FTB: Dry rot or??

[HappyClappy]

Hi all,

I am a new member here. Just looking to get some opinions on whether or not this is dry rot in a property we wanted to purchase. We are in the process of buying it (have instructed lawyers etc.) but had a survey done and the guy said this could potentially be dry rot in the bathroom and to stay away from the property if it is. He was not sure so just wanted to get some opinions here. The property has other issues too but this is the most pressing. Would be grateful for any thoughts!

 

[Cubist]

Hi and Welcome,

Is this a timber frame house by any chance?

I ask as dry rot can be a major headache in whatever building but unless its very extensive a surveyor will seldom say 'run away'.

 

[HappyClappy]

Hi and Welcome,

Is this a timber frame house by any chance?

I ask as dry rot can be a major headache in whatever building but unless its very extensive a surveyor will seldom say 'run away'.

Hi Cubist. Thank you

The surveyor said only the loft has a timber frame but bathroom is masonry construction. He suggested we remove it using a multi tool and check to see the extent before walking away.

 

[Cubist]

I can't imagine the present owner being too happy about someone taking a multi-tool to the timbers in the loft but in the interests of a sale then maybe. The timbers in the photos seem to be quite substantial and one in particular appears to have considerable damage. As these are likely to be significant to the structure of the roof I would want a much more thorough examination of the loft space and be looking for signs of the fungal growth expanding in search of more sustenance. That said, given the probable structural importance of the affected timbers we can see, I would only consider buying if a very substantial price discount could be achieved.

 

[HappyClappy]

I can't imagine the present owner being too happy about someone taking a multi-tool to the timbers in the loft but in the interests of a sale then maybe. The timbers in the photos seem to be quite substantial and one in particular appears to have considerable damage. As these are likely to be significant to the structure of the roof I would want a much more thorough examination of the loft space and be looking for signs of the fungal growth expanding in search of more sustenance. That said, given the probable structural importance of the affected timbers we can see, I would only consider buying if a very substantial price discount could be achieved.

Hi Cubist thank you so much for your response. Just to clarify this is not the loft, this is our bathroom downstairs. The surveyor did not mention any dry rot in our loft. Does that change your advice or do you think these timbers are still structurally important? To be clear, we were not going to go in with a multi tool in the property, it was just an issue we were going to raise with the landlord.

 

[Willsa]

I'm confused. I don't see any timbers in the photos, only the masonry of the bathroom....

 

[Cubist]

Clearly I misled myself with the sloping ceiling and assumed the room was on an upper floor under the roof space. That aside, I'm puzzled by the very presence of those timbers in a ground floor masonry structure. Do you know their purpose and whether they support anything above?

 

[Willsa]

It's most likely to be one of the Brown bathroom molds, since it's right next to the shower and looks like is getting water-spray or constant run of water from that cill.

I've seen those brown molds grow proper picture - perfect mushrooms in the shower in the student digs!

 

[HappyClappy]

Clearly I misled myself with the sloping ceiling and assumed the room was on an upper floor under the roof space. That aside, I'm puzzled by the very presence of those timbers in a ground floor masonry structure. Do you know their purpose and whether they support anything above?

So this is a converted flat. There is anything one floor basement flat, another one floor flat above it and then the two floor flat we want to purchase above that (so a four floor structure in total). This bathroom is on the first floor of the flat (third floor in the structure) we want to purchase. As far as we can see, there is nothing above the bathroom i.e. no bedrooms etc. Just looks like a roof. I am sorry if this isn't explained properly I am an absolute layperson!

The surveyor just suggested it could be dry rot, to check with a multi tool and to reject the offer if it is dry rot. Obviously this has upset us because we really do love this property so unsure of how to proceed. I really appreciate your responses so far!

 

[HappyClappy]

It's most likely to be one of the Brown bathroom molds, since it's right next to the shower and looks like is getting water-spray or constant run of water from that cill.

I've seen those brown molds grow proper picture - perfect mushrooms in the shower in the student digs!

So it's actually a bath with a shower head which is located not far from it so this could be the case! How do we find out for sure without obviously drilling holes?

 

[Cubist]

Sounds to me that at some point in the buildings life the loft has been converted to living space. Those timbers may therefore be integral to the structure of the roof and also therefore the accommodations in the top floor. I would consider getting a local specialist to make an independent assessment and supply an estimate for any corrective works before making a final offer.

