Damp on house survey but mortgage approved

[srisky]

We have a just received our Homebuyer's report on a house (built c.1900), which red flagged high damp readings at various points in the walls of the ground floor and that at various points the damp proof internal floor is higher than the damp-proof course and should be lowered.

We will get a damp and timber report but have read that this is common with houses of this age and not necessarily a problem. The mortgage company have approved our loan without retaining any funds, which I have read they tend to do with cases of damp. Is it reasonable to infer that the damp issue may not be terrible, if they are prepared to lend?

[Carrie]

It really only means that they are happy that the house is worth what you are borrowing despite the damp, and in fact some lenders have given up making retentions at all (Santander/Abbey is an example)

[poppet27]

Most houses of this age will have some damp spots. The survey is always going to flag up worst case stuff - they have to cover all bases. Unless the walls are visibly crumbling, you were wheezing, or the walls were wet with large visible patches you'll probably find you're OK.

[Jeremy]

You can never be sure of anything with houses of this age. Homebuyers reports don't even scratch the surface (both metaphorically and literally). But high damp readings are very very common and wouldn't put me off (unless there is evidence of rot to structural timbers).

I think normal procedure would be to get a quote covering all remedial works, then ask for the price to be reduced accordingly.

[Mick Mac]

What Jeremy said - although most vendors will probably just say its normal and to have been expected when you put the offer in. Don't let that put you off asking though.

[edcam]

We had the same with our recent house purchase and took the risk. The valuation survey is bound to cover themselves. When we got a good damp company in, they said it needed work but not as much as the survey suggested, so for us it looks like the risk was worth it(touch wood)!

We're getting the work done and what we thought might be ?5-10k is going to be ?1500.

[srisky]

Thanks all for the good advice.

It's difficult to know what is a real problem and what we could live with for another 5-10y, e.g (not damp related) re:windows - double glazed plastic(!)of some age and some of the panes have failed and misted over. Windows are likely to require replacing at some point in the near future.

Ideally, we would rip them out and replace with wooden sash but we are uikely to be able to afford that for quite sometime and it may actually be fine for a while.

I suppose in reality, unless buying a new build or recent renovation (and even then), there will be a list of imperfections which we will have to prioritise from necessary to would-be-nice. I'm hoping for a similar outcome to yours, Edcam.