Should I buy a house with structural issues? How much will it cost to renovate?

[PTN 91]

I’m interested in a house in Scotland but home report flags several structural issues with many items in category 2. Should I offer on it? How much do you think renovations will cost to fix all the issues? I’m totally clueless about renovations. Below are some infor about the house:

1) Built in 1900. Solid brick walls.
2) Home report survey wrote “high damp meter reading in parts of lower walls on ground floor. Lack of subfloor ventilators which can cause damp in the subfloor.” I viewed the house and there’re a small room under the staircase that smells very musty. I didn’t see mould on the wall but I’m scared to imagine what’s going on inside or beneath the floor…

3) In the past the owners had wet rot treatment in living room floor, rising damp treatment in another bedroom, and installed a layer of breathable membrane outside the small bedroom under the staircase. This suggests to me there’s probably recurring damp issues.

4) Timber decay to some external windows, doors, and garages.
5) Cracks in wall and ceiling plasters that need repair. External walls need repainting.
6) rainwater corrosion.
7) crack in conservatory that they covered by a flash tape.

Those are the main issues. What do you think the costs will be to fix all that? The ground floor is 170m2.The floorplan is in my album.

 

[blup]

Looks like an interesting diy challenge. Not knowing the extent of damp/rot in the void under the floor would affect the quote/final cost so an element of risk. It might be worth getting a more in depth survey if you want to proceed.

Blup

 

[sxturbo]

I'd gut the place.

Install air bricks in the walls, then relay flooring.

The walls make sure there is no render etc on the outside, if there is render make sure it's not cement render, if unsure remove it.

The same internally if it's not a lime or horse hair plaster then remove it.

Old building needs to breath through the walls, so air flow is very important.

Old houses such as yours didn't always have well laid dpc. I read that it was usually slate, lead or Hessian back then.

Make sure the ground level outside is lower than the dpc (if there is any)

You'd also be wanting to paint the walls with a breathable paint this place is a good company which will cater for your needs
https://www.celticsustainables.co.uk/paint-for-lime-plaster-internal/

Also the walls painted outside, need to make sure these are painted with breathable paint, again if it's not or you can't tell then it needs removing.

 

[blup]

How does it work in Scotland, does the seller supply the home report, with any offers following. What happens if you want a more in depth report/survey?

Blup

 

[Notch7]

I’m interested in a house in Scotland but home report flags several structural issues with many items in category 2. Should I offer on it? How much do you think renovations will cost to fix all the issues? I’m totally clueless about renovations. Below are some infor about the house:

1) Built in 1900. Solid brick walls.
2) Home report survey wrote “high damp meter reading in parts of lower walls on ground floor. Lack of subfloor ventilators which can cause damp in the subfloor.” I viewed the house and there’re a small room under the staircase that smells very musty. I didn’t see mould on the wall but I’m scared to imagine what’s going on inside or beneath the floor…

3) In the past the owners had wet rot treatment in living room floor, rising damp treatment in another bedroom, and installed a layer of breathable membrane outside the small bedroom under the staircase. This suggests to me there’s probably recurring damp issues.

4) Timber decay to some external windows, doors, and garages.
5) Cracks in wall and ceiling plasters that need repair. External walls need repainting.
6) rainwater corrosion.
7) crack in conservatory that they covered by a flash tape.

Those are the main issues. What do you think the costs will be to fix all that? The ground floor is 170m2.The floorplan is in my album.

Nothing too bad in that - would be my initial thoughts.

Damp proofing products and remedial work, done properly is quite expensive, you need to a fair amount + bear in mind, sorting our damp means quite invasive works - ie stopping out damp floors, stripping off plaster -which means stripping each room back to a shell and redoing.

my advice would be: employ a professional RICS surveyor or a damp proof surveyor - then get tradesmen in to do the work.

be wary of going to damp proof specialists - it’s one of those industries that attracts cowboys and or extreme pricing.

steer clear of internet tradesmen sites….

 

[PTN 91]

@blup Yes in Scotland the seller supplies home report. I guess I can offer subject to a more in-depth structural survey. I suspect there’s something funny going on in the subfloor. All the floorings look original so the owners probably never got down to the subfloor to assess it before.

 

[PTN 91]

@sxturbo Thank you for the advice. I reckon the ground floor needs to be gutted too. How much do you think it will cost to do all of the things you suggested? I.e strip back to brick and change floors, plasters etc?

 

[PTN 91]

@Notch7 : I’m just worried that the whole subfloor is damp and rotten. It sounds like this requires a lot of work.

 

[KenGMac]

How much do you think it will cost

A perfectly understandable Question, all depends on location?? [as ever]

Suggest you consider that because this property appears to need a load of work you could negotiate a lower price to reflect the work needed?

An "observation" Solid brick walls are not unheard of, but not al that common up here?

As for the home report?? only as good as the person who compiled it?? i have seen some real howlers in print

Ken.

 

[mrrusty]

value it as a shell and a plot. Sounds like a major refurb. All doable. check out this young couples journey

https://www.whathavewedunoon.co.uk/

https://www.instagram.com/whathavewedunoon/?hl=en

 

[sxturbo]

@sxturbo Thank you for the advice. I reckon the ground floor needs to be gutted too. How much do you think it will cost to do all of the things you suggested? I.e strip back to brick and change floors, plasters etc?

how much are you willing to do DIY?

id advise to do all demolition work yourself (unless structual) then just pay pro's to make good.

the floor i would be adamant you can do yourself. air bricks i'd probably say you can do yourself also.

you could pour concrete floor with insulation and underfloor heating BUT i dont know whether that would reduce air circulation and cause further issues.

a new wooden floor you can probably install yourself also.

if you were to pay for all this to be done professionally you'd be looking in the region of 100k at least id imagine. doing as much yourself you could half it.

 

[lostinthelight]

Have a look at limecrete floor system which serves as a dpm and insulation with the added bonus its still breathable

 

[tell80]

the album image print is to small the pic is limitedand wont expend. so for me the plan views are not helping.If you pdf the whole report and plan, and add some pics of the itemsin the report it would help us to give you realistic advice.

 

[lostinthelight]

the album image print is to small the pic is limitedand wont expend. so for me the plan views are not helping.If you pdf the whole report and plan, and add some pics of the itemsin the report it would help us to give you realistic advice.

Works ok on my ipad unless you mean something else

 

[tell80]

No nothing else. it wont open up for me. what are you clicking to open it up?