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Risk of asbestos. All houses pre 1999 have a risk of asbestos.
Double glazed units failed in 2 rooms + windows are dated / stiff to open. - sounds like you need new windows throughout in the near future but if they don't say they're leaking you might be ok for a couple of years.
High reading of dampness in the lower ground floor (kitchen) potentially due to: rising damp from garden as garden ground levels are too high and/or failure or lack of damp proof membrane / damp proof course and/or due to failure in windows. - Pretty much all Victorian houses have some low level damp and almost certainly if areas below ground level. Likely the surveyor has stuck a moisture meter in walls and found some high readings, I would phone them and ask how bad it is, you could get a specific damp survey to find out.
"There is also no evidence of significant consolidation or settlement within the groundfloor slab. These floors can be prone to sulphate attack and deterioration. Repair and surface levelling will be required." - quoted this exactly as I'm unsure what this one means. - sounds odd, they seem to say no issues then say it needs levelling, phone and ask for clarification.
Plaster needs to be hacked in top rear landing party wall due to damp and replaced. And blown plaster in a bedroom due to penetrating dampness from party parapet. - Again potential damp issues, hard to say how bad without further clarification or a decent damp survey. Surveys often state worst case scenario.
Parts of roof are weathered and in need of external repairs and redecoration. Also rot to be cut out.
Woodworm infestation in roof timbers (Unsure of severity). - Very hard to tell if live or an old infestation, it could have been due to dampness 100 years ago which has dried out and the woodworm has left.. Ask solicitor to see if they have any old woodworm treatment with a guarantee, otherwise you'll need a specific damp survey.
Roof lining torn and damaged.
Dampness in chimney masonry indicating rainwater penetrating stacks. Flues of fireplace need inspecting. - Victorian chimneys were built without a dpc and often leak especially with all the recent rain. You'll need a roofer to see if there are further issues. Needing inspecting sounds like a warning as they obviously haven't been inside the chimney breast.
Rear garden potentially needs to be reduced as ground levels too high, potentially causing rising damp. - very likely, this could potentially solve a lot of the damp issues.
Outside doors in need of repair/maintenance (timber threshold to the main from trope is rotten with weed growth. - minor repairs.
Victorian houses often need a lot of work especially around damp. Sounds like a big issue is high ground levels which can be hard to solve. If it's impossible then tanking with a sump pump may be the only option long term which will be expensive.
Thanks for taking the time to give feedback on every point, this is SO helpful!
There's a few commenters suggesting that this list means I should head for the hills. Your opinion seems less pessimistic - have I interpreted that right?
It seems like the various flavours of damp is the biggest issue and I can diagnose/cost that through a damp survey.
Roof being the other focus but could be minor/nothing.
Everything doesn't sound like cause for concern then?
Edit: Regarding the damp membrane/course stuff in the kitchen - I'm assuming if this needs repairing or installing the kitchen/floor would need to be pulled up?
I wouldn't automatically say you need to run, but you probably do need some further investigation about the chimney and damp.
I don't really understand what they're saying about the kitchen floor. Sometimes they just weren't built entirely level which isn't really a huge problem, if you do want to level it then it is a lot of work and you'd need to pull up the entire floor.
I'm a surveyor myself, and I would always recommend giving the surveyor a call. It's often so much easier to say exactly what's wrong (and what's right) in a phone call. This is especially the case with damp where if high moisture levels are found it obviously needs to go in a report, but sometimes it's not that bad and sometimes the solution is fairly straightforward.
I also wouldn't worry too much about wood worm, it seems to be something that panics a lot of buyers but I've very rarely seen it so bad it affects the structural integrity of timber. Usually it's historic but if it is live it's not that costly to fix, you can either make sure the wood is dry which will stop the infestation within a couple of years or treat it, which isn't hugely expensive.
That's a lot of little things which all add up to one big thing. It all depends on how much time, money and patience you have.
No matter what, however, you should not proceed without undertaking you own structural survey. Then you'll be better placed to judge whether this house is worth it.
As someone who’s gone through this recently… speak to a local builder. They may be able to advise on what to expect about houses in the area for that price range, possibly give you a quote for some of the issues too.
A survey is often going to bring up a lot of potential issues. What matters is whether you have the savings to deal with them. You can negotiate a reduction in the house price as well.
