New home survey - do I have any come back?

angela90

I moved home 2 months ago and paid extra to get the full homebuyers report which graded both the heating and hot water systems and the water and plumbing and the central heating as 1 (the highest available meaning that no immediate repair or replacement is necessary). The report does say "although i have not carried out any tests I saw no evidence of any defects....."

Sine we moved in we've had problems with rust in the hot water. After drainign the system etc we have found that the back boiler is totally corroded and rusted and needs to be replaced which will require the fireplace to be ripped out.

Do I have any rights against the surveyor?

thanks for any help offered.

Angela

DVardysShadow

Take photos of any external evidence, while you research the problem

poppysarah

Sounds a bit like "I've not looked at it but it looks ok" which is utter nonsense of course.
All reports defer to specialists anyway. Does yours not say "seek advice from heating expert/wiring expert/damp expert"?

DeadCat

I think it would have reasonable for the Surveyor to comment that the back boiler was hidden and therefore could not comment on its condition. He should then have recommended an inspection by a heating and plumbing engineer.

In the Surveyor's defence it would have been impossible to warn you of the condition of the boiler as it is not within the terms and conditions of the survey to carry out tests or open-up areas for inspection.

Unless the rusty water is very obvious when you run the tap I think you have little comeback against the Surveyor.

PasturesNew

They should charge just £50 for these reports and simply say: "I stood in the hallway with my eyes closed, nothing fell on my head."

lincroft1710

It may not be possible to do a simple replacement with a back boiler. I'm not sure of the exact ruling, but I was unable to replace mine and had to have a wall mounted condensing boiler in a different room.

lincroft1710

Found this from 2007 which may mean you may be OK. I have a semi, so easy to fit boiler to outside wall :

Building Regulations allow for conventional back-boilers (ie gas fires with boilers, fitted in fireplaces) to be replaced like-for-like in situations where it would be difficult to fit a new condensing boiler against an outside wall. The exemption formula is worked out on a points basis, with 1000 points being required to allow replacement with a similar back boiler. A mid-terrace house starts with a points score of 640, and a flat with 710. Moving the boiler to a different room with an outside wall (usually the kitchen) incurs another 350 points. If the property has cast-iron drainage pipes - which would be damaged by the acidic discharge from a condensing boiler - then it would be necessary to install a soakaway at ground level to accept the condensate, and this adds 100 points.

Should the new boiler position require a flue longer than 2 metres, this adds another 200 points. So in many cases the 1000 points total is easily achieved, and a replacement conventional back boiler would be perfectly acceptable.