Survey - advice please!

poppysocks1

Hi

We had the full building survey results back today, and the summary page below listed the following items as needing to be dealt with (there were other minor things throughout but too many too list, and just general wear and tear so not particularly worried about it).

I dont know how much this may cost to do, and if we should be looking to renegotiate the offer price or accept the house as it is. I am a FTB by the way. Any advice is appreciated.

· Remedial work is required to the stonework, particularly to the front elevation on the bay window where water damage has caused deterioration. Some replacement stonework may be required.

· The front bay window roof requires replacing as it has deteriorated and is causing problems to the stonework.

· Further maintenance work is required to the stonework to external garden walls.

· There is evidence of damp penetration to timber floor joists adjacent the kitchen and this looks to be most likely from the water pipe. Further investigation is recommended.

· The chimney breast has been removed at first floor level to the rear extension and the chimney stack above is now inadequately supported. Further strengthening works would be recommended.

· The rainwater gullies to front and rear require remedial work and the location of the gullies adjacent air bricks is a vulnerable area.

· The electrical system to the property looks to be very old and a number of works have been carried out including the provision of recessed down lighters to wet areas. It is recommended that this system is fully tested and reported on by a suitably qualified electrical engineer. ( I have had a telephone quote to get the house rewired of £2,000 - £2,500 for this by the way).

· The party walls in the roof space have a number of faults to them and repointing works are required to ensure that the fire resistance and sound insulation is maintained.

I have also added my own point that I feel a bit unsettled about - mainly due to the thought of rats under the floor boards im afraid! -

One should note that also within the floor void there is evidence of rat droppings which one would actually expect with a property of this age. The floor void is approximately 800 mm deep and therefore other areas can be accessed to carry out remedial works in the future should this be the case.

Thank you very much, I look forward to receiving your responses.

TroysMum

poppysocks1 wrote: »

Hi

We had the full building survey results back today, and the summary page below listed the following items as needing to be dealt with (there were other minor things throughout but too many too list, and just general wear and tear so not particularly worried about it).

I dont know how much this may cost to do, and if we should be looking to renegotiate the offer price or accept the house as it is. I am a FTB by the way. Any advice is appreciated.

The remedial works required here are quite extensive and will require some serious funds as you have found from just getting a quote for the electrics.
You should definatly be going in with a reduced offer without a shadow of a doubt.


· Remedial work is required to the stonework, particularly to the front elevation on the bay window where water damage has caused deterioration. Some replacement stonework may be required.



· The front bay window roof requires replacing as it has deteriorated and is causing problems to the stonework.

Depending on the size of the roof and if its at first or second floor will impact on the cost of the works

· Further maintenance work is required to the stonework to external garden walls.

This is quite possibly an item that can wait until funds are more fourthcoming shall we say!

· There is evidence of damp penetration to timber floor joists adjacent the kitchen and this looks to be most likely from the water pipe. Further investigation is recommended.
Once the leak is loctated, remedial works maybe required to the joists depending on the actual damage

· The chimney breast has been removed at first floor level to the rear extension and the chimney stack above is now inadequately supported. Further strengthening works would be recommended.

This could be quite a job, possibly requiring some steel beams being put in place.

· The rainwater gullies to front and rear require remedial work and the location of the gullies adjacent air bricks is a vulnerable area.

Remedial work??? Replacing?? Rather vague, whats the deteororation?

· The electrical system to the property looks to be very old and a number of works have been carried out including the provision of recessed down lighters to wet areas. It is recommended that this system is fully tested and reported on by a suitably qualified electrical engineer. ( I have had a telephone quote to get the house rewired of £2,000 - £2,500 for this by the way).

Sounds about right

· The party walls in the roof space have a number of faults to them and repointing works are required to ensure that the fire resistance and sound insulation is maintained.

Not quite sure about sound insulation in the roofspace unless its a room in the roof? Fire resistance yes, this I imagine from the sound of it is something you could do yourself with some mortar and the correct tool to ensure there are no gaps through the party wall

I have also added my own point that I feel a bit unsettled about - mainly due to the thought of rats under the floor boards im afraid! -

One should note that also within the floor void there is evidence of rat droppings which one would actually expect with a property of this age. The floor void is approximately 800 mm deep and therefore other areas can be accessed to carry out remedial works in the future should this be the case.

Thank you very much, I look forward to receiving your responses.

I'm not sure if I've been much help just trying to help you get a feel for the scope of the works.
There does seem to be quite some works to do.

Whats an FTB by the way?? Sorry!!

poppysocks1

Thank you so much, that is really helpful. FTB is first time buyer, just quicker to type!!

That is helpful re the roof as that could be one thing off the list.

The surveyor did give us some quotes actually, so must re read them, I hadnt realised before I posted and some work seems more expensive than i thought, but i am more concerned about if we price out the quotes for work then ask for a reduction off the offer price, or if we share the costs 50/50 or if i should even ask at all.

New to this and i dont want to get it wrong, its such a headache!

TroysMum

Of course FTB...duh! I knew it was a silly question!
I would most definatly be asking for the price for the cost of the works off the house.
If you are mortgaging the banks are going to pick up on this and I doubt they will lend you the amount based on the works required, but that all depends on how much your mortgage is to the cost of the house.

It is such a headache but you must stay focused and not let your heart rule your head...easier said than done I know.

cherry76

I can tell me you my estimates for 1 chimney breast support & 1 chimney breast removal are going to cost nearly 5k. Builder said 6 days work and very messy. My mum said the same thing I should not let my heart rules my head, but I took no notice of her and still go ahead. I just hope I will not live to regret it. Got only 5k form sellers, I reckon I will have to spend another 5k now and another 5k within 12 months. You should go 50/50 for immediate works.

benyboy

You should also consider that you might need to gain building regulations approval if you are proposing structural and thermal envelope alterations (i.e. insulation) depending on how major the work is.

If you have to do any structural work on the party wall, you will also need to serve a party wall notice on your neighbour.

This things might increase your costs for professional fees.

poppysocks1

I should have updated this - just to let you know the vendors pulled out after we had the survey done - so we dont need to do anything now, but thanks for all your responses!