FTB, Homebuyers report in, should I worry about....

boyofford

Hi all,

God this home buying stuff is fun in a scary, signing your life away kind of way! LOL

So We've had a 'Homebuyers Report' done and its raised a few issues.

1)

E1 Chimney stacks
There are three brick built chimney stacks. The rear chimney stack forming the part of the rear wing requires replacement flashings. The rear side chimney stack requires re-pointing.
The front chimney stack which has been partially lowered, is leaning and requires re-building or
lowering below roof level.
You should arrange for quotations prior to your legal commitment to purchase. Condition rating 2

They've only put this as 2 rating, I would of thought a leaning chimney stack was more serious? As there is no fire beneath then can't see problem with having is removed though? would planning permission need to be sought?

2)

E2 Roof coverings
The main roof covering is pitched and covered with simulated slates. There is a flat roof forming part of the rear dormer extension at the rear.
Some repointing is required to the ridge and verge tiles.
It should be noted that, compared with traditional coverings, depending upon exposure, quality of felt and workmanship, felt roofs have a typical life of ten to fifteen years. They are also prone to sudden failure and leakage. Continual maintenance and periodic re-covering will, therefore, be necessary.
The front bay window has a pitched roof which has been covered with a bitumastic type covering.
The roof requires complete replacement and you should arrange for estimates for this prior to your legal commitment to purchase. Condition rating 3

Ok so we all know flat roofs are a pain, but surely can't be that serious to be condition rating 3? especially since on attic conversion its new. Though rating 3 could be just for bay window? guessing not much to worry about? at least in regards to purchasing house or not.
Is repointing a big issue? obviously depends on extent.

3)

E4 Main walls
The main walls are of solid brickwork. Solid brickwork requires careful maintenance in order to prevent penetrating dampness. Some repointing is required to various parts of the elevations and in
particular around the damp proof course.
There is evidence of some differential settlement which is quite common in properties of this type and age. There were no signs to indicate that this is ongoing. Some raking out and repointing of the mortar work is required to various parts of the elevations. You should arrange for estimates for all these repairs prior to your legal commitment to purchase.
There is insufficient sub floor ventilation to the timber floors at ground floor level and as such dampness and condensation may exist. This may cause outbreaks of wet/dry rot and you are
strongly recommended to obtain a full timber and dampness specialist report prior to legal commitment to purchase. Condition rating 3

Can I just contact any builder for a qoute for re-pointing etc and speak to estate agents for access times then?
The Downstairs has laminate flooring, so what would be the solution to ventilating the timbers? drilling holes?!?
The 'Timber and Dampness' report is mentioned in the flooring section of the 'Homebuyers Report' too, though I'm a little unconvinced that they've really done much and think they may be just covering their own backs.

Our lender has said that we must do this report, and we've had a qoute for £150+vat (:( more spending). I'm guessing if this turns up serious problems then it will lower the valuation? Also guessing that the report would suggested required work done to remedy?

4)

G1 Electricity
Safety warning: You should have your electrical installations inspected and tested regularly to protect your home from damage and to avoid putting your safety at risk. Guidance published by the Institution of Electrical Engineers recommends that electrical installations should be inspected and tested at least every 10 years and when the occupiers of the property change. All electrical work carried out after 1 January 2005 should be recorded on an Electrical Installation Certificate.
Although satisfactory for mortgage purposes it is unlikely that the installation meets current NICEIC standards and upgrading works may be required in order to meet those standards. If you wish to be fully assured that the installation meets current standards you should arrange for an inspection by an NICEIC electrical contractor prior to purchase otherwise you must accept the risk of defects existing.
Condition rating 3

Is this just covering their own backs, or is it a real concern? As well as lights ain't blowing and the circuit breakers ain't constantly going off then is this a problem? Should we have someone look at giving us a qoute, or just wait until we move in? as if it doesn't cause problems is it a problem if there is some old wiring?

