Selling house with a slight damp issue

t1redmonkey

I'm doing the legal documents for selling my house.  On the TA6, there doesn't really seem to be any sections that ask about damp, but I know I have a wall that does have some damp issues (not 100% sure what the cause is).  Just wondering if I should put this in any specific section?  Or just assume they will get a survey done and pick up on the high moisture reading on the wall?  I'm auctioning my house if that makes a difference but obviously still have to complete the usual legal docs.

FreeBear

Damp will always have a root cause. Elevated ground levels, leaking gutters/downpipes, or dodgy roof/flashing. Sometimes it is down to the construction of the building - Single skin (~100mm thick) walls are cold and prone to condensation. Or it could be lifestyle - Minimal, or no heating, lack of ventilation, and high internal humidity leading to condensation.

Some of the issues are easy to identify and cheap to resolve, others cost a bit more. What doesn't fix the problem is chemical injections and waterproof render/plaster. One would hope that a prospective buyer will get surveys done by qualified independent experts - Not your problem if they fail in due diligence. Never had to do a TA6 myself, so can't really comment on what should/shouldn't be put down.

Spreadsheetman

Truthfully answer the questions that are asked to the best of your knowledge. It is unwise to volunteer information not asked for or speculate about things you don't know.

Any buyer worth their salt will either do their due diligence if they are concerned, or simply not care.

t1redmonkey

It is strange...like if you search on Google, you get told it needs to be mentioned.  But I spoke to my solicitors since writing this post, and they didn't even know where damp needs to be mentioned on the TA6.  Got a callback from them and they said put it in 4.3 (but 4.3 is around unfinished building works...) so I got a feeling they don't really know themselves and are just saying that to cover themselves.  

I'm happy to mention this if someone asks me about damp directly (or through the auctioneers), just doesn't really seem like there is an appropriate place to put it on the TA6.

eddddy

If you're really keen to make prospective buyers aware of the damp, you can ask the auctioneers to mention it in the property description.

Or you can ask the solicitors to add a special condition of sale along the lines of "The buyer accepts that [whichever] wall has a high damp meter reading."

But I'm not sure I'd do either of those.


What might be more useful is getting a damp report that explains the cause of the damp, and what needs to be done to fix it - and hopefully show that it's a relatively cheap job. The report can be included in the legal pack.

So instead of just highlighting a problem, you're (hopefully) highlighting that there's a relatively cheap solution.

FreeBear

eddddy said: What might be more useful is getting a damp report that explains the cause of the damp, and what needs to be done to fix it - and hopefully show that it's a relatively cheap job. The report can be included in the legal pack.

But don't get a "free" report from one of these PCA surveyors salesmen. Try to find an independent surveyor without any links to a damp treatment company or the PCA and with experience of older properties - It will cost a bit of money, but could save the prospective buyer from wasting even more on useless treatments.

BigH1979

Agree with comments above. Don’t speculate on questions that you haven’t been asked. For all you know this could be a lifestyle induced condensation issue and nothing to do with the condition of the building. Again you are not a damp expert so don’t speculate. Either get it investigated by a damp expert or don’t.

t1redmonkey

The auctioneer said to me that most of their bidders are property developers so will check for damp themselves, or they'll get a survey done which will show the damp if there is any and bid accordingly, so better to not highlight anything unless I'd already had it professionally diagnosed (which I haven't).