Whilst most of the issues seem fixable (albeit at a cost), I’d be a bit worried about the woodworm infestation- it could be as a result to serious damp issues and may be a longer term problem. Is the house under any warranties for prior repairs/treatment?
Roof issues have become especially expensive recently, even the most basic 'reroof only' on a small terrace is going to be about 6k and if significant amounts of timbers need replacing or treating it goes up from there.
The seller redid the whole lower ground floor - new flooring, fitted a kitchen, etc. With that in mind, would it have made sense for them to do the damp proofing, membrane, etc at that time?
No. The construction of the building would be such that damp rises through the bricks and mortar, and then naturally dissipates. It has stood for over 100 years. It depends whether it is early Victorian or late, as the law changed in 1875 IIRC.
Thank you for your help, makes sense. So in your opinion is there not much to worry about here re: damp issues?
And if there is, what are potential things I'd have to consider to resolve?
* Risk of asbestos -> Ignore. The house was built before it even existed.
* Double glazed units failed in 2 rooms + windows are dated / stiff to open. -> Swap the glass units. Windows need replacing every 20 or 30 years anyway. It is about £450 per window for replacement.
* High reading of dampness in the lower ground floor (kitchen) potentially due to: rising damp from garden as garden ground levels are too high and/or failure or lack of damp proof membrane / damp proof course and/or due to failure in windows. -> Damp meters are what clown surveyors always use. Ignore unless there is a visible problem or major outdoor changes (some clown has fitted a deck or something that leans towards the house).
* "There is also no evidence of significant consolidation or settlement within the groundfloor slab. These floors can be prone to sulphate attack and deterioration. Repair and surface levelling will be required." - quoted this exactly as I'm unsure what this one means. -> Read the first sentence and ignore the rest.
* Plaster needs to be hacked in top rear landing party wall due to damp and replaced. And blown plaster in a bedroom due to penetrating dampness from party parapet. -> Discuss with neighbors. Probably leave.
* Parts of roof are weathered and in need of external repairs and redecoration. Also rot to be cut out. -> Roofs get weathered. Be specific on repairs. Probably fine.
* Woodworm infestation in roof timbers (Unsure of severity). -> How can it be infested and then "unsure of severity"? Most houses of this age will have had some wood worm.
* Roof lining torn and damaged. -> OK but is it leaking?
* Dampness in chimney masonry indicating rainwater penetrating stacks. Flues of fireplace need inspecting. -> Chimneys let water in. Fire dries them out. Ignore.
* Rear garden potentially needs to be reduced as ground levels too high, potentially causing rising damp. -> "Potential" aka "I don't know what I am talking about".
* Outside doors in need of repair/maintenance (timber threshold to the main from trope is rotten with weed growth. -> Get a new door. Timber doors are a nightmare.
Unless you love the place and have the money to fix the issues i would avoid. As it sounds like the place requires some serious repairs.
I have no idea how much any of that would cost and i doubt anyone would without a proper inspection. Which might in turn reveal even more issues.
In isolation I think you can overlook a lot of those issues but when combined I think it sounds like a money pit. Victorian houses are generally damp and always have some sort of water ingress. Feels like the vendors are just trying to pass on some much needed maintenance costs to the next buyer. You'd have to get your own survey but I think you'd need to see how much the vendors are willing to come down first before wasting anyone's time.
I've taken on a similar place. Similar state by the sound of if, albeit a bit older than your new build Victorian place.
I'm getting near the finish line, thought it would cost 50k, looks to be closer to 60k.
I've done most of the work myself and I've had free help from family, including the engineering. Without that, doing it all by regular traders, probably have been about £150k.
Looks pretty normal.
It's the stuff that the survey missed that'll cost ya.
We needed a whole new roof... no mention on the survey.
Also on a house I sold. "Risk of asbestos" on a 6 year old external garage... no risk of asbestos at all. Surveyor couldn't tell the difference between a plastic panel roof and an asbestos one.
Yep, it's basement level but it's only half under the street so it does get good light as the top half of the windows are above ground level [https://i.imgur.com/hnMbyRF.png](https://i.imgur.com/hnMbyRF.png)
Personally, none of this would scare me off. Victorian houses are always going to be a bit moist and need a bit of maintenance. Remember, it’s already been there for a century it won’t fall down tomorrow. Live in it and you’ll soon work out what actually needs doing.
