Selling my house with cleared up rat problem

TroubledTarts

We are living in the sue first ask questions later culture so maybe the best thing to do is be upfront about everything in the TA6 regardless of what people think they may get away with.

user1977

https://forums.moneysavingexpert.com/discussion/comment/82005766#Comment_82005766

Perhaps, but this isn't even touched upon in the TA6.

Jumblebumble

https://forums.moneysavingexpert.com/discussion/6669109/selling-my-house-with-cleared-up-rat-problem

I am always perplexed why such questions are not addressed to the regulated and insured professional who is acting on behalf of the vendor/buyer rather than asking some random characters on an internet forum

mills112

not a question on TA6 form so you don't have to worry unless it is asked directly by the solicitors.

Chief_of_Staffy

If it had been a complaint by a neighbour about your rats, even though they're no longer around, you'd need to declare it. In this case, however, there wasn't and you don't.

But. You might want to consider providing the information anyway, because anyone can sue for anything. So if the rats did return and the new owners discovered your rat preventions hadn't worked, they could sue you on the grounds you withheld material information. They would probably lose, but that wouldn't stop the case progressing and you having to find a lot of money to contest it - money which you might never get back. However, if you'd made a full declaration, that would make it practically speaking impossible to sue. No lawyer would take it on because there would be zero possibility of a favourable result.

That said, I wouldn't mention it if I were selling.

WIAWSNB

Hi HewittInSpain.

Did the pest fellow explain how the rats got from the sewer in to your loft? They shouldn't be able to. Did they trace and sort this issue too?

I was in complete agreement with others in this thread about not declaring what would be an (over)emotive issue for most folk, when you've had it professionally addressed. However, there's a thread on the DIY forum about rats chewing through a pan connector, and replies suggest that fitting a rat gate in the underground sewer is not necessarily the full fix - the cause of the rats presence should really be addressed.

A quick Google returns pretty unanimous replies from selling agents and pest controllers (of course) that this is an issue that should be declared, as having a potentially material affect on the house value.

I don't know the answer to your Q, but would suggest that if the new owner suffers a recurrence of the issue, and finds out you knew about it, you would be very vulnerable to a claim.

If the rat gate has sorted it and it never becomes a future issue, then you are home and dry.

But if the buyer finds out about your rat issue, even though the rats never returned - say the sewer blocks and the drain guy says, "Hey, did you know there was a rat gate fitted....?" - then it'll likely come down to how litigious the new owner is. They'd struggle, I think, but some folk know they can try it on.

Also, a house surveyor will/should look for evidence of bats and rodents and other infestations, particularly in the loft.

What to do? I guess find out what needs to be done to stop the rats getting into the house regardless of the gate - they just shouldn't be able to. And ask your conveyancing solicitor whether you should declare it, and when.

Provided you have addressed the issue fully - your house is effectively ratproof - then you shouldn't have to entertain any significant reduction in value, I don't think (tho' it'll almost certainly put off some buyers, and encourage chancers to try a low bid). But without a full resolution, then it likely will make a difference.

You'd also have to declare it - for a potentially different reason - if, say, the rat problem was/is caused by a neighbour who leaves food scraps lying around.

So, do you know the 'cause'? How are they actually getting in?

lincroft1710

https://forums.moneysavingexpert.com/discussion/comment/82009260#Comment_82009260

I had the same problem in my house, rats got up through the wall cavities from the sewer to the loft. Rat gate appears to have sorted the problem.

WIAWSNB

https://forums.moneysavingexpert.com/discussion/comment/82009679#Comment_82009679

But how did they get out of the sewer and in to your wall cavity? There must be a gap or hole or break somewhere there shouldn't be.

lincroft1710

https://forums.moneysavingexpert.com/discussion/comment/82009702#Comment_82009702

I can't remember how the pest control officer said it happened, but it wasn't an isolated occurrence