Homebuyers survey - what should i do now?

stustu92

We've had a homebuyers done on a 3 bed semi we really want to buy. We are on quite good terms with the vendors.

The problem is that the homebuyers survey had pointed out that the patio area to the rear of the house has been raised in recent years. This is either hiding air bricks into the underfloor void, or there is no ventilation to the underfloor void.

Work recommended is to either lower the patio and/or install adequate ventilation to the underfloor void.

The problem is that the patio area is enclosed by a wall and the rest of the garden is accessed by some steps at the end of the patio, so lowering the patio might mean getting rid of the wall etc.

Also highlighted is the main flue in the chimney is not in use and is recommended to be capped. is this normal practice and how much should this cost?

So we don't know what to do now?

Like i said were on good terms with the vendors so how do i approach them about this problem?

We're not in a chain as we're living with parents and the vendors have another house to go to (they've been renovating it).

All advice appreciated.
Stu

silvercar

My buyers have just had a survey done on my house that said the driveway is too high and air bricks have been blocked.

The driveway was redone (and possible raised 2-3 inches) a few years ago but we did check that there were sufficient air bricks. If the surveyor had looked properly he would have seen other bricks at the side of the property.

I would speak to the vendors they may be able to locate sufficient other air bricks in other places. Or suggest where an airbrick could be placed without messing with the patio. To place new airbricks, if there is a suitable site, is just a matter of hammering out the existing wall and putting in airbricks.

Capping chimneys shouldn't cost much - just prevents drunk birds falling down the chimney. Make sure Santa has visited first though.

Ian_W

Hi stustu,
Underfloor ventillation is very important, otherwise the joists and floor boards are likely to rot which is not a good situation, to say the least!!

Is there no potential to put extra air bricks at the side and front? If there is that might be a less costly option than lowering the patio. Only other concern would be whether the height of the patio is above the damp proof course? This could allow rising damp on the wall concerned, though would have expected that to be mentioned in the survey.

No experience of "capping" a chimney flu but as it's not structural I wouldn't have thought it too expensive, be surprised if it was more than low hundreds rather than a lot of money.

As you're on good terms with the vendor I'd speak/visit them and show them a copy. Suggest you then get their agreement to a local builder having a look with a view to a quote for both "problems". Best a builder you know or is recommended by friends/family, usually they'll give you a free estimate.

Once you know what can be done to remedy and how much it will cost you should seek some adjustment to the price to reflect this. After all the same probs will come up on any buyers survey so unless they're rectified the vendors will have to go thro' this again with any other buyer.

BoL. :xmassign:

stustu92

The survey mentioned that the level of ground outside the property was acceptable given the internal floor level.

Also the survey said "the type of damp proof course of the main house walls couldn't be determined as it was concealed within a well pointed horizontal joint at about internal floor level."

Is this something to worry about?

mbamick

We should accept that surveyors will always find issues to put in their Homebuyers Reports - they would be crazy not to, because we'd end up not bothering with them after a while.

Therefore, I'd speak to the surveyor first - and invite him to offer an estimate of the cost of remedial work, and how critical the findings are. After all you've paid him [or her] to inspect and advise - you simply want clarification on the advice given. It is only once you have this additional information, that you are in a position to decide how to move forward with the vendors.

I had a similar remark [about the patio] in a homebuyers report 12 years ago; and was also on good terms with the vendor. I showed her a copy of the report, and we agreed that the solution was to "cut away" about 4 inches of the patio which abutted the house, to allow the air to flow freely. It cost less than £100, and the vendor was happy to arrange & complete the remedial work prior to exchange of contracts.

I also concur with Silvercar about the Chimney. It shouldn't be a big or expensive job

Woby_Tide

our survey pulled up almost identical 2 items a few years back. For air bricks we just had some new ones put in at various points round the house, cost about £100. Also with capping chimneys, as it turns out we've now switched rooms from front to back recently and moved fires so capping would have meant us needing to uncap them now. We did get a quote from a builder when we first moved in, he just suggested that if we weren't overly bothered to not worry, having them uncapped with airflow is just fine, he suggested we may aswell just wait and demolish entire chminey stack in future if we ever wanted to go that way rather than do the inbetween bit.