5)

G4 Heating
Gas central heating is installed with radiators. Unless you are able to verify that the installation has been annually checked and serviced by a Gas Safe qualified Engineer, you are strongly recommended to have the whole installation checked by such a Professional prior to your legal commitment to purchase. Condition rating 3

G5 Water heating
As the central heating installation also provides hot water, it will be necessary to have this element of the installation also checked. Condition rating 3

Do people who own houses normally annually have a engineer check their gas central heating and boiler?
The bathroom has recently been refitted, the loft conversion is new(as in still only plaster board but radiators fitted) and the boiler is a brand new condensor boiler. So does this need checking?

The rest of the report is either good or not a problem to me(I knew I'd have to fill some cracks in new plaster before painting)

Can't wait to get a house, should of done this ages ago, renting sucks, honestly damp, they should come round our house!

Thanks for looking!!!!:)

Yorkie1

Can only comment with any degree of confidence about 4) and 5). These are standard entries in a survey, just means that the surveyor doesn't have the necessary expertise to check them / hasn't checked them. Entirely up to you whether you want to get these additional surveys done before exchange. Might be worth asking the vendors how old the boiler, heating and electrical wiring systems are and basing your choice on that.

Fire_Fox

You need to speak with the surveyor, you are an FTB and we haven't seen the house so we are not qualified to comment on the condition of the flat roof or chimney stacks!! There is no point in spending the money on a surveyor if you are going to ignore his advice - get the reports and quotations he advised. This is the biggest purchase of your life, any quotations can be used to renegotiate the price. Anything that is new doesn't need checking PROVIDING you have a written guarantee/ warranty from the manufacturer or installation engineer. Water ingress in a rented property is no more than a temporary discomfort (unless you have mould/ asthma), in your own home it can be incredibly destructive and cost you thousands.

boyofford

Yorkie1 wrote: »

Can only comment with any degree of confidence about 4) and 5). These are standard entries in a survey, just means that the surveyor doesn't have the necessary expertise to check them / hasn't checked them. Entirely up to you whether you want to get these additional surveys done before exchange. Might be worth asking the vendors how old the boiler, heating and electrical wiring systems are and basing your choice on that.

Firstly, thanks for reply, and was what I was thinking.

The Boiler is pretty much new of modern condenser type, can't remember the brand now, but a good one.
Do have the feeling that he, or his family have done most of the work but still my gut feeling is that it'll be ok.
My impression is that the heating system is not all new, i.e. pipes and some of radiators are not not that new.

He told the surveyor that the wiring had been done recently, and may have told me but my memory is vague on this. However has not produced any proof of such. Again, only a gut feeling but think may just be worth waiting to see what goes wrong, if anything, after all if doesn't meet current standards doesn't mean it is not going to work satisfactory.

Think I will not bother with surveys for these if these problems are probably not really problems in the short term then.

My main worry with buying the house is moving in and having to find say 3 to 5k on top of furniture and decorating to fix things.

Thanks again for reply mate.

boyofford

Fire_Fox wrote: »

You need to speak with the surveyor, you are an FTB and we haven't seen the house so we are not qualified to comment on the condition of the flat roof or chimney stacks!! There is no point in spending the money on a surveyor if you are going to ignore his advice - get the reports and quotations he advised. This is the biggest purchase of your life, any quotations can be used to renegotiate the price. Anything that is new doesn't need checking PROVIDING you have a written guarantee/ warranty from the manufacturer or installation engineer. Water ingress in a rented property is no more than a temporary discomfort (unless you have mould/ asthma), in your own home it can be incredibly destructive and cost you thousands.

Your post has got me more worried

See your point about 'Anything that is new doesn't need checking PROVIDING you have a written guarantee/ warranty from the manufacturer or installation engineer' if its new there should be guarantees/warranty available.

Thanks

Eric1

hmm, 3) alone would have sent me running, but I guess it depends on the price