Advice on repair costs for house I'm thinking of buying

A0911

I'm a FTB, went to see a house today that looked gorgeous on the pictures, but when I walked in I noticed a few issues.

I'm looking to try to press ahead if I can, it's otherwise pretty good and the market is tough out here, so I'd much appreciate views on how big these issues are and approximate remedy costs.

The main one I'm concerned about is brown spots and flaking paint on an area of the kitchen ceiling, where water is leaking from the shower waste pipe. The seller said it's a few drips when you shower, but they haven't yet addressed it as it would involve taking down the ceiling. It's not a huge kitchen - so budget for a plumbing fix and kitchen ceiling replacement?

There are starlings nesting in the roof - so nest removal and get the gaps plugged up (or do it myself)?

The plaster has cracked around the skirting boards in the hallway and kitchen. Seems cosmetic - what's the fix for it?

The shed has damp and there is a small tree growing through the roof of the shed - so needs a new roof at least.

I'm honestly clueless when it comes to major red flags with a house - these seem like relatively minor issues in the grand scheme, but I'd be grateful to hear thoughts.

Mark_d

The issues around the kitchen ceiling suggest that the current owner is hiding something.  Why would you continue to shower there knowing it's destroying your kitchen?  The cracks around the skirting board look very significant.  I'm thinking subsidence.

I think you'll need a lot of money to put this house & shed right.  I hope you won't need a mortgage for the place because I think you'll struggle to get home insurance, at a reasonable price anyway.

Grizebeck

The cracks don't look like subsidence. They look like the Skirting has been glued on and it's coming away

FreeBear

Grizebeck said:

The cracks don't look like subsidence. They look like the Skirting has been glued on and it's coming away

With a laminate floor and no scotia strips, you're probably right.

The leak from the shower would be of concern - If it has been an ongoing issue for a long time, there could be rot in the floorboards and joists in the bathroom. That will be a bit more than "just taking a ceiling down". Could mean having to gut the bathroom to replace the flooring on top of the work in the kitchen. How big is your pot for repairs, and do you feel lucky ?

A0911

FreeBear said:

Grizebeck said:

The cracks don't look like subsidence. They look like the Skirting has been glued on and it's coming away

With a laminate floor and no soctia strips, you're probably right.

The leak from the shower would be of concern - If it has been an ongoing issue for a long time, there could be rot in the floorboards and joists in the bathroom. That will be a bit more than "just taking a ceiling down". Could mean having to gut the bathroom to replace the flooring on top of the work in the kitchen. How big is your pot for repairs, and do you feel lucky ?

Pot is not big, and I don't feel lucky. This one's a no for me. The more I think about it the more aghast I am that they've continued to use the shower while *water is leaking through their kitchen ceiling*. Wild. Absolutely wild.

user1977

Indeed. If it was a simple job - they'd do it before putting it on the market, surely? Not leave the water feature there as a selling point...

Albermarle

Otherwise an issue with a shed is not an issue with the property. It is separate. You can buy a completely new shed for a few hundred pounds.
Whereas the kitchen ceiling/shower room floor, could be a costly and messy job. 

Skiddaw1

As an aside, we regularly have starlings nesting in our roof (or in the space between the roof and the gutter anyway) and we love them.

MysteryMe

You would put some sort of wire guard up to stop birds getting into the loft.  Lofts need ventilation so you wouldn't want to block them up. Do not touch a nest with young in it, wait until they have fledged and left.

Albermarle

Skiddaw1 said:

As an aside, we regularly have starlings nesting in our roof (or in the space between the roof and the gutter anyway) and we love them.

Yes so do we, and it never crossed my mind that it is a problem.

theartfullodger

Repairs will cost twice as much as you think: And take possible 3 times as long.

Or it might be 3 times as expensive and take twice as long as you think.

Prudent rules of thumb.

Cheers!