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If he's referring to cavity vents, then they need opening up. They are there for a reason - to provide air circulation within the cavity to evaporate any moisture from a) the inner skin caused by condensation or b) on the outer skin caused by penetration and/or condensation.
Since when did anyone ever "maintain" cavity wall ties? how do you do that? - why would they need replacing? occasionally ties do need doing, but not very often, and there are usually obvious other signs of failure.
I'd take "no DPC" in a house built in 70's with a pinch of salt - very very unlikely. High readings could be condensation caused by the way the occupants live, or even a bit of salt contamination from coal burning. "damp meters" only measure resistance, things other than water can give positive results.
Is the cracking between porch and wall a huge crack perhaps wider at the top than bottom? or a little thin crack that could be harmless settlement of different structures? The damp in the porch might well be because a cavity tray hasn't been installed - often people take a chance because installing a tray can be a PITA.
However, it's an older house, and may well need a little remedial work. I don't know where you are, but houses round me are selling well - next door to us is a refurbished 1902 semi that has just sold at £10K over the developers asking price.
I'll make a prediction - unless your seller is desperate to sell to you, they will not negotiate and will, if you push too hard, re-market the property. Sorry to be negative, but if you expect to find a 50 year old house that an a****-covering surveyor can't find a few things to write about and doesn't need a bit of maintenance, you are going to wait a very very long time.
Hi,
Yes, it is the cavity vents being referred to. They're sealed with silicon.
The wall ties are showing signs of failure, though. When looking through the pictures, there's clear cracking in the mortar in a few locations and through research and the surveyor, I found that the wall ties used then are prone to corrosion and as they rust, they expand causing cracking and separation between the bricks.
This does look to be happening in a few locations around the property.
The lintel above the back door is clearly corroded and bowing, as well as lintels above at least 4 windows showing signs of wear, with bricks out of alignment and cracking.
With the porch, the cracking worsens the higher you get.
In fairness, a 1902 refurbished property is probably in better condition?
There's no signs of anything structural having been maintained over the past 50 years, signs of lintel failure, and potentially cavity wall tie failure?
I'm fine with that, a property down the street was marketed £5k cheaper and sold last week after 6 months on the market for £3k under the asking price.
The seller had to reduce then price previously following on from sellers pulling out, and undercutting the asking price massively.
If a property in better condition sold for £8k cheaper the precedence has been set for fair market value on properties in the location, especially when visibly having less structural concerns.
If the seller wants to pull out because they've ignored signs of lintel failure, they can by all means go back to market with the property - the difference being now structural concerns are raised, they must declare this to future buyers, especially if I pull out as a result of structural concerns. I guarantee given the property 2 doors away selling for £8k cheaper while being in better condition, signs of structural compromise, they'd be at market for the price I'm asking for.
I'm happy to take the chance, in honesty.
If the cavity wall ties are failing, and so are the lintels, wouldn't they exacerbate the deterioration of one and other as the problem worsens?
If I have to replace every lintel, it's looking at £9k.
Cavity wall ties are looking £3-£5k.
As mentioned, the other property sells for £8k cheaper and doesn't show signs of failure taking total spending upwards of £21k when factoring in repairs, and higher price.