Homebuyer Survey Dilemmas

fdl8

Hi Everyone!

I am in the process of buying a cottage built circa 1850 for £247k (the top of the budget). Everything has been going fine and both I and the vendors want a quick sale, which is ideal for me as my rental agreement is up at the end of the month.

The survey arrived today and has thrown up more issues than I expected. Obviously, the age of the property meant there were going to be some things that needed to be looked at but I am now concerned how long it will take to get quotes for these things and how much they will cost.

The urgent matters are:

* Obtain quotes for removing the render below the damp proof course
* Obtain quotes for comprehensive overhaul of asbestos based slates and repair of roof coverings
* Obtain quote for installation of proper flashing around chimney stack
* Obtain quotes for repairing/replacing the render (hollow in places)

For further investigation:

* Electrical inspection
* Heating inspection (if not carried out in last 12 months)

Maintenance considerations:

* Strengthen roof timbers
* Remove plant growth from walls
* Repoint and install weep holes to the retaining walls
* Test the gas supply

We thought the place was perfect when we had our viewings but we are obviously no experts! Are these things real cause for concern? Should we get a range of quotes? How much is all this likely to cost?! So many questions...

Any thoughts or opinions would be gratefully received!

Thanks!

G_M

Was this a full survey? In which case there should be a lot of detail on each item and what is wrong. Some of these don't necessarily indicate a problem, just a test - this could be to cover the surveyer's backside, or there may be detail saying why it is needed.

* Obtain quotes for removing the render below the damp proof course
Is there actually any mention of damp? Does't sound too bad and probobly recommended as damp can 'climb' the render to breach the dpc - DIY?
* Obtain quotes for comprehensive overhaul of asbestos based slates and repair of roof coverings
Sounds serious - anything with asbestos is potentially dangerous and needs specialist contractors
* Obtain quote for installation of proper flashing around chimney stack
£100 - £300 from roofer?
* Obtain quotes for repairing/replacing the render (hollow in places)
Could be expensive if it's extensive render

For further investigation:

* Electrical inspection
Needed why? Is there reason to believe the electrics are old/dodgy? If the wiring is very old (ie 1950s rubber which de-composes) then yes, re-wiring may be needed (£1-3K?). Take a look at the fittings/switches. How modern are they?
* Heating inspection (if not carried out in last 12 months)
Does the heating work? Go round and ask the owners to demonstrate!

Maintenance considerations:

* Strengthen roof timbers
What!? Why? Does the surveyer say the roof is dangerous? Has the roof not been there since 1850? Or do the timbers have rot? Or are these 'asbestos' tiles some kind of recent extra-heavy replacement (unlikely - they haven't used asbestos for decades!)
* Remove plant growth from walls
OK - not too expensive to cut back
* Repoint and install weep holes to the retaining walls
Errrr - I thought the walls were rendered? Sorry, no idea what a weep hole is
* Test the gas supply
Again, ask for a demonstration. Has surveyer actually found indication of a problem or is he just absolving himself from any future problem (probobly!)

I'd be inclined to ring the surveyer and discuss - often they will tell you a lot more 'off the record' about how serious a problem is/isn't.

Asbesto tiles, new render if extensive and re-pointing if extensive sound like the 3 potentially costly items to find out more about.

After getting better info out of the surveyer, get builders/roofers to take a look. Preferably get quotes not estimates. These should be free (after all, the builder wants the work after you've bought the house!)
Talk to the seller (direct if poss rather than via agent) to explain your concern and get their cooperation to allow builders access. They want a quick sale so should cooperate. If they don't, take care. Maybe they know something about the extent of the problems which they prefer you to find out after the sale is complete......