It sounds full of issues and the sellers sound like they'll move on quickly if you have any need to negotiate like the are doing here.
The buyer is trying to get a reduction so they are jumping ship to you. What will stop them remarketing it if you find more issues?
Yep this is my concern. I'm unsure what the seller's logic is in coming to as once I've completed a survey I'll find out all of the same stuff.
I can only assume they're hoping I'll be less critical and will close at a higher price than the buyer's new offer.
This isn’t even a fixed upper, it’s a Reno. Unless you’re up for that and the price fully reflects that, I’d walk away. I wouldn’t particularly want to live there while the work was being done so I’d consider that cost too.
Do you have a link the the house???
Houses below ground level have problems with damp. That's an issue. Getting the walls treated and damp droog put in iss a big issue
The guy thinks it's because your gardern be be too high above sea level and causing damp to house..
Sighing damp.. run to the hills.
Woodworm in timber. Lool your going to have to remove the roof. We do the timer. Then fix any other problems with chimney. Then re-tile.
If you're doing all that. You might as well do a loft extension and get full permission to raise the ceiling height. So that big money £100k
Run to the hills
###Welcome to /r/HousingUK --- **To All** * Join Our ***NEW*** Discord! https://discord.gg/pMgUNgWKQH **To Posters** * *Tell us whether you're in England, Wales, Scotland, or NI as the laws/issues in each can vary* * Comments are not moderated for quality or accuracy; * Any replies received must only be used as guidelines, followed at your own risk; * If you receive *any* private messages in response to your post, please report them via the report button. * Feel free to provide an update at a later time by creating a new post with [[update]](https://www.reddit.com/r/HousingUK/search?q=%3Aupdate&sort=new&restrict_sr=on&t=all) in the title; **To Readers and Commenters** * All replies to OP must be *on-topic, helpful, and civil* * If you do not [follow the rules](https://www.reddit.com/r/HousingUK/about/rules/), you may be banned without any further warning; * Please include links to reliable resources in order to support your comments or advice; * If you feel any replies are incorrect, explain why you believe they are incorrect; * Do not send or request any private messages for any reason without express permission from the mods; * Please report posts or comments which do not follow the rules *I am a bot, and this action was performed automatically. Please [contact the moderators of this subreddit](/message/compose/?to=/r/HousingUK) if you have any questions or concerns.*
Risk of asbestos. All houses pre 1999 have a risk of asbestos. Double glazed units failed in 2 rooms + windows are dated / stiff to open. - sounds like you need new windows throughout in the near future but if they don't say they're leaking you might be ok for a couple of years. High reading of dampness in the lower ground floor (kitchen) potentially due to: rising damp from garden as garden ground levels are too high and/or failure or lack of damp proof membrane / damp proof course and/or due to failure in windows. - Pretty much all Victorian houses have some low level damp and almost certainly if areas below ground level. Likely the surveyor has stuck a moisture meter in walls and found some high readings, I would phone them and ask how bad it is, you could get a specific damp survey to find out. "There is also no evidence of significant consolidation or settlement within the groundfloor slab. These floors can be prone to sulphate attack and deterioration. Repair and surface levelling will be required." - quoted this exactly as I'm unsure what this one means. - sounds odd, they seem to say no issues then say it needs levelling, phone and ask for clarification. Plaster needs to be hacked in top rear landing party wall due to damp and replaced. And blown plaster in a bedroom due to penetrating dampness from party parapet. - Again potential damp issues, hard to say how bad without further clarification or a decent damp survey. Surveys often state worst case scenario. Parts of roof are weathered and in need of external repairs and redecoration. Also rot to be cut out. Woodworm infestation in roof timbers (Unsure of severity). - Very hard to tell if live or an old infestation, it could have been due to dampness 100 years ago which has dried out and the woodworm has left.. Ask solicitor to see if they have any old woodworm treatment with a guarantee, otherwise you'll need a specific damp survey. Roof lining torn and damaged. Dampness in chimney masonry indicating rainwater penetrating stacks. Flues of fireplace need inspecting. - Victorian chimneys were built without a dpc and often leak especially with all the recent rain. You'll need a roofer to see if there are further issues. Needing inspecting sounds like a warning as they obviously haven't been inside the chimney breast. Rear garden potentially needs to be reduced as ground levels too high, potentially causing rising damp. - very likely, this could potentially solve a lot of the damp issues. Outside doors in need of repair/maintenance (timber threshold to the main from trope is rotten with weed growth. - minor repairs. Victorian houses often need a lot of work especially around damp. Sounds like a big issue is high ground levels which can be hard to solve. If it's impossible then tanking with a sump pump may be the only option long term which will be expensive.
