Issues found in survey, FTB please advise

farazfastian

Apologies for sending long message but being FTB i'm really worried with the survey result. My surveyor has suggested there's nothing major to worry about and you can leave these things for next 2-3 years as they're norm for 80 years old house. What do you guys suggest, if i go for all the fixes it's gonna take at least £5000 shall i try to knock down the house price?

E1 Chimney stacks Rough Estimate: £500 - £1000
The property is served by one chimney stack, of brick construction with fair faced elevations, at its 2
junction with the roof there are cement and tiled fillets. The stack is terminated with four uncapped
clay pots set on mortar flaunchings on a tiled oversailing course.
I noted weathering to the mortar joints, there are missing tiles to the oversailing course to the rear. I
have some concerns regarding the mortar flaunchings. I would advise an early overhaul of the
chimney stack, within the next 2 to 3 years, which will include replacing the missing tiles and making
good defective flaunchings. Partial repointing at this time may be necessary. The cement and tile
fillet is inflexible and will crack and there will be future maintenance issues. When the stack is
overhauled I would advise that the disused chimney pots are capped.

E2 Roof coverings Rough Estimate: £300 - £500
I noted a small number of broken and slipped tiles, there are a number of new tiles indicating past 2
defects. The front hip has been largely replaced, the tiles are of a different profile. When the
chimney is overhauled I would advise all the missing and defective tiles are replaced. A closer
inspection of the ridge and hip tiles will be undertaken at this time, it is possible that some repointing
or rebedding in mortar will be required.
The roof is taken over the porch as a long gable. Here the roof was closely inspected, I noted no
obvious defects. At the junction with the main wall render has been taken over soakers. The render
may have a tendency to crack, there could be future maintenance issues.
As the tiles to the roof age they will deteriorate and future repairs must be anticipated, I noted nothing
which could indicate early recovering will be necessary.

F9 Other Rough Estimate: £500 - £600
Timber Defects 2 I noted evidence of inactive wood boring beetle infestation within the roof space. This infestation will
have migrated to other timbers in the property, where not inspected I cannot confirm that it is
inactive.
Enquiries of the vendor indicate that timber treatment was undertaken in 1971, there was a 20 year
guarantee, this has expired. If you have concerns regarding this you must arrange for a further
specialist report of the timbers prior to exchange of contracts. Otherwise it is important that as and
when floor coverings are replaced and the roof space has been cleared the timbers are thoroughly
inspected. If any active infestation is found localised treatment will be required.

G1 Electricity Rough Estimate: £500 - £600
The electric meter and pop-up fuses are located in the understair cupboard. The electrical service will
not comply with current regulations, especially with regarding to circuit breaker protection. You must
anticipate expenditure on the electrical service in the short term and it is important that you arrange
for a test prior to exchange of contracts.

G3 Water Rough Estimate: £1500 - £2000
Cold water is supplied and stored in a plastic tank in the roof space, found to be satisfactory. There is 2
a gate valve below the kitchen sink to isolate the rising main, ideally a stopcock should be provided.
Below the gate valve there is lead plumbing, this is original. This plumbing may have reached the
end of its life and you should budget for early replacement of the rising main. If any other lead or iron
pipework is found when the property is renovated in the future it will require replacement.

tbs624

Has the house valued up at your purchase price?

G_M

This seems very standard for an 80 year old property.

Nothing very major, urgent or significant.

Yes, over the coming years you may need to spend some money - welcome to home-ownership!

cte1111

Every house that I've bought has the chimney stack section, think the electrical one is also pretty standard for an oldish house.

Up to you whether you reduced your offer, depends on how much you want it. If I were the vendor I wouldn't give much on these kind of standard maintenance issues. Most house components, e.g. roof, plumbing, electrics have a lifetime. The surveyor is just covering himself to say that at some point things will need replacing.

When I was a FTB I was similarly scared by a list of vague concerns like this and reduced my offer accordingly. It was rejected but when I said OK I will leave it then they accepted my lower offer. I was genuinely prepared to walk away though and had initially offered the full asking price so perhaps in a strong bargaining position.

Emy1501

If surveyor has valued the property at what you are paying then it will be difficult to reduce value based on what you have put. I think as already said you will find these types of problems in most houses of the age in question.

The seller could argue that you may find these things don't need doing for maybe 5 years and I suspect as with most surveyors the surveyor is covering himself.

personally when selling I would only reduce on survey if surveyor pointe things which needed doing immediately.

geoffky

send a copy to the seller and offer to meet halfway,, 80 years old...i am afraid that means money for upkeep..i have just had a quote for my facias.2.5k and i am just having a wall built for 4k..expensive this house owning..i have spent 10k since moving in and my house is only 12 years old and we could of moved in straight away but the wife wanted new flooring and carpets throughout and painting the interior cost £2100....houses eat money up...

farazfastian

Many thanks for the replies. Valuation by the surveyor is 5k less, so i'm thinking to knock at least 3k if not full 5k, what you guys say? I've already spent 1k on the survey and mortgage so don't think its easy to leave.

p.s. btw the owner has also found a property and they had their survey done as well, so i believe i've a chance

farazfastian

God, It's really hard dealing with estate agents, you just dont know whether they're saying truth or lying to you. As soon as i mentioned about the survey result and the work needed gonna cost around £5000 he just went crazy even though i mentioned that i don't want to knock down all 5k but if 2k is possible. He started threatning me that you're gonna loose this house and there's no chance you're gonna get it in that price etc etc.
He knows i've already spent almost £1500 on the surveys/solicitors and of course time and effort too so i'm not gonna leave it for just 2k, so i don't have any option other than taking his words

Regards
Faraz

tbs624

Try talking direct to the Vendor. If the property has valued up at less than you are supposed to paying for it because of work that *needs* doing then any new potential buyer is likely to come up with the same issues. Don't let a vendor or their EA know at too early a stage the figure at which you would settle.