Hello,
we are looking for a house and have found a semi-detached house with a perfect location, plot size, and living area. However, the house is over 100 years old and several issues are already foreseeable.
Among other things, energy efficiency improvements like window replacement, as well as insulation of the facade and attic, will be necessary. There are also new water pipes to be installed and everything else we would like to have done (new bathrooms, some wall openings, etc.). These measures are manageable and within our budget.
What causes us doubt, on the other hand, is the basement of the house and cracks in the facade.
The basement consists of a vaulted cellar, which is in good condition, and a shallower cellar, which is very damp. We have already visited the basement with an expert, but they were unable to determine the exact cause of the moisture.
1. Possibility: The basement was not ventilated for a long time (which I do not fully believe). This cause could be fixed quickly and would "only" require proper ventilation for a while.
2. Possibility: There is a rainwater pipe running underground along the outside wall of the basement, which might be leaking or damaged, pushing water against the sandstone and stone walls of the basement and forcing moisture inside.
3. Possibility: Good question!
It should also be mentioned that the damp basement is on the sloping side of the house. On the damp wall, you can see water stains on the facade above ground level, indicating that moisture has risen up to about 2 meters (6.5 feet). The current owner says there has been recurring moisture in the basement for many, many years (depending on weather/temperature).
Does anyone have experience with such issues? What if neither lack of ventilation nor defective water pipes are the cause? What is the worst case scenario? Never having a dry basement or having to replace the sandstone?
Additionally, there are vertical cracks in the front facade (west side and damp basement wall). There is also one vertical crack on each of the side walls. This suggests that the front part of the house at some point (according to the owner over 30 years ago) has settled.
Do you see this as critical or possibly even "normal"? Is it enough to just seal the cracks, or could this indicate structural problems and potentially further settlement?
And one last thing: Between the basement and the ground floor there is a wooden ceiling. In the damp basement, the wooden beams of this ceiling can be seen. Some of the beams have holes (woodworm). There are no wood shavings on the floor, so we do not know if the woodworm is still active or (hopefully) already dead. Additionally, all intermediate ceilings (3 floors) and some partition walls are made of wood (timber framing).
Is there a way to determine if the woodworm in the basement is still active and, above all, if it is also present in other parts of the house? On the ground floor, first floor, and attic, the floors and ceilings cannot be inspected because they are covered by floorings or wood paneling.
Can the risk be quantified when buying an old house with such obvious defects, or should we better avoid it?
I know it is difficult to give an assessment without seeing the house. Nevertheless, we would be very grateful for your experiences, tips, and advice.
Thank you very much!
we are looking for a house and have found a semi-detached house with a perfect location, plot size, and living area. However, the house is over 100 years old and several issues are already foreseeable.
Among other things, energy efficiency improvements like window replacement, as well as insulation of the facade and attic, will be necessary. There are also new water pipes to be installed and everything else we would like to have done (new bathrooms, some wall openings, etc.). These measures are manageable and within our budget.
What causes us doubt, on the other hand, is the basement of the house and cracks in the facade.
The basement consists of a vaulted cellar, which is in good condition, and a shallower cellar, which is very damp. We have already visited the basement with an expert, but they were unable to determine the exact cause of the moisture.
1. Possibility: The basement was not ventilated for a long time (which I do not fully believe). This cause could be fixed quickly and would "only" require proper ventilation for a while.
2. Possibility: There is a rainwater pipe running underground along the outside wall of the basement, which might be leaking or damaged, pushing water against the sandstone and stone walls of the basement and forcing moisture inside.
3. Possibility: Good question!
It should also be mentioned that the damp basement is on the sloping side of the house. On the damp wall, you can see water stains on the facade above ground level, indicating that moisture has risen up to about 2 meters (6.5 feet). The current owner says there has been recurring moisture in the basement for many, many years (depending on weather/temperature).
Does anyone have experience with such issues? What if neither lack of ventilation nor defective water pipes are the cause? What is the worst case scenario? Never having a dry basement or having to replace the sandstone?
Additionally, there are vertical cracks in the front facade (west side and damp basement wall). There is also one vertical crack on each of the side walls. This suggests that the front part of the house at some point (according to the owner over 30 years ago) has settled.
Do you see this as critical or possibly even "normal"? Is it enough to just seal the cracks, or could this indicate structural problems and potentially further settlement?
And one last thing: Between the basement and the ground floor there is a wooden ceiling. In the damp basement, the wooden beams of this ceiling can be seen. Some of the beams have holes (woodworm). There are no wood shavings on the floor, so we do not know if the woodworm is still active or (hopefully) already dead. Additionally, all intermediate ceilings (3 floors) and some partition walls are made of wood (timber framing).
Is there a way to determine if the woodworm in the basement is still active and, above all, if it is also present in other parts of the house? On the ground floor, first floor, and attic, the floors and ceilings cannot be inspected because they are covered by floorings or wood paneling.
Can the risk be quantified when buying an old house with such obvious defects, or should we better avoid it?
I know it is difficult to give an assessment without seeing the house. Nevertheless, we would be very grateful for your experiences, tips, and advice.
Thank you very much!
I am currently paying €130 for an hour with the surveyor. I would have estimated higher and paid more, but at that price, you basically have to do it.
Is a surveyor like this actually legally relevant? Not in terms of liability, but is their report worth anything in court?
Would the seller need to sign off on it?
Is a surveyor like this actually legally relevant? Not in terms of liability, but is their report worth anything in court?
Would the seller need to sign off on it?