FTB and put an offer on a house with some serious issues... Am I mad?

[Glaucus]

No, do not believe them, its not in writing, theres no come back and they want the money.
Request receipts etc.
and still do your own survey and still get quotes etc.

 

[pitchfork]

A lot of people do suspect DPC in 1930's houses because they're built on a muck foundation often and they're supposed to be breathable, which when you install double glazing or generally modernise just knackers it up properly.

Often a DPC will help but get a damp expert to have a look, it can be all sorts of issues.

 

[RoboCod]

No, do not believe them, its not in writing, theres no come back and they want the money.
Request receipts etc.
and still do your own survey and still get quotes etc.

Wilco.

I just wonder, has anyone here heard of such a thing happening with a damp course job? The marks appear right round the two main reception rooms. As both those rooms are over 4mx4m that is a lot of damp damage all at once. So the suggestion it is "salt marks" sounds plausible.

Without a doubt I will be going with a full builders survey and a reputable roofer to look at the house inside and out though!

Thanks for all the input so far guys

 

[RoboCod]

Do you have a lot of money saved up? since I think you are planning on `doing the place up` you will need some money over the top of what you will borrow. You are aware the company that you get the mortgage from will inspect the house to make sure its a good enough to lend agaisnt but you definatly wont be able to borrow more than what the house is worth. Also remember if you have some money saved and you plan on making a smaller deposit then your Loan to value percentage is higher and so your mortgage rate will be higher also. So, try to get as much for the deposit and leaving enough to get the work done is worth spending some time on.

One benefit we saw in this house is nothing needs doing internally (ignoring the possible damp job). The flooring downstairs is in good condition. The kitchen the same and the windows are very new. We wouldn't need to do anything up with regards to new kitchen units or bathroom suites. Most of the work would be cosmetic for us (all subject to the survey findings that is! ).

I guess, what I'm saying is, should I need to spend a large portion of our savings, it would go on damp problem and roofing and we would be comfortable with that. That would be instead of all the niceties we would rather be spending our money on I guess!

 

[BennyC]

Am I to believe an EA? :\

Of course! they are renowned for their honesty and trustworthiness....

 

[londonbairn]

Depends on what the asking price is to be honest. Was the asking price in line with what a good condition house would go for in that area or is it considerably lower? What is 10%? 10% of £100k? £500k?

Without this would be difficult to make a good guess. Every situation differs. I bought a flat in West London in poor condition and paid a lot less than what I perceived as fair value. It included significant condensation due to some of the worst routing of hot water pipes ever, and leaks all over the place.

The cost of renovation added onto what I paid was less than the fair value of a good condition similiar property so was worth it.

 

[James]

Regarding the work done to the damp course being under guarantee, I would scrutinise that because quite often the company that offers the guarantee on the work conveniently doesn't exist any more!

Ironic as this may sound (I'm an Estate Agent) don't trust a single word that comes out of that persons mouth.
A large portion of Estate Agents would tell you anything to get a sale, where as some of us pride ourselves on honesty and professionalism.

Seek out a proper damp specialist locally to inspect the house for you before putting pen to paper, it may cost you for this but it's better to have spent £50-£150 on finding out the worst before shelling out £700(circa) on a survey that will only advise you to seek a specialists advice anyway.

In my experience a survey is an expensive bum-covering document for a chartered surveyor.
Some of the points they bring up are - Electrics are not up to date - seek a qualified electricians advice and also the same for the gas, roof etc... etc...

 

[Maccapacca]

Salt marks sound like a load of twoddle

Check a couple of things

What's the condition of the mortar pointing?
Around the perimeter of the house sometimes there's a shingle land drain up against the face work, sometimes these get built over with drives or planting and start damp issues.

 

[Gunda]

Without more information I'd hazard a guess that the vent bricks have been blocked and cement render been applied down to the ground bridging any damp course?

1930's houses tend to be a mixture of solid and cavity depending who built it, but they all needed to breath as others have said, lime mortar and suspended timber ground floors that need air to circulate via air bricks.

 

[pitchfork]

Efflorescence is usually the result of an ongoing damp issue drying out.

 

[RoboCod]

So my offer has been accepted! How exciting! (the cynic in me is reserved on the fact it could all fall through) - you're not in until you're actually in right!?

Now the fun part starts. I will take on board the above advice, particularly the points about getting professionals in to assess the situation, not just a survey that won't tell me much. Apparently the Damp & Timbers survey has already been done and by a reputable firm in the area so we will be requesting that to look at and will get to the bottom of the problem I hope!

Depends on what the asking price is to be honest. Was the asking price in line with what a good condition house would go for in that area or is it considerably lower? What is 10%? 10% of £100k? £500k?

Without this would be difficult to make a good guess. Every situation differs. I bought a flat in West London in poor condition and paid a lot less than what I perceived as fair value. It included significant condensation due to some of the worst routing of hot water pipes ever, and leaks all over the place.