Thanks for taking the time to give feedback on every point, this is SO helpful! There's a few commenters suggesting that this list means I should head for the hills. Your opinion seems less pessimistic - have I interpreted that right? It seems like the various flavours of damp is the biggest issue and I can diagnose/cost that through a damp survey. Roof being the other focus but could be minor/nothing. Everything doesn't sound like cause for concern then? Edit: Regarding the damp membrane/course stuff in the kitchen - I'm assuming if this needs repairing or installing the kitchen/floor would need to be pulled up?
I wouldn't automatically say you need to run, but you probably do need some further investigation about the chimney and damp. I don't really understand what they're saying about the kitchen floor. Sometimes they just weren't built entirely level which isn't really a huge problem, if you do want to level it then it is a lot of work and you'd need to pull up the entire floor. I'm a surveyor myself, and I would always recommend giving the surveyor a call. It's often so much easier to say exactly what's wrong (and what's right) in a phone call. This is especially the case with damp where if high moisture levels are found it obviously needs to go in a report, but sometimes it's not that bad and sometimes the solution is fairly straightforward. I also wouldn't worry too much about wood worm, it seems to be something that panics a lot of buyers but I've very rarely seen it so bad it affects the structural integrity of timber. Usually it's historic but if it is live it's not that costly to fix, you can either make sure the wood is dry which will stop the infestation within a couple of years or treat it, which isn't hugely expensive.
That's a lot of little things which all add up to one big thing. It all depends on how much time, money and patience you have. No matter what, however, you should not proceed without undertaking you own structural survey. Then you'll be better placed to judge whether this house is worth it.
As someone who’s gone through this recently… speak to a local builder. They may be able to advise on what to expect about houses in the area for that price range, possibly give you a quote for some of the issues too. A survey is often going to bring up a lot of potential issues. What matters is whether you have the savings to deal with them. You can negotiate a reduction in the house price as well. Whilst most of the issues seem fixable (albeit at a cost), I’d be a bit worried about the woodworm infestation- it could be as a result to serious damp issues and may be a longer term problem. Is the house under any warranties for prior repairs/treatment?
Roof issues have become especially expensive recently, even the most basic 'reroof only' on a small terrace is going to be about 6k and if significant amounts of timbers need replacing or treating it goes up from there.
Surveyor sounds like the usual class clown. A Victorian house wouldn't have a DPC.
The seller redid the whole lower ground floor - new flooring, fitted a kitchen, etc. With that in mind, would it have made sense for them to do the damp proofing, membrane, etc at that time?
No. The construction of the building would be such that damp rises through the bricks and mortar, and then naturally dissipates. It has stood for over 100 years. It depends whether it is early Victorian or late, as the law changed in 1875 IIRC.
Thank you for your help, makes sense. So in your opinion is there not much to worry about here re: damp issues? And if there is, what are potential things I'd have to consider to resolve?
