA who is doing the viewings. Presumably you have no idea as to the extent of works/repairs that may be required but I would say something along the lines that ‘you haven’t lived there personally and don’t know the current status of the electrics, plumbing or other services and would expect that whoever buys it, is likely going to have to address any issues that may arise and at present time I am aware there is a leak when the blah blah... so that will definitely need attention which is reflected in the price’

 you EA may suggest you don’t mention anything (like mine did) based on the fact that if you’re not asked, you don’t have to say anything! I had a previous roof leak which I’ve now had repaired but of course, I don’t truly know that it’s been a success until time has passed and there’s no new water ingress ... so there has to be a cut off of responsibility.

basically, you could sell your property today and it springs a new leak tomorrow ... buyers must take that on board too ... sometimes, it’s not about being deceitful!! 

Just be honest and if there are no takers, get the leak sorted and sell it with a receipt for the work ...