Clueless in aid of Survey results deciphering

Made_Without

I know there are many similar requests, but you MSE are so on-the-ball and I honestly have no-one else to ask!

Homebuyer Survey results are in: All issues are rated 1 - no repairs currently needed (14 items :j); rated 2 - not considered or urgent (7 items - hmm); rated 3 - serious / repaired, replaced (2 items )

The two items reported as 3 are:
Main Walls - "Off key, blown and missing sections of render to all elevations. Immediate repairs will be required to the render prior to damp penetration occurring. (The render will require a high degree of future maintenance).

-Concerns re: bridging of damp proof course (dpc)- site should be lowered 150mm below level of of the damp proof course.
Dampness in left wall (under stairs) - possible when dpc was undertaken this areas was not -. Needs replastering (difficult due to electric metre).

Windows - To conservatory extension the windows have been set in timber frames. the windows are satisfactory although there is decay to the framework to the conservatory and immediate repairs will be required, any dead wood must be cut out and replaced with treated timber.

So my questions are:
- how serious are these?
- any idea of cost (small property only about 70sqm (ground floor)?
(I understand its hard to say from just the text but I dont understand some of the words! which means I am not sure what type of builders (what areas of specialism) I need to get in contact with *blush*)

- do i need a dpc specialist? a plasterer? a glazer?

- What is "render"?
-How does one 'lower the site" (this actually sounds difficult!)?

Any recommendations for builders in the Northwood / Pinner area greatly appreciated.

Thanks so much in advance

C*F

keystone

Chocolate*fish wrote: »

Main Walls - "Off key, blown and missing sections of render to all elevations. Immediate repairs will be required to the render prior to damp penetration occurring.

The Building Society / Bank will probably inflict a "retention" (ie will not release the full mortgage advance monies to you until this work has been done.

The render will require a high degree of future maintenance

Thats an opinion at this stage which may or may not prove to be the case. To answer your later question render is a cement / sand mix plastered onto the outside of the brickwork as a finish.

-Concerns re: bridging of damp proof course (dpc)- site should be lowered 150mm below level of of the damp proof course.

Ground level should be 6" (yeah, yeah OK 150m) below DPC to avoid water splashing up above DPC leading to penetrating damp. Ditto retention. Site should be lowered means just that - dig!

These two items are BOTH serious as I say the BS will take an interest until it is done because it potentially impacts on their investment.

Dampness in left wall (under stairs) - possible when dpc was undertaken this areas was not -. Needs replastering (difficult due to electric metre).

Minor - not an immediate concern.

Windows - To conservatory extension the windows have been set in timber frames. the windows are satisfactory although there is decay to the framework to the conservatory and immediate repairs will be required, any dead wood must be cut out and replaced with treated timber.

Relatively minor. When I bought my current property (24 years ago!) the survey said that there was signs of softness in the window franes "which may give rise to a futire maintenance liability". Ha Ha - they're still there and still OK. Seriously though your conservatory prolly does need SOME attention because once a wooden one starts to go it does it with a vengeance.

You need a plasterer or a rendering specialist for the outside. You can do the height reduction yourself if you have a mind. Plasterer can look at the internal bit as well near the meter. Conservatory idc will need a chippy primarily.

Any recommendations for builders in the Northwood / Pinner area greatly appreciated.

Consult friends / neighbours for recommendations.

Cheers

Made_Without

Thanks Keystone - really useful feel less clueless now!

I dont have any friend / neighbours who I could ask (sounds sad I know, but is unfortunately the case); am looking on yell.com for local builders as suggested on the Homebuying forum.

C*F

keystone

Chocolate*fish wrote: »

Thanks Keystone - really useful feel less clueless now!

I dont have any friend / neighbours who I could ask (sounds sad I know, but is unfortunately the case); am looking on yell.com for local builders as suggested on the Homebuying forum.

C*F

Even if you do not know them yet still ask the neighbours. They won't recomend anyone to a new neighbour who is likely to deliver shoddy workmanship. Surveyor (who is presumably local) might be able to give you a couple of steers. You are taking as big a risk with Yell as the mickey-mouse "bid for work" sites.

Cheers

Made_Without

Again good points (and so obvious now that I think!)

Unfortunately surveyor is off til Wednesday but I guess someone in his office will know.
Also found one company which I have heard of locally, so will try them too.

In the homebuyers thread someone just pointed out the external stuff may be covered by the lease and / or atleast cost would be shared The internal and conservatory stuff alas would all be me

The digging up in particular sounds costly as I guess its also putting it all back nicely again too!

I hope its not 3rd time unlucky on the quest for finding a place - or a costly one!!

C*F

keystone

Chocolate*fish wrote: »

Again good points (and so obvious now that I think!)

Unfortunately surveyor is off til Wednesday but I guess someone in his office will know.
Also found one company which I have heard of locally, so will try them too.

In the homebuyers thread someone just pointed out the external stuff may be covered by the lease and / or atleast cost would be shared The internal and conservatory stuff alas would all be me

The digging up in particular sounds costly as I guess its also putting it all back nicely again too!

I hope its not 3rd time unlucky on the quest for finding a place - or a costly one!!

C*F

Oh you didn't say it was leasehold or if you did then I missed it. In which case we are talking here about freeholders responsbilities vis-a-vis leaseholder. That usually translates into inside the four walls of the leasholers property is the leaseholders responsibility. Anything else - see freeholder.

Hi ye to your conveyancers office on Monday morning then and check what the lease actually says in terms of who is responsible for what.

If the exterior turns out to be the freeholders responsibility as I expect I would personally be very nervous about taking a lease from someone who doesn't maintain the fabric of the building very well if at all!

Cheers

Made_Without

Thanks again

I will speak to solicitor on Monday and get a gauge on the situation.
Funny thing is, the vendor when showing me around was saying how they got some of their service charge back this year as there wasn't much to do(!)

What a minefield!

C*F