Stone Cottage - Damp?

[Doug99]

Hi All.
An end of terrace stone cottage is up for sale at £112K and the mortgage valuation is suggesting it is only worth £110K due to damp (but no specifics).
This cottage has been modernised over the years with no obvious signs of damp, but the end of terrace external wall feels cold to the touch where the 'unused' chimney has been sealed (air bricks are fitted).
The potential buyer is now going to conduct a full damp test of the house, obviously spooked by the revised valuation.
What are the expectations of a stone house which is around 150yrs old? There is nothing obvious, so how should the current owner respond if the buyer is expecting a perfect building?
The whole street is of the same age/construction so I would be very surprised if there were any perfect specimens within the neighbourhood.
Cheers
Doug

 

[dontbelieveawordofit]

if it was my house i’d say the price is 112k take it or leave it.
if I was buying it i’d make an offer of 102 if I didn’t want to lose it and go from there regardless of whether there’s anything wrong with it or not.
i’d be suprised if there’s zero damp in a 150 yr old house.

 

[KenGMac]

Doug.

Dampness in a property of this age is [almost] a given, any DPC, if installed will be long gone. slate will have cracked, any bituminous material will have perished?

If the property has been "renovated" / Modernised over time recently, say over the last 8 / 10 years then any severe dampness should have been addressed, OK there may be one or two areas where further attention is needed.

If as you mention, there are no obvious indications of dampness it will possibly be of interest to have a look at the damp survey?

Is there a possibility that the damp survey is a total blind in an attempt to drive down the purchase price? or am I being cynical??

Ken.

 

[Doug99]

Doug.

Dampness in a property of this age is [almost] a given, any DPC, if installed will be long gone. slate will have cracked, any bituminous material will have perished?

If the property has been "renovated" / Modernised over time recently, say over the last 8 / 10 years then any severe dampness should have been addressed, OK there may be one or two areas where further attention is needed.

If as you mention, there are no obvious indications of dampness it will possibly be of interest to have a look at the damp survey?

Is there a possibility that the damp survey is a total blind in an attempt to drive down the purchase price? or am I being cynical??

Ken.

The potential buyer is inviting his dad's mate (a builder) to do the damp test. I doubt if a formal report will be produced, just a lot of tuts and Hmmm's and no doubt a lower offer.

 

[Paul White Building]

A 150 year old cottage will have solid walls so I would bet on the damp being caused by cold bridging or pull through from porous stone. I doubt any damp course will be present from the original build as stated by KenGMac, if there ever was one....

 

[dontbelieveawordofit]

The potential buyer is inviting his dad's mate (a builder) to do the damp test. I doubt if a formal report will be produced, just a lot of tuts and Hmmm's and no doubt a lower offer.

don’t mean you have to accept.

 

[KenGMac]

I would have thought that if a lower price for the property is being offered by a potential purchaser then proof positive of the rational behind the lower price offer would need to be [shall I call it] backed up by some creditable evidence??

This "Builder Mate" may have some accreditation, not a qualification as such. but an association with some sort of organisation which the Builder has joined because he has paid for the membership??

There is then the next bit, your purchaser will have a cost to rectify the damp and rot issues he manages to "locate" it is this amount that the price offered will be reduced by, which no doubt will be inflated ? accordingly.

As above, bennymultifinish you do not have to accept this Builder Mates findings or costs.

You could consider appointing your own "Specialist Damp and Woodworm" company to undertake a survey, these are sometimes free??

Ken.

 

[dontbelieveawordofit]

we’ve just sold a victorian property. they tried everything from roof surveys drain surveys electrical surveys .
not interested. what you see is what you get and anything you come up with has been accounted for in the asking price.
in a nutshell , take it or leave it.