Re-negotiating price after house survey- what is an allowance?

Postik

The problem is, if the damp isn't visible then the vendor might well believe there is no problem at all and it's just a ploy to get some money off.  The re-pointing required should have been visible during a viewing but I accept it's not possible to spot everything.  Even so I see this as more of a maintenance issue because every house will need re-pointing work at some point in time.  Personally I would not scupper things over £1k-ish.

MultiFuelBurner said:

With a second hand house it is always worthwhile having a repairs budget set aside. We like to put £2k aside for unforeseen issues such as boiler problems/the inevitable leaks from the wet rooms that you never saw on viewing and didn't open up cupboards to see. All the things hidden from view.

Yes this is good advice.

badger09

@Sarahbee67
As a FTB it’s natural to be anxious about a surveyor’s report. Experienced buyers would be very pleased if those were the only issues brought up in your survey. They’re very minor & just part of the ongoing maintenance required for all properties, except perhaps New Builds in the first few years. 

My advice would be not to even mention it. Assuming you’re happy about everything else, carry on with the purchase and use your survey as a ‘To do’ list when you move in. You will spot lots of other things which need doing. All part of the joy of home ownership. 

Good luck

Sarahbee67

Thanks All 
yes just hoping it all works out smoothly now.

FreeBear

Sarahbee67 said:

jonnydeppiwish! said:

Sarahbee67 said:

niceguyed said:

Surveyors generally have a meter which always seems to pick up the odd erroneous higher reading and to cover their back always suggest a damp specialist who almost always will find damp and an expensive fix (many will argue is unnecessary or not really solve the real issue).

You then mention repointing but don't mention the age of the property or whether these issues are commensurate with the price?

If that's the extent of the issues and the ballpark figure you've received is such a small amount (I've never known surveyors get that right) I know as a vendor I'd be hacked off. Wish you luck with your purchase just be careful not to scupper it!

Yeh the damp issue is over £1,000 but the surveyor was just giving an estimate-the other stuff is minor so should be hopefully be a few hundred each. The damp should be normal for the age of the property- 1960s.
The bank completed a desktop valuation and haven't got back to me but approved the mortgage so lm assuming the purchase price is therefore reasonable.
yes lm thinking whether to leave it as l don't want to mess things up! Im a first time buyer so not really sure what the best process is. 

Where in the property is the ‘damp’? What’s on the other side of the wall? I’d be honest and say that, as a seller, if you came to me with it might become a major issue, I’d just laugh you off.

If, though, you said that can you investigate, then I’d be more inclined to fix the issue or give an allowance of a few £100. 

In the kitchen area and the front wall of the reception area - l was told it might start to come through but it hasnt yet which is why lm doubting what to do and not something the seller may want to even look at repairing if not visible to them 🤷🏻‍♀️

But thanks yeh fixing the issue might work. 

Kitchen - Does the sink drain to a pot gully on the outside of the wall ?

If so, it could be water splashing up causing a bit of damp.

Front wall - Elevated ground levels, potentially breaching the DPC (and perhaps the same with the kitchen). Ideally, ground levels want to be ~150mm below the DPC. If you have hard paving up to the wall, it needs cutting back ~200mm and the space filled with a decorative aggregate. Not a hugely expensive task, and if you cab wield a spade, something you might be able to do yourself.

Talk to the surveyor and ask him/her what the the likely cause is for the damp.