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Building surveyor's report
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cherry76
Posts: 1,088 Forumite
Received my surveyor's report today and it is giving me the creep. I do not know what to do? It is going to cost loads. This bit worries me or do surveyors mention this to cover themselves?
" Conclusion, there is no indication that the house has been affected by movement of the foundations to date, but the nature of the sub-soil does present a risk and it is essential that you maintain full insurance cover for subsidence and heave on the property at all times".
Sorry to bore you, can somebody check this for me. Are these the norm in a building survey report. Not sure whether I am allowed to post, my apologies if I am not.
Works requiring urgent attention £
Investigate and repair the leaking valley gutter and replace broken tile. Re-
plaster walls internally.
900
Investigate and rectify the damp affecting the rear left of the living room
including re-rendering, horizontal and vertical damp proof courses and
checking the floor for rot
2000
Re-wire the main body of the house 2900
Total 5800
Works within the next 12 months
Replace the rainwater goods 750
Re-render the side of the rear elevation 1250
Repair cracked stone window cill 50
Repaint external joinery including replacing rotten elements, and rear
elevations including making good cracks.
1300
Replace the flashings to the extension flat roof 500
Replace the rainwater goods
Re-render the side of the rear elevation
Repair cracked stone window cill
Repaint external joinery including replacing rotten elements, and rear
elevations including making good cracks.
Replace the flashings to the extension flat roof
Adjust the rear double doors
Replace the rear bedroom window
Clip bath waste pipe
Cap and ventilate redundant flues
Insulate and ventilate main roof
Improve security at rear
Replace gas meter box
Works required within 5 years
Replace kitchen floor in concrete 3500
Replace remaining older timber windows and kitchen door 2300
5300
Not including internal redecoration. Figures exclude VAT.
What can I negotiate with the seler, obiously not the work to be done within 5 yrs. Thanks
" Conclusion, there is no indication that the house has been affected by movement of the foundations to date, but the nature of the sub-soil does present a risk and it is essential that you maintain full insurance cover for subsidence and heave on the property at all times".
Sorry to bore you, can somebody check this for me. Are these the norm in a building survey report. Not sure whether I am allowed to post, my apologies if I am not.
Works requiring urgent attention £
Investigate and repair the leaking valley gutter and replace broken tile. Re-
plaster walls internally.
900
Investigate and rectify the damp affecting the rear left of the living room
including re-rendering, horizontal and vertical damp proof courses and
checking the floor for rot
2000
Re-wire the main body of the house 2900
Total 5800
Works within the next 12 months
Replace the rainwater goods 750
Re-render the side of the rear elevation 1250
Repair cracked stone window cill 50
Repaint external joinery including replacing rotten elements, and rear
elevations including making good cracks.
1300
Replace the flashings to the extension flat roof 500
Replace the rainwater goods
Re-render the side of the rear elevation
Repair cracked stone window cill
Repaint external joinery including replacing rotten elements, and rear
elevations including making good cracks.
Replace the flashings to the extension flat roof
Adjust the rear double doors
Replace the rear bedroom window
Clip bath waste pipe
Cap and ventilate redundant flues
Insulate and ventilate main roof
Improve security at rear
Replace gas meter box
Works required within 5 years
Replace kitchen floor in concrete 3500
Replace remaining older timber windows and kitchen door 2300
5300
Not including internal redecoration. Figures exclude VAT.
What can I negotiate with the seler, obiously not the work to be done within 5 yrs. Thanks
0
Comments
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" Conclusion, there is no indication that the house has been affected by movement of the foundations to date, but the nature of the sub-soil does present a risk and it is essential that you maintain full insurance cover for subsidence and heave on the property at all times".
standard caveat used by every surveyor where they know the property is on soil which THEORETICALLY can be subject to subsidence. Applies to vast numbers of houses throughout the UK, eg. anyone living in or around London on London Clay. Ask the neighbours if they know of anyone who has actually had subsidence. get a dummy quote off an insurnance company and see what their attitude to that location is, some may refuse to quote at all, others will quote at a big/small/indifferent price
appears the plaster is damaged because of water ingress. Certainly a case for price reduction - shows neglect by the vendorWorks requiring urgent attention £
Investigate and repair the leaking valley gutter and replace broken tile. Re-
plaster walls internally.
900
Appears the survey is saying the house is actively damp but no surveyor will ever identify the cause and full extent during a buyer's survey. Certainly a case for price reduction - shows neglect by the vendor. £2k seems cheap if it really is that badInvestigate and rectify the damp affecting the rear left of the living room including re-rendering, horizontal and vertical damp proof courses and checking the floor for rot
2000
IEE regulations recommend rewiring every 10 years. Without having seen the age of the wiring myself I assume the surveyor is playing safe and gives a standard caveat. If I was the vendor I would resist price reduction unless you can establish the exact date of the wiring, but even so it still works don't it! Someone will eventually have to do the rewire but why should it be the vendor? (or you!)Re-wire the main body of the house 2900
Total 5800Works within the next 12 months
Repaint external joinery including replacing rotten elements, and rear
elevations including making good cracks.
1300
Again this suggests vendor neglect (lack of painting allowing rot). The vendor should be made to pay for this
can't say without seeing the property for myself, again if flashings are visibly gone then that's neglect. rendering and rainwater goods is wear and tear - depends how old the house is and how long the vendor has lived there themselvesReplace the rainwater goods 750 Re-render the side of the rear elevation 1250
Repair cracked stone window cill 50 Replace the flashings to the extension flat roof 5000 -
So in next 5 yrs you're going to be spending min £20K inc VAT, maybe £25K even £30K. Does agreed purchase price reflect this? If similar "perfect" properties have sold for similar then no, but if for a lot more then yes. You can try to negotiate whatever you want to. Remember it's your money and this will be your home for next ? yrs, be ruled by your head, not your heart.If you are querying your Council Tax band would you please state whether you are in England, Scotland or Wales0
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