Buying a new flat. Should I pay for these repairs? (or are they trying to rob me blind as usual:D)

[monkfish79]

Hi, I've just had a specialist survey done on a flat (built circa 1890) that my Fiancee and I are trying to buy. He came back to me with;

1) An "active" infestation of woodworm in the roof and floorboards 2) Damp behind a sealed up chimney 3) Damp in a window frame 4) Wet Rot in the bathroom, which they'll need to take the bath out to fix.

He quoted me =A32800 to fix all of this in a 1er, but how much of this could I deal with myself (I'm o.k. at D.I.Y., but more tenacious than skilled....), and which points are likely to stop the mortgage going through? I would imagine that if there are woodworm, the mortgage company won't be too happy, so he quoted me a grand for that.

Any thoughts would be much appreciated,=20 cheers, Jon

[tim (back at home)]

1) An "active" infestation of woodworm in the roof and floorboards 2) Damp behind a sealed up chimney 3) Damp in a window frame 4) Wet Rot in the bathroom, which they'll need to take the bath out to fix.

He quoted me £2800 to fix all of this in a 1er, but how much of this could I deal with myself (I'm o.k. at D.I.Y., but more tenacious than skilled....), and which points are likely to stop the mortgage going through? I would imagine that if there are woodworm, the mortgage company won't be too happy, so he quoted me a grand for that.

Any thoughts would be much appreciated,

--------------------------------------------------------------

you should be revising your offer downwards and IMHO getting the problems fixed professionally (yes I know this is a DIY group).

tim

[chris French]

In message , monkfish79 writes

you mean done by someone touting for business as well....

Personally I could never trust this sort of thing from someone with vested interest. But independent surveyors for this sort of thing seem thin on the ground.

Probably dealt with by putting in a vent or two.

Easily fixed and non-urgent, at the worst a new frame, probably just a repair.

Presumably from a leaky pipe or poor sealing around the bath? If it's just boards that need doing then not to bad a job, if the joists are going as well then a more difficult job. but once wood is dry/repaired wet rot isn't a problem.

quite possibly, but they would soon tell you.

1. I'd first be considering raising this with the vendors and looking either to reduce the price or for them to fix some of it - depending of course on what the price is.
2. Get some other quotes as well.

[meow2222]

the damp issues are quite doable, assuming theyre genuine.

Woodworm, I'm just aware that most 1890 properties wll have some woodworm damage, and its rarely active worm. However treatment companies like to do business regardless, so I'd take a look at that myself to check if the visual evidence really does say its active.

Most diagnoses of damp in old buildings are false, so again I'd seek to confirm before doing work. I would also be wary of proposed damp repair works in that a high percentage are inappropriate.

NT

[John Rumm]

Or better still, lowering the offer, doing the work yourself and pocketing the difference!

[The Natural Philosopher]

I agree. The price should reflect the cost to repair, and then some, as IME rot is usually a lot more extensive than the surveys can see..certainly was in my old house. And the insurance company will want to see that its been dine in a sensible time frame.

£2800 seems very low to me. Active rot in the roof as far as I am concerned means its leaking, and possibly poorly ventilated as well, which means a complete re-roof is probably what you want to do.

The damp behind the chimney is curious..perhaps water coming down it..but if near the ground, perhaps the chimney is sucking it up.

Rotten window frames and a leaking bathroom are less an issue. You need to rip the bathroom out and re-do it properly thats all, and you probably would anyway.

[Owain]

If this is in the floor joists between you and the flat below, bear in mind that your floor is their ceiling and "them downstairs" will probably want the work done by a "pro" with "guarantees".

You have also to remember the inconvenience of the work - you may have to vacate the property for several days if it is being sprayed with chemicals - and factor this into any lower offer you make.

Owain

[adder1969]

Gee, you're not the bloke that put in the quote are you? ;-)

[The Natural Philosopher]

No.

[charlieB]

I'd put money on it last being active a few years after the house was built - flight holes are left after the woodworm have gone. I wouldn't do anything at this stage - if you buy it, put some masking tape over the affected area and check back in the spring and see if any new holes have appeared

easy to fix with ventilation as others have said - air brick in chimney is a DIY job and your local chimneysweep will be able to cap the chimney for a few quid

cut it out, treat it, paint it, job done

Most importantly remember a free "survey" by a "Specialist" (read "Salesman") is worth exactly what you paid for it

Charlie

[monkfish79]

Wow, thanks guys! Have gone to the estate agent with a revised offer, and they agreed to sort most of it out. The rest of it'll probably be diy'ed by myself and my incle, who's a retired builder. Thanks again for the advice!

[geoffr]

As its a flat you may want to check the Lease to see who is responsible for the window frames as its not uncommon for it to be the freeholders. For example this is very common with former local authority flats, although this does not sound like a former local authority flat!

This question of ownership/responsilibity could also apply to points 1 and 2.