Help with survey results!

bararah

I am first time buyer with my fiance and have had offer accepted on house. Had full building survey done which is not yet available but phoned surveyor who (apart from minor old house issues) brought up issue of some damp in beam above bay window which vendor asked for recommendation of damp proof expert, I have not yet phoned EA but I am hoping she will sort this for us. The other issue that bothers me is that there are new windows in but no lintels above any of them, surveyor said will only be a problem when next putting in next set of windows but that there is some deformation in patio door and this will need lintel. Have looked up building regs which say that from 2002 windows need to be installed by FENSA approved person who would assess if lintel needed or install sturdy enough window to handle weight, but if deformation there then can't be appropriate strength patio door can it?! Anyone any idea how much installing lintels will cost?? I will wait for full report before I panic but it's all very scary!
Also do I get electric and gas expert in before we exchange and complete or just do it when we are in? House built in 1959 and has had people living in it so I am presuming gas and electric OK.
Anyone any advice on this stage in process? The survey has freaked us out!
Thank you in advance

stebiz

bararah wrote: »

I am first time buyer with my fiance and have had offer accepted on house. Had full building survey done which is not yet available but phoned surveyor who (apart from minor old house issues) brought up issue of some damp in beam above bay window which vendor asked for recommendation of damp proof expert, I have not yet phoned EA but I am hoping she will sort this for us. The other issue that bothers me is that there are new windows in but no lintels above any of them, surveyor said will only be a problem when next putting in next set of windows but that there is some deformation in patio door and this will need lintel. Have looked up building regs which say that from 2002 windows need to be installed by FENSA approved person who would assess if lintel needed or install sturdy enough window to handle weight, but if deformation there then can't be appropriate strength patio door can it?! Anyone any idea how much installing lintels will cost?? I will wait for full report before I panic but it's all very scary!
Also do I get electric and gas expert in before we exchange and complete or just do it when we are in? House built in 1959 and has had people living in it so I am presuming gas and electric OK.
Anyone any advice on this stage in process? The survey has freaked us out!
Thank you in advance

I used to be a surveyor and I often found that full survey reports did 'freak' people out. I often had to make houses sound a lot worse than they were, in order to justify my charges and also to cover myself.

These lintels are not expensive to buy and I know builders locally who would charge £150 to £200 a window max - so I guess it would be the same in your area. Are these windows pre 2002? If so then the window company would not have had to keep to the same regs. If after 2002 they may well have misjudged the patio door.

There is no real way of knowing if the windows need a lintel above, without first exposing above the window. I would get the patio door sorted, and negotiate a further sum for the possibility of lintels above the window. It could something you could do as you go along decorating your new house - room by room, but it wouldn't put me off buying the house.

Regards
Stebiz

stebiz

In relation to the gas and electrics, this would normally be carried out prior to exchange. You may be right that people have been living there, but unless the electrics have been upgraded in the last few years it is unlikely they will be upto the latest regs. It is sensible to get the gas checked at this stage too.

Stebiz

bararah

Thank you, think we are going to be sensible and get electrics and gas checked. should we try to negotiate cost of patio lintel off price (offer accepted 3500 below asking price) or just go ahead for sake of couple of hundred. We saved with survey as full building survey was only £314 anyway because search website gave us that price and company honoured it!

poppysarah

The problem with getting things checked is unless the sellers will knock off money or get remedial work done then there's no advantage doing it before - other than knowing that the property needs £X spending on it to get it up to scratch.
Surveys should be used for negotiating down price.

keith969

There's no harm in getting the full survey done but do remember that as mentioned, surveyors have to cover themselves and so don't be surprised that they recommend you get this, that and the other checked. The danger is of course that if you get a specialist in they may be looking for work and quote you for stuff that doesn't need doing.

The buyers of my house had a full survey done, it came back saying the roof may need attention, so they got a local roofer to visit and inspect it. "Nothing wrong with your roof at all" was the roofer's verdict.