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  • FIRST POST
    • EddyBaloch
    • By EddyBaloch 11th Sep 17, 4:45 PM
    • 59Posts
    • 10Thanks
    EddyBaloch
    Drainage issues identified
    • #1
    • 11th Sep 17, 4:45 PM
    Drainage issues identified 11th Sep 17 at 4:45 PM
    Hi all,

    I am a first time buyer and would really appreciate some help.

    The property I am buying had some internal cracks on the roof of first floor throughout. No cracks on the outside so it seemed like a simple re plastering. It is a 1950s semi detached house. One previous owner.

    Our surveyor conducted a RICS building survey (awaiting full report) gave the following verbal feedback:

    1) House has slight movement but all houses movement. However,
    2) guttering on one flat roof portion is damaged and water may have been going into the soil (clay) which might have caused movement. A Drains survey is recommended before you buy.
    3) Noticed some traces of soil in manhole as well so there is a risk that drains might be damaged. Once again, Drains survey is recommended

    Other than above, roof condition, attic, outside is in excellent condition.

    I have lived in flats and don't have any family/ friends who own/live in houses so I am really confused where to go from here.

    Can someone suggest where to book a Drains survey?

    Or should I just stay away from the property all together and not bother? We really liked this property and it would be difficult to find another one in budget in this location.

    Thank you in advance.

    Eddy
Page 1
    • G_M
    • By G_M 11th Sep 17, 5:03 PM
    • 41,950 Posts
    • 48,553 Thanks
    G_M
    • #2
    • 11th Sep 17, 5:03 PM
    • #2
    • 11th Sep 17, 5:03 PM
    If the problems originated with the gutters as suggested, budget couple of hundred £ to ficx the gutters. Might be less. Then wait for the soil to dry out once gutters divert water away.

    How much 'soil' did he see? a little is not unusual. A lot could indicate a cracked drain. Ask him.

    Google drain survey for local companes. shop round - the bg nationals will charge £100+ per hour........
    Last edited by G_M; 11-09-2017 at 6:36 PM.
    • EachPenny
    • By EachPenny 11th Sep 17, 5:27 PM
    • 2,920 Posts
    • 5,304 Thanks
    EachPenny
    • #3
    • 11th Sep 17, 5:27 PM
    • #3
    • 11th Sep 17, 5:27 PM
    3) Noticed some traces of soil in manhole as well so there is a risk that drains might be damaged. Once again, Drains survey is recommended.
    Originally posted by EddyBaloch
    To me, soil in a manhole usually indicates either a poorly fitting cover, or the manhole brickwork needing repair.

    Google drain survey for local companes. shop round - the bg nationals will charge £100+ per hour........
    Originally posted by G_M
    I agree with G_M, try to find a local company, particularly one specialising in surveys rather than blockage removal. The big companies will often insist on jetting the drain before doing the CCTV survey (for obvious reasons) but you want the survey to show the condition of the pipes how they are in usual operation, not just after they have been blasted with several hundred psi of water. Details of exactly where cracks and other damage to the pipes is located will only be clear after jetting, but for your purposes you need to see the evidence of what, if anything, is actually wrong.

    It is also often worth contacting the local council - many have their own CCTV equipment and will carry out surveys for a lower cost than the big companies.
    "In the future, everyone will be rich for 15 minutes"
    • camptownraces
    • By camptownraces 11th Sep 17, 5:39 PM
    • 311 Posts
    • 188 Thanks
    camptownraces
    • #4
    • 11th Sep 17, 5:39 PM
    • #4
    • 11th Sep 17, 5:39 PM
    As Each Penny says above.
    OP said there were "cracks in the roof"(?) Where exactly?
    These are not likely to be linked to drain problems, damaged or leaking gutters are more likely.

    Drain surveys are done with CCTV cameras looking for cracks in old clay/terracotta sewage and drain pipes. They are not intrusive, so no reason why the vendor should refuse permission for this. If cracks are found they can usually be fixed by lining the pipe(s) with a plastic liner.

    Depending on where you are, the Water Company may also be able to price up a drain survey.
    • ProDave
    • By ProDave 11th Sep 17, 5:42 PM
    • 415 Posts
    • 489 Thanks
    ProDave
    • #5
    • 11th Sep 17, 5:42 PM
    • #5
    • 11th Sep 17, 5:42 PM
    You are not going to find a 60 year old house in perfect condition.

    This one sounds like the surveyor was generally happy with the condition of the house but he has concerns about the drains and gutter.

    Get some quotes to get the repairs done, perhaps re negotiate the price a little. Buy the house, get it fixed and enjoy living there.
    • EddyBaloch
    • By EddyBaloch 11th Sep 17, 7:30 PM
    • 59 Posts
    • 10 Thanks
    EddyBaloch
    • #6
    • 11th Sep 17, 7:30 PM
    • #6
    • 11th Sep 17, 7:30 PM
    Thank you so much for your replies.

    Cracks are on the ceilings of rooms and bathroom on first floor. urveyor said that normally it would be okay but all things considered in this particular property he is concerned. There is a chance that the water may be going in the ground for a long time thereby causing the ground to soften and house to move.

    I am just considering what is the worst that can go wrong with the property.

    Thanks for the tips on CCTV survey. I will sort that out first and see what the results are.
    • EddyBaloch
    • By EddyBaloch 11th Sep 17, 7:32 PM
    • 59 Posts
    • 10 Thanks
    EddyBaloch
    • #7
    • 11th Sep 17, 7:32 PM
    • #7
    • 11th Sep 17, 7:32 PM
    If the problems originated with the gutters as suggested, budget couple of hundred £ to ficx the gutters. Might be less. Then wait for the soil to dry out once gutters divert water away.

    How much 'soil' did he see? a little is not unusual. A lot could indicate a cracked drain. Ask him.

    Google drain survey for local companes. shop round - the bg nationals will charge £100+ per hour........
    Originally posted by G_M
    He said guttering definitely needs to be replaced with UPVC. But main concern is that water may have been going into the ground for a long long time.
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