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Level 3 survey on a 2-bed Victorian terrace has recommended 'PCA-registered joiner inspection of timbers for rot and woodworm'. The house is empty apart from kitchen units/oven and has no carpets or floor covering except on the stairs. Previous occupants used rugs over the floorboards/tiles.
These are the specific issues noted:
* Cold roof construction is lined with plasterboard creating a barrier to ventilation. Moisture ingress affecting the purlins suggesting moisture accumulation within the roof space. Plastering should not have been done. (I did not smell or feel damp on either viewing, there is a small amount of dry staining in a couple of places).
* Black mould, rising damp and condensation in the corner of the kitchen where walls have been replastered using gypsum-based plaster.
* Some gaps under the ground floor skirting due to damp. Evidence of historic wood boring beetle to several timbers, with treatment having been carried out at some point.
* Damp affecting joist against the basement front wall (no rot showing).
* Wet rot on front door frame.
However, it also says 'There are no other identified widespread timber defects'.
I cannot find an independent timber surveyor in the area. Timberwise want £360 but that is going to be a sales pitch. DampPro want £800 and are at pains to point out how they are not affiliated with any other companies and don't carry out remedial work, but Heritage House seems to rate them as 'con artists' so I'm not sure who to trust.
My question is: is a timber survey really warranted in this situation or is the surveyor just covering their back as standard? It's a cash purchase. This survey is less negative about damp/timber issues than one I had on a similar house on the next street (purchase fell through for other reasons before anything was pursued), and is possibly similar to all houses of this age/style. Wouldn't something really significant have been pointed out in the survey given how accessible everything is in an empty, uncarpeted house? I am following up on the woodworm history with the vendor but not had a reply yet.
The house is competitively priced for the area (£200k) as the kitchen needs some work (I'm expecting to replace the entire interior, if not add an extension similar to other neighbouring houses), but not a worrying bargain. It was occupied by the owner's son while studying who has now married and bought their own place. I've got money in reserve to sort things out as needed, but don't want to be faced with a major renovation project. Thanks!
These are the specific issues noted:
* Cold roof construction is lined with plasterboard creating a barrier to ventilation. Moisture ingress affecting the purlins suggesting moisture accumulation within the roof space. Plastering should not have been done. (I did not smell or feel damp on either viewing, there is a small amount of dry staining in a couple of places).
* Black mould, rising damp and condensation in the corner of the kitchen where walls have been replastered using gypsum-based plaster.
* Some gaps under the ground floor skirting due to damp. Evidence of historic wood boring beetle to several timbers, with treatment having been carried out at some point.
* Damp affecting joist against the basement front wall (no rot showing).
* Wet rot on front door frame.
However, it also says 'There are no other identified widespread timber defects'.
I cannot find an independent timber surveyor in the area. Timberwise want £360 but that is going to be a sales pitch. DampPro want £800 and are at pains to point out how they are not affiliated with any other companies and don't carry out remedial work, but Heritage House seems to rate them as 'con artists' so I'm not sure who to trust.
My question is: is a timber survey really warranted in this situation or is the surveyor just covering their back as standard? It's a cash purchase. This survey is less negative about damp/timber issues than one I had on a similar house on the next street (purchase fell through for other reasons before anything was pursued), and is possibly similar to all houses of this age/style. Wouldn't something really significant have been pointed out in the survey given how accessible everything is in an empty, uncarpeted house? I am following up on the woodworm history with the vendor but not had a reply yet.
The house is competitively priced for the area (£200k) as the kitchen needs some work (I'm expecting to replace the entire interior, if not add an extension similar to other neighbouring houses), but not a worrying bargain. It was occupied by the owner's son while studying who has now married and bought their own place. I've got money in reserve to sort things out as needed, but don't want to be faced with a major renovation project. Thanks!