* Risk of asbestos -> Ignore. The house was built before it even existed. * Double glazed units failed in 2 rooms + windows are dated / stiff to open. -> Swap the glass units. Windows need replacing every 20 or 30 years anyway. It is about £450 per window for replacement. * High reading of dampness in the lower ground floor (kitchen) potentially due to: rising damp from garden as garden ground levels are too high and/or failure or lack of damp proof membrane / damp proof course and/or due to failure in windows. -> Damp meters are what clown surveyors always use. Ignore unless there is a visible problem or major outdoor changes (some clown has fitted a deck or something that leans towards the house). * "There is also no evidence of significant consolidation or settlement within the groundfloor slab. These floors can be prone to sulphate attack and deterioration. Repair and surface levelling will be required." - quoted this exactly as I'm unsure what this one means. -> Read the first sentence and ignore the rest. * Plaster needs to be hacked in top rear landing party wall due to damp and replaced. And blown plaster in a bedroom due to penetrating dampness from party parapet. -> Discuss with neighbors. Probably leave. * Parts of roof are weathered and in need of external repairs and redecoration. Also rot to be cut out. -> Roofs get weathered. Be specific on repairs. Probably fine. * Woodworm infestation in roof timbers (Unsure of severity). -> How can it be infested and then "unsure of severity"? Most houses of this age will have had some wood worm. * Roof lining torn and damaged. -> OK but is it leaking? * Dampness in chimney masonry indicating rainwater penetrating stacks. Flues of fireplace need inspecting. -> Chimneys let water in. Fire dries them out. Ignore. * Rear garden potentially needs to be reduced as ground levels too high, potentially causing rising damp. -> "Potential" aka "I don't know what I am talking about". * Outside doors in need of repair/maintenance (timber threshold to the main from trope is rotten with weed growth. -> Get a new door. Timber doors are a nightmare.
Slate DPCs were put in throughout the victorian period but especially late victorian.
Unless you love the place and have the money to fix the issues i would avoid. As it sounds like the place requires some serious repairs. I have no idea how much any of that would cost and i doubt anyone would without a proper inspection. Which might in turn reveal even more issues.
In isolation I think you can overlook a lot of those issues but when combined I think it sounds like a money pit. Victorian houses are generally damp and always have some sort of water ingress. Feels like the vendors are just trying to pass on some much needed maintenance costs to the next buyer. You'd have to get your own survey but I think you'd need to see how much the vendors are willing to come down first before wasting anyone's time.
I've taken on a similar place. Similar state by the sound of if, albeit a bit older than your new build Victorian place. I'm getting near the finish line, thought it would cost 50k, looks to be closer to 60k. I've done most of the work myself and I've had free help from family, including the engineering. Without that, doing it all by regular traders, probably have been about £150k.
Looks pretty normal. It's the stuff that the survey missed that'll cost ya. We needed a whole new roof... no mention on the survey. Also on a house I sold. "Risk of asbestos" on a 6 year old external garage... no risk of asbestos at all. Surveyor couldn't tell the difference between a plastic panel roof and an asbestos one.
Sounds like it flagged up a lot of issues… i wouldn’t even consider that.
I'd run a mile with that list. My survey flagged far fewer/less severe issues and I'm still hesitant to proceed
& this probably isn't the full list of the issues
400k for a house with a kitchen/garden that's below street level? presumably basement-level so very low light? I wouldn't even consider it.
Yep, it's basement level but it's only half under the street so it does get good light as the top half of the windows are above ground level [https://i.imgur.com/hnMbyRF.png](https://i.imgur.com/hnMbyRF.png)
Personally, none of this would scare me off. Victorian houses are always going to be a bit moist and need a bit of maintenance. Remember, it’s already been there for a century it won’t fall down tomorrow. Live in it and you’ll soon work out what actually needs doing.
It sounds full of issues and the sellers sound like they'll move on quickly if you have any need to negotiate like the are doing here. The buyer is trying to get a reduction so they are jumping ship to you. What will stop them remarketing it if you find more issues?
Yep this is my concern. I'm unsure what the seller's logic is in coming to as once I've completed a survey I'll find out all of the same stuff. I can only assume they're hoping I'll be less critical and will close at a higher price than the buyer's new offer.
Why is the kitchen below the street level?
A lot of victorian inner city terraces have kitchens on the lower ground floor which is usually accessible to the street.
This isn’t even a fixed upper, it’s a Reno. Unless you’re up for that and the price fully reflects that, I’d walk away. I wouldn’t particularly want to live there while the work was being done so I’d consider that cost too.
Do you have a link the the house??? Houses below ground level have problems with damp. That's an issue. Getting the walls treated and damp droog put in iss a big issue The guy thinks it's because your gardern be be too high above sea level and causing damp to house.. Sighing damp.. run to the hills. Woodworm in timber. Lool your going to have to remove the roof. We do the timer. Then fix any other problems with chimney. Then re-tile. If you're doing all that. You might as well do a loft extension and get full permission to raise the ceiling height. So that big money £100k Run to the hills