Red Ash

[sianybaby82]

Hi

I am currently purchasing a house - 4 bedroom detached - 1930's, solid wall.

The surveyor mentioned damp -so we got a report from an independent damp specialist who mentioned due to the unevenness of the concrete floors that it would be prudent to have a red ash test.

This was done and has come back positive. I have requested the vendor does the work required as the cost of repairs of this could be quite prohibitive especially with all the other work required (new windows, kitchen, bathroom, damp, central heating system, roof repairs). I want to follow this up with an e-mail laying out our expectations of the work so that we are not left with a bodged job that we then have to sort again. Can anyone advise of specifics that I should make as a requirement.

in addition, the house has suffered some erosion of cement especially at the lower areas could this be due to the sulfate attack and should repointing these areas also be part of the stipulation.

Thanks for your comments

kind regards

.

 

[JohnD]

Do you mean that you are paying a premium price for the house, value to include new windows, floors etc?

Or is it priced "as is?"

 

[sianybaby82]

Hi

I offered a price based on what I though the property was worth even though it required certain works doing.

Now there is more work than expected due to the Red Ash problem which I did not expect and am not willing to move forward with the purchase unless it is dealt with.

Sulfate attack has already occurred and we have been informed that all of the Concrete floors (kitchen, Utility Room, Toilet, Understairs Cupboard and Hallway) need to come up and all of the Hardcore removed from under the Concrete, new flooring to go in.

What I would like is a list of expectations regarding the work carried out to do with the Red Ash issue to provide to the vendor so that they know that it has to be done properly.

If they are not willing to do the work, I will have to walk away due to the costs but also this would make the property unmortgagable in its present state.

 

[noseall]

What I would like is a list of expectations regarding the work carried out to do with the Red Ash issue to provide to the vendor so that they know that it has to be done properly.

Best case scenario is that the floors have a standard 100mm - 150mm infill, standard depth concrete, there are very few obstacles internally i.e. fitted kitchens, expensive fireplace hearths, cloak suites etc and that there are few obstacles below ground like drains and ducts and pipes and cables etc.

If however the house is built on a hill site and the above is not the case, then things could get miserable.

Unless I was supervising the work or at least an agent acting on my behalf, I would not expect a great deal. Red ash can be a huge problem and can render some properties worthless.

 

[sianybaby82]

Thanks. What I was thinking of was requesting that they get a structural surveyor to check the structure once the hardcore is out, ensure works carried out to building regs. Get a surveyor to report on structure after works completed.

In addition a guarantee for the work from the builder in case the floor sinks afterwards.

In addition replacement of any pipework that will be under the concrete (if any).

Is there anything I've missed?

Thanks

 

[theoldun]

Red ash, grey ash , black ash or any slag fill. To be honest, we would run away and live to fight another day.
Regards oldun

 

[stuart45]

So your advice is to run away from old slags then oldun.

 

[sianybaby82]

Once its removed though is there likely to be additional problems?