* Full structural survey results are in* Advice please

CharleneUK wrote: »

Hi all, here are a summary of a building survey I had carried out a week ago:
(I have a FTB thread, but would like some more opinions/advice please, thanks Doozergirl for all help so far! :j)

This is long, so please just read the summary if you don't have time, but can offer some help!

Here is a summary:

Obtain builders quotations in regards to providing lead counter flashings to flat roof, repairing the firewall in the roof space, external render repairs and making good, providing additional airbricks to the sub floor and repairs to the front boundary wall.

In the absence of proof that building regulations consent was obtained for removing the load bearing wall to the lounge/diner, obtain a report and a recommendations from a chartered building surveyor or structural engineer or chartered building surveyor in respect of the springy bedroom floor.

Obtain a report and recommendations from a specialist damp proofing contractor or chartered building surveyor in respect of the damp to the lounge/diner.

Obtain a report and recommendations from an accredited surveyor/laboratory or licensed asbestos removal contractor in respect of the textured coating to the ceilings.

Obtain a report and quotation from a builder or drainage contractor in respect of the access chamber and cover.

Consider an NICIEC Electricians report of the electrical system
Consider a CORGI Engineers report of the gas/heating system.

Conclusion:

We can only assume the property conformed to the relevant building town planning regulations at the time of construction.

The property under review is generally in fair condition but some matters are apparent where the full extent of which cannot be determined without further investigation. Providing those investigations are undertaken and reveal levels of disrepair that are acceptable to you, and the repairs as recorded are carried out and the property properly maintained in the future it should provide a suitable investment.


Much of the same, except more detailed:
There are two or three small fruit trees planted close enough to the property in the rear garden. These are potentially close enough to cause damage to the walls and we would advise that they are removed or replanted well away from the building.

Flashings:

You should obtain builders quotations for providing lead counter flashings to the flat roof prior to purchase.


Pitched roof/s:
The slopes to the valley and the valley gutter could not be seen from any vantage point.

There is no obvious evidence to indicate any weakness in the timbers making up the main roof structure.

The roof over the two storey rear two storey extension could not be seen from any vantage point therefore we cannot comment on it's condition. This is another reason you should consider having a further inspection with a builder attending.

We noted a timber canopy roof covered with corrugated plastic sheeting over the entrance door. This is poorly made and in poor condition. you should budget for having it removed or replaced.


Gutters:
There were no obvious defects but as the weather was dry at the time of inspection we cannot confirm that the other gutters do not leak


Downpipes:
As it was not raining at the time of our inspection we cannot state that the downpipes are watertight.


External walls:
The render to the single storey rear extension is missing around the rear corner, exposing the blockwork beneath and this will cause damp internally unless repaired promptly

The rendered drip to the left flank is missing/damaged in parts and requires repair

The hole where the bathroom waste passes through the wall is too large and requires making good.
ACTION:
We would advise you obtain a builders quotation for render repairs and making good prior to purchase. However, read in conjunction with our comments below in section 13.


Damp course:
There are two airbricks to the front elevation, but none elsewhere. It is important that timber ground floors are properly ventilated. It is likely that the house originally had airbricks to the rear allowing cross ventilation of the floor and that these have been blocked when the extensions were built. It will be necessary now to provide additional airbricks to the flank otherwise rot and damp may ensure.
ACTION: We would advise you obtain a builders quotation for providing additional airbricks to ventilate the sub floor prior to purchase.

Structural movement:
It appears the load bearing wall has been removed and we would expect an adequate beam to have been provided. It is not possible to examine any beam without laying the floor or ceiling open, but we noted that the rear bedroom floor was unusually springy which may indicate that the beam does not adequately support the floor joists.

ACTION:
Obtain a report in respect of support to the first floor prior to purchase unless the vendor can show that building regulations consent was obtained for removing the load bearing wall.


Rising dampness:
There were significant high readings obtained in the skirtings and walls to the lounge and diner. Without extensive investigations we cannot conclude whether this is rising damp or not, particularly since any damp proof course has been bridged by the external render.

ACTION: We advise you either obtain a report and quotation for remedial works from a specialist damp proofing contractor prior to purchase or that you have a surveyor undertake further investigations and provide a report prior to purchase, the latter will require the consent of the vendor and may involve some destructive testing. There are advantages and disadvantages to each which we would be pleased to discuss with you.

Asbestos:
ACTION:
Obtain a report and recommendations in regards to the textured coatings to the ceiling prior to purchase.

The foul drainage system:
There is an access chamber in the front garden. The chamber has a cast iron cover which has cracked into a number of parts and whose handles are missing. It could not be safely lifted so we cannot report on the drainage. The damaged cover should be replaced and the chamber inspected.


ACTION:
We would advise you have a builder/specialist lift the damaged cover and report on the condition of the chamber, then provide a quotation for replacing the cover and any other necessary work prior to purchase.

Fences, walls and hedges:
The front boundary wall has course missing leaving the top course with its frog (indentation) uppermost. This will encourage frost damage and another course or courses should be laid frog up to reduce this

ACTION:
We would advise you obtain a quote to repair the front boundary wall prior to purchase.

Sorry if there are loads of mistakes, but I'm rushing this before I leave for work!! Any experience/advice/ideas on how much these will cost and if I need to get the solicitor involved, if anything is extremely urgent etc.

There was also something about the firewall missing some bricks, so a fire could easily spread from home to home.


Our conclusion is that the urgent things are: Rendering, and the problem with the load bearing wall being removed, leading to upstairs bedroom floor being springy.

Everything else can wait? What we're going to do is get a builders quote on most things, then ask the vendor to pay for the rendering and springy floor problem. Does this sound reasonable? We will probably do the rest of the work ourselves once we've moved in!