Mould around windows

FreeBear

Ybe said:

FreeBear said:

Ybe said:

In theory which of these is a more desirable property and would be easier to sell? 

 https://www.rightmove.co.uk/properties/157793045

https://www.rightmove.co.uk/properties/156791921

The second one doesn't give a figure for the service charge - Likely to be high due to the fact that there is a lift. Has a balcony though, so you get to sit outside breathing the air.

First one looks to be in a quieter area and slightly smaller. Being able to shut the kitchen off from the living space has some appeal.

At the end of the day, it is all down to personal preference (city living in a flat doesn't appeal to me)..

It was £3200 but I’m being told it’s been reduced to £2500. Is that quite high? It’s also on a pay as you go district heating scheme with switch2 but I’m being told the owners don’t pay more than £30 a month. Reviews of switch2 online say otherwise. 

There is zero regulation of communal heating, so no cap on cost, and no prospect of taking a complaint to the Energy Ombudsman. They also have you in a testicular grip and can charge what ever they like. And should (when) the system breaks down, you are at the mercy of their timescales to get the system repaired.

 Whilst you could switch to full electric heating, you'd still be liable for standing charges from Switch2.

Murphybear

MikeJXE said:

last time I removed mould (shower) I mixed a small quantity of bleach with some water and spayed it on, it was gone next morning 

That’s useful.  A good money saving  tip.  We had a bit of mould and I bought some mould remover, it was a lot more expensive than the bleach we already had 

Ybe

Survey found 999 reading around all windows on protimeter.  As well as potential asbestos fibre containing textured ceiling coating.  Are these red flags? 

FreeBear

Ybe said: Survey found 999 reading around all windows on protimeter.

A reading of 999 from that type of meter is meaningless - They are only designed to give a reasonably accurate reading on untreated timber. Paints, salts, and substrate (unless wood) will throw the readings off.

About all that you can say from a 999 reading is that there might be an issue that would benefit from further investigation. It could be condensation, penetrating damp, or just salts within the wall.

Asbestos containing artex is nothing to worry about as long as it isn't sanded or drilled. That type of material is common in a lot of properties, especially ones that had a makeover in the 78s/80s/90s.

Ybe

FreeBear said:

Ybe said: Survey found 999 reading around all windows on protimeter.

A reading of 999 from that type of meter is meaningless - They are only designed to give a reasonably accurate reading on untreated timber. Paints, salts, and substrate (unless wood) will throw the readings off.

About all that you can say from a 999 reading is that there might be an issue that would benefit from further investigation. It could be condensation, penetrating damp, or just salts within the wall.

Asbestos containing artex is nothing to worry about as long as it isn't sanded or drilled. That type of material is common in a lot of properties, especially ones that had a makeover in the 78s/80s/90s.

These were worst affected windows found by the damp. Is this just a simple condensation issue or is there an issue with the window?

FreeBear

Looks like condensation to me. And to be honest, doesn't look too bad - Ventilation & heating should keep it under control.

TroubledTarts

RHemmings said:

TroubledTarts said:

There are generations that just don't open windows thinking the money from heating escapes if they do and it's more about education that anything else.

All that looks fine just a diluted bleach spray and a cloth and air the property

Where would someone find more information about the pros and cons and physics of losing heat through open windows? I keep a window in the bathroom open for ventilation and the door shut. And, it's a LOT colder in that bathroom than the rest of the house. There is a radiator in the bathroom. 

https://repository.lboro.ac.uk/articles/conference_contribution/Quantifying_the_effect_of_window_opening_on_the_measured_heat_loss_of_a_test_house/9437615?file=17059031

TroubledTarts

Maahes said:

Too many people are scared to open windows - do what the Germans do - Stoßlüften - and go mad and open all windows for at least five minutes once a day

This is it you are right the media and cost of living and energy crisis has not helped people thinking they have to live in a buttoned down box. It's just not healthy at all and does nothing for mould that loves those conditions when as humans we just created.

3 pints from two humans in 16 hours 

Add to that drying clothes indoors

This does largely seem to be a rental industry issue that is complained about most but maybe that's because home owners just get on with it and bleach and open windows and buy dehumidifiers etc.

Another thing that could be taught in school with household management if bills and general good information.

As an example this morning two windows open up stairs to create a through breeze and replace oxygen and one of them the main bathroom open for the last hour whilst showers are taken and will stay open for 30 mins after. We use a karcher window vac for the shower and windows and that will remove another 200ml of water moisture.

It amazes me where people think all this moisture goes if they never open a windows and ventilate properly.

ian1246

Ybe said:

FreeBear said:

Ybe said:

What would be the correct sale price for this property given that it last sold in 2018 for 320k? 2 other properties in the same block sold for £315k and £325k in 2022. And there is now another on sale in the block for £295k although that is in very poor condition and needs renovation. 

The agent claims it’s had several viewings and an offer of £317k was rejected. 

Also considering the mould around the windows with the vendor claiming the damp has been treated.

A property is worth what someone is willing to pay. In a desirable location, it would sell for a higher price than if it were in the "wrong" part of town. If you are wanting to buy, make an offer based on what you are willing to pay, and if it is rejected, find another property.

If the vendor is claiming that the damp has been "treated", I'd want to know exactly what has been done. Some "treatments" are totally inappropriate for buildings, or just don't work - Chemical DPC, waterproof render/plaster, and all the other "cures" peddled by the PCA and associated companies fall under the "don't work" and "inappropriate" headings. To treat damp properly means fixing the problem at source (leaking gutters/pipes, lack of ventilation or heat, etc).

All I get from the agent (who is also the letting agent) is that the mould has been treated professionally and the tenants just need to keep the flat ventilated.  It clearly hasn’t as the stuff is still there. Also I made an offer but they came back saying it’s slightly too low, could you increase by about 1-3k. I stood my ground and said the mould is still there and I’d want to pay for professional removal myself. I think it’s lack of ventilation and the tenants just don’t open the windows enough which was clear from the stench in the flat on viewing. 

Op, your making a mountain out of a mole hill. That moulds not an issue - spray it with some bleach, if that doesn't work stick some rubbled up kitchen roll, soaked through with bleach, against the sealant & leave for a few days - odds are good it ll be gone.

Worst case scenario? Cut the sealant away & reseal - will cost you £20 tops.

Ybe

This property has lower ongoing costs than the high road one but more upfront costs to remove the mould, remove the artex ceiling and replaster and improve aesthetics - renovate bathroom and kitchen.  Alot of this is aesthetic. But if I wanted to do all this out of choice, I wonder if it would be cheaper to go for the high street property below which likely doesn’t need any work and I don’t want to renovate it as already modern. 

I guess this is an impossible question to answer. 

https://www.rightmove.co.uk/properties/156791921