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No one thing, more just an accumulation of stuff. In no particular order,
Internally, chimney stacks have no ventilation
Leaking gutter joints
Rotting timber behind gutters
Splits to flashing above porch
Possibility missing planning permission and certificates to an internal chimney stack removal
No evidence of any dpc
Ground levels at rear are less than 150mm below assumed dpc height "ground levels should be lowered accordingly and this can be achieved by excavating a trench and backfilling with shingle" - wtf does that mean, I need to move the floor!?
Rendering extends below dpc level and should be cut back above dpc level
No extractor fans in either bathrooms or kitchen
No trickle vents in 2/3 bedrooms
Condensation noted around windows indicated cold bridging is occuring
No sub floor ventilation at rear
Some rot on timber sub frames of windows
Something about open hopper heads and how they are bad and should be replaced with sealed fittings
Something about iron soil and vent pipes and they need a cowl
The garage has fucked roof and the door and windows need replacing, gutters too
Fences on side and back are fucked and need replacing
Driveway paving is cracked and missing in placesOh and some pigeons are roosting on adjoining properties roof.
I mean, some of the above I was aware of when I viewed so whatevs, but others, like rotting windows and missing dpc I don't know if I should care or just expect from a 1930's gaff. And the rest I am clueless about and could be nothing but could also be something. Need to spend this weekend getting clued up.
Hovis-
No evidence of any dpc
Ground levels at rear are less than 150mm below assumed dpc height "ground levels should be lowered accordingly and this can be achieved by excavating a trench and backfilling with shingle" - wtf does that mean, I need to move the floor!?
Lower the level outside / dig a French drain.
His old is the property?
Nothing there seems too bad, and a lot will be fixed by the same things.
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If it's any consolation we need to replace all the windows on our 30s gaff as well. Maybe get a damp expert in for a 2nd opinion. Either way I'd seriously consider dropping your offer all things considered.
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A lot of that is just old house shit
The DPC stuff is bollox, mainly unless there is evidence of damp but that could be explained by...
If they’ve fitted modern glazing without trickle vents it’s no surprise there is condensation
Have fun :)
NotThamesWater
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Howard
^^ if the good folks at collier stevens are anything, they're thorough. what's got your spider sense tingling?