The cost of renovation added onto what I paid was less than the fair value of a good condition similiar property so was worth it.

Good point. The Original asking price was £139,950, this was dropped to £134,950 recently and I have had my offer of £125,000 accepted. In 2012 the property was listed for sale at £159,950. Should the market pick up in the future, if I decide to sell, there could be scope to get a higher asking price than we have paid because from looking at that old listing of £159,950 the house has not changed much if at all. Who knows, I guess it was well overpriced at that value anyway.

PS these prices are in the midlands, so of course cheap!

 

[BennyC]

Congrats on having your offer accepted

Don't let the excitement overwhelm you though. Maintain a level head and be a realist.

 

[Mr.Stu]

Any chance of that rightmove link?

Did they accept your first offer?

 

[BigBoy]

Wilco.

I just wonder, has anyone here heard of such a thing happening with a damp course job? The marks appear right round the two main reception rooms. As both those rooms are over 4mx4m that is a lot of damp damage all at once. So the suggestion it is "salt marks" sounds plausible.

Without a doubt I will be going with a full builders survey and a reputable roofer to look at the house inside and out though!

Thanks for all the input so far guys

Salt marks are possible, and probably caused by water ingress through the wall not up it.

 

[Shaz]sigh[]

Chemical DPC usually involves hacking off the plaster to 1m+ and rendering in sand/cement with additive to ensure that salts from the brickwork don't leach back through. If there are salts on the skim then it might mean the plaster is contaminated again, It's also a slightly cheaty way of hiding the damp if the DPC does fail as it's essentially a waterproof render.

If it's as pitchfork said and is merely drying, you tend to keep wiping the salts off until it's dried, or wipe down bare plaster with a solution of vinegar/water/washing up liquid and sometimes paint it with an anti-alkali solution or an oil based paint.... but I'd imagine it's painted now.

Living in a 1930s house, sitting on clay with a high water table, salts have been the bane of my life. I'd not take anybodies word for it. Find out when it was done.

Also, go round to see it with a hygrometer and leave it in the room for 5-10 mins. See what it does.

 

[RoboCod]

Congrats on having your offer accepted

Don't let the excitement overwhelm you though. Maintain a level head and be a realist.

Cheers buddy. Dem house gainz! Level headedness attained. Fact of the matter is we love this house but should the seller had pushed us for a £ more than our final offer, my head would have taken over and withdrew our interest.

Salt marks are possible, and probably caused by water ingress through the wall not up it.

Chemical DPC usually involves hacking off the plaster to 1m+ and rendering in sand/cement with additive to ensure that salts from the brickwork don't leach back through. If there are salts on the skim then it might mean the plaster is contaminated again, It's also a slightly cheaty way of hiding the damp if the DPC does fail as it's essentially a waterproof render.

If it's as pitchfork said and is merely drying, you tend to keep wiping the salts off until it's dried, or wipe down bare plaster with a solution of vinegar/water/washing up liquid and sometimes paint it with an anti-alkali solution or an oil based paint.... but I'd imagine it's painted now.

Living in a 1930s house, sitting on clay with a high water table, salts have been the bane of my life. I'd not take anybodies word for it. Find out when it was done.

Also, go round to see it with a hygrometer and leave it in the room for 5-10 mins. See what it does.

Yup, the walls have been painted since, but the marks are showing through it. I think I'm going to have the EA let me in at the weekend to get some good photos of it all. It's that not knowing that frustrates me, the quicker I can have an expert of my own choice go in, the better!

Any chance of that rightmove link?

Did they accept your first offer?

When I have the contracts written up and agreement finalised I'll post the link. Not denying I'm probably being really silly, but knowing my luck there will be someone reading these boards who would like to be a penis in some manner or another I can post more photos if you wish?

The first offer was declined but we raised it slightly and was accepted. It has been on the market a while, and the seller is making a considerable loss on what they paid for it. The harsh reality is that people are putting their houses on at too high price. If you want to sell I guess you need to price it competitively because it's still a buyers market, despite what might be rumoured in the media with this "bubble" going on.

 

[RoboCod]

So we got in at the weekend and I got more photos.

This is under the stairs in the cupboard. Some of the plaster coming away, (with a little more help from me), and what looks to be a lot of salt!

The room that adjoins the stair case (the lounge), and this is what is opposite that patch under the stairs.

 

[RoboCod]

And all around the lounge we have bubble marks, so I can only assume similar damage like that found nuder the stairs should I pull the plaster away.

Possible damp damage to skirting boards.

 

[BigBoy]

Is that all on external walls?

If its internal then you have dry rot not damp! Either way its not good. Get a builder or specialist in to give you a quote before you purchase it got gods sake!

 

[Nightglow]

Dry rot, could cost several thousands or tens of thousands to sort out, depending how serious it is.

Seen houses, & have worked on houses, where all the ground floors had to be replaced, plus floorboards. plaster & skirting.