 

[Cubist]

Can we be clear please or should I go and talk to my optician?

In the first photo there appears to me to be a badly damaged and much painted timber post in the the corner of the room. The second photo provides a close up of the same damage. Am I seeing things that are not there? And, why would even a halfway competent surveyor suggest dry rot in anything other than timber?

 

[Willsa]

Same as Cubist:
Happy, is there a chunky timber you can access/see?

Without drilling (even then I'm not sure what that would tell you! ):
Door frames?
Window frames?
Boxing-in under the bath?
Wooden cupboards?
Boxed-in boiler cupboards?

Can you see them and are they sound?

 

[Willsa]

Cubist, it sounds like one of "those" surveyors...

In the first pic the wall next to the shower is soaking wet with tide marks - doesn't look like timber to me, and even if it was, I'm sure any "Dry" rot would have drowned in that.
I'd put my top dollar on it being a mold or wet rot as the worst.

I did manage to buy a house with pretty extensive dry rot but, to my defence, I didn't view it. Don't view houses - saves all this pondering and worry!

 

[HappyClappy]

Same as Cubist:
Happy, is there a chunky timber you can access/see?

Without drilling (even then I'm not sure what that would tell you! ):
Door frames?
Window frames?
Boxing-in under the bath?
Wooden cupboards?
Boxed-in boiler cupboards?

Can you see them and are they sound?

Hi Willsa and Cubist, thank you for your replies!

I have taken some more pictures, one further away to give you an idea of the bathroom. The surveyor said the bathroom was masonry not timber so does dry rot not affect masonry?! We also get a lot of black mold on the windowsill but that's probably because there is no ventilation in the bathroom. The surveyor also suspected dry rot because he said the flooring near the bathtub was sunken in.

We don't have any boiler in the bathroom, but we do have two wooden cupboards. One has rot in it at the bottom on one end but the other end is fine.

We already had an offer accepted on the property and have instructed lawyers. The estate agents told us the property would cost around £20k to bring up to standard (the roof also needs replacing!) and was priced accordingly. They also mentioned that the seller would not budge on the price regardless of any survey results we would get which did make me suspicious at the time!

 

[Lacan07]

Can we be clear please or should I go and talk to my optician?

In the first photo there appears to me to be a badly damaged and much painted timber post in the the corner of the room. The second photo provides a close up of the same damage. Am I seeing things that are not there? And, why would even a halfway competent surveyor suggest dry rot in anything other than timber?

I'm with you, what the hell is the surveyor going on about?

Man finds rot in a bathroom shock horror. I think I might set myself up as a surveyor and people can pay me £500 a pop for wandering round properties and telling them jack sh*t.

 

[Stevers]

That post looks to be MDF (Massively Damp Fibreboard). A poor choice of material for any bathroom or kitchen that is not just for display.

 

[a twig]

The estate agents told us the property would cost around £20k to bring up to standard (the roof also needs replacing!) and was priced accordingly. They also mentioned that the seller would not budge on the price regardless of any survey results we would get which did make me suspicious at the time!

As a seller I have been messed around in the past with dodgy surveys and low ball offers so have done something similar in the past - it’s not necessarily suspicious. If as a seller you have accepted that the house isn’t up to scratch and already lowered accordingly then perfectly reasonable not to go further in my opinion.

 

[HappyClappy]

As a seller I have been messed around in the past with dodgy surveys and low ball offers so have done something similar in the past - it’s not necessarily suspicious. If as a seller you have accepted that the house isn’t up to scratch and already lowered accordingly then perfectly reasonable not to go further in my opinion.

I do agree with you twig, we actually did think the property was reasonably priced given its condition and that's why we were happy to pay the price that we agreed. It's just this dry rot stuff and the surveyor saying don't go ahead has thrown us for a loop!

 

[Lacan07]

As long as its not structural it's fine, I mean you're probably going to rip the bathroom out and start again at some point. Then you'll see whats behind those tiles. Have you been to view the outside of the house / flat when its raining? I would check the guttering above that window. Folk round here with timber frame houses may say otherwise but dry rot is often used as a scary monster to fleece old grannies. As long as the causes of the damp are fixed, and the structural integrity of the timber in question isn't compromised, it's fine. Everything needs moisture to survive.

The other thing you could do is get a 2nd opinion, just for peace of mind.