Survey results - is this serious/costly?

NickDurham

We've just had a homebuyers done on a property (we're FTB). It's come back with a few action points that I'm not sure quite how serious they are/if they're just "to be expected".

1. The damp course is too low to the side of the house and in the conservatory and we need to lower external ground levels (this would include the patio which is at the back of the conservatory I think). Is this necessary? If so, is it dear??

2. A strut was removed when the loft hatch was enlarged and there needs to be work to improve the support of the roof structure as a result.

3. rising mains pipe is of lead and needs replacing due to health/safety. They are unsure if more of the pipework will be of lead, but said it should all be checked and replaced if it IS of lead.

4. All electrical fittings need replacing (would this mean the wiring could be shoddy too?)

There are several other things, such high damp readings in several places downstairs and the windows will need replacing 'in the short term and should be budgeted for'. THe brick built outhouse has a roof that could be dangerous - it's concrete and the metal joints are corroded. BUt my mian issue is how much the work above will cost, is it necessary, etc... ANY help would be REALLY gratefully received!!

cattie

The floor needing to be lowered to stop it compromising the damp proof course is quite common on surveys. I personally would consider it necessary, as a damp problem left untreated/diagnosed does no favours to the house.

The loft joist could affect the stability of the roof, so again I'd consider that essential as you don't want a sagging roof.

Lead piping is always mentioned on surveys & not a major issue unless you want to make it so. A lot of older houses have some lead piping.

The rewiring, well this could be costly if needed. You'd need to find out when the propery was last rewired if ever. If rewiring is necessary, when the job is done properly with all wiring chased into walls, every room will need redecorating, which creates more work & expense. Rewiring could cost around £3-4k depending on where you live.

Windows, here again depends on where you live & size of windows/how many but could be in the region of £3-4k if in South East.

You need to renegotiate hard if you want to buy this property. Phone round & get some estimates from tradesmen, most are happy to give a rough idea over the phone when you explain it's a house you are thinking of buying & use this as a bargaining tool.

Remember, it's a buyers market at the moment, so don't pay a penny more than necessary, especially when expensive works are needed on house.

Thrugelmir

Did the report include a valuation for the property in its current state? Has does this differ to the offer you've made?

jamtart6

Hi nick was wondering about you thte other day. How did you get on with offer vs. valuation?

We had all of our pipes replaced and cost us £300. Windows - depends how many and how many that open - ours were around £3k

good luck with it

NickDurham

jamtart6 wrote: »

Hi nick was wondering about you thte other day. How did you get on with offer vs. valuation?

We had all of our pipes replaced and cost us £300. Windows - depends how many and how many that open - ours were around £3k

good luck with it

Hi! Well, the valuation came in at the offer, which amazed me. Having said that the surveyor indicated that if we got quotes for the work he outlined, he would reevaluate and suggest a new valuation. Problem now is that my wife has fallen for another house. It needs total cosmetic upgrading, and some sagging ceilings (plasterboard), but we went round it with a builder who said there was nothing huge - about 1.5K all in. The windows are fine. There's bound to be things that need doing, and it does need new carpets/paint job/kitchen, but nothing we can't live with and do bit by bit. The way I'm seeing it at the moment, we'd spent the same as on new windows in the other house but put much more value on it by doing the cosmetic upgrading. The other thing is we can almost certainly get it without going to the asking price (and so get it about 5K cheaper than the one we're in for at the moment). God I hate this process!!

jamtart6

oh dear! you are supposed to stop looking when you are having surveys done!! wow cant believe the valuation and offer matched!

NickDurham

jamtart6 wrote: »

oh dear! you are supposed to stop looking when you are having surveys done!! wow cant believe the valuation and offer matched!

I know!! :S and me neither! To be honest I do feel it's over the odds. Apparently, past sales in the area/street were not taken into account. I have no idea why.

My thinking at the moment is to pull out and switch houses. I know the survey [STRIKE]may [/STRIKE]will bring up issues there too, but there's just a nagging feeling that we've been done on the price... and even if they renegotiate post-survey, the damp/structural repairs and windows would need doing very soon, and we don't have that kind of money at hand. I'm feeling it's worth taking the risk on the other one and pulling out of this one... If the other one is even worse, maye the 1st one will take us back :O Doubtless they'll be hacked off with us, but you never know...

jamtart6

sounds like the right thing to do if you aren't happy in my opinion. good luck either way!

NickDurham

jamtart6 wrote: »

sounds like the right thing to do if you aren't happy in my opinion. good luck either way!

Cheers jamtart! :beer: I've appreciated your comments and interest! I'll let you know how it goes.

To be honest, the other factor is that I'll never hear the end of it if the 1st house ends up being a bad move, given that my wife loves the other one. If the 2nd one ends up being too much work and we struggle to do it all, at least it won't be my fault!:D

mlz1413

Get a private survery on the 2nd one (ie not through the mortgage company) so its done quickly and then compare them.

Just tell the 1st one that you can't afford it due to the survery - do this by letter and that will easily buy you time to get the results from the 2nd one. If the 2nd one ends up needing far more than you can afford you haven't burnt bridges with anyone and can probably re-negociated.

re the survey on 1st one, it sounds like the new patio / paving has been laid on top of the old one so is now too high. Yes you will ultimately need to remove the lot and dig down to a correct level before replacing.

an extra strut won't be that expensive and its a good excuse to increase insulation whilst your up there.

lead pipe is quite common in older properties - ensure the house has reasonable water pressure if you fancy a decent shower.

Electrical regs have changed a lot in the last few years so its unlikely any resale house will pass this, but normally the electrics are safe - I'd ask an electrician out to quote for a re-wire they will be able to say if its necessary.