Advice needed regards home survey

mrbobuk

Hi folks

First post on MSE, so please be gentle! My wife and I have just put an offer in on a period property which was built around 1840. We've just paid a little over £300 for the 'basic' survey and have received the following:

Matters Affecting Value

"The property is in an acceptable condition for lending purposes. My valuation reflects the fact that there is wear and tear to some items and that maintenance repairs or upgrading will be required.

There is evidence of dampness to ground floor walls and timbers in contact may be defective. You should instruct a damp and timber treatment contractor to investigate the full extent and carry out necessary repair work.

There is evidence of wood-boring insect infestation. You should instruct a timber treatment contractor to investigate the full extent and carry out necessary repair work.

The property has suffered previous movement but I saw no evidence to suggest this is ongoing.

Some of the walls are only of single brick thickness. This can cause problems with penetrating damp and condensation. I recommend you obtain specialist advice to upgrade the structure.

Trees close to the property could cause damage and specialist advice is recommended".

At the end of the report under Matters For Your Conveyancer, it mentions the following:

"...Your conveyancer should make sure there are adequate guarantees for damp proofing, woodworm and central heating".

The report also states that the external inspection was restricted due to snow and neighbouring trees.

I don't want to go through the cost of having to pay out for all of these specialist contractors (I've read up on using the non-free independent.non-sales enforced contractors as this way, I won't be ripped off). Additionally, the bit about "...Your conveyancer should make sure there are adequate guarantees for damp proofing, woodworm and central heating" - does this mean that the aspects mentioned above of concern, regarding damp and wood-boring insect infestation should be guaranteed as resoled by the vendor (seller)?

I know another option is to negotiate down on the price but I really have limited funds now and don't want to be shelling out.

Or, am I just best to walk away from this due to the issues listed above.

I've called the surveyor and have asked if the list of issues on the property would have to sorted before the lending would be advanced and he said no.

Guys, as this is the second house I've ever purchased, your advice would be welcomed. I currently live in a 60's 3 bed semi which is fine and don't want to leave to move into something (which to be fair looks fine to the wife and myself from the outside and inside) but then turns into a nightmare.

Any advice appreciated on this folks as not sure whether to walk away on this as I have a wife and two young sons to think about in all of this.

All the best and Happy New Year to you all.

MrBobUK.

hazyjo

Would all be down to you to sort rather than the seller - although they might offer to do it or pay for it if you ask for money off for the works. Never can tell. The EA will probably arrange any reports/inspections for free (check before arranging!) reports from a timber and damp specialist, etc. I've had lots of reports done over the years and never had to pay for one.

It's rare to find an old property without some sort of damp issue, and a lot have (old) evidence of woodworm. Most of the houses/flats I've bought have had problems in the past/currently with both. See how much the problems will cost to repair/sort, and think about amending your offer accordingly. If it's not a condition on the mortgage, they might tell you it's priced accordingly, but you'll probably get a bit off. My buyer's just knocked £1500 off as there's damp.

When you say 'basic survey' do you mean valuation survey or homebuyer's report? Not clear which. I'd never have bought an old house without at least a homebuyer's report (and most would agree, I'm sure).

Wouldn't put me off, but I would definitely get inspections done and hope to knock a bit off. I wouldn't knock down for everything though - and we've not knocked any more off the house we're buying, even though some things were flagged up. Nowt was urgent or a condition of the mortgage, so we're happy we've already got enough off the asking price.

Jx

newbie1184

I bought a house a year ago and had homebuyers survey done for my benefit as was my first house.
Had two items that freaked me out, one being a crack in the render and some tree's that were along the house.
I had two different people out who completed their own surveys it did cost me a bit but was worth while considering the investment and the money you shell out overall! They gave advice on what needed to be done to prevent them becoming bigger issues.

I think with an old property i would have opted for a building survey (unfortunately the most expensive one) just for peace of mind as it is more detailed and specific.
My friend has bought a house in a similar situation, woodworm, damp, poorly filled in chimneys and re-wiring issues. She stuck with it and had money knocked off it. But she's still continually working on everything and has gone over budget on the repairs. Plus she couldn't move straight in to it.

You could see if they may do some of the work before they move maybe? Or get some rough quotes to see how much everything would cost from local builders/contractors?? Just depends on how bad you want the house?
Personally i'd walk away, but its because i would want something that i could move straight into without any fuss.

Whatever you do, good luck and just ask for as much advice as you can xx

dizziblonde

We bought somewhere with "damp" issues (inverted commas intentional as there's a massive rising damp industry that you can see the inns and outs of if you google and this place isn't at all damp to live in at all) and with woodworm evidence on the survey - on the phone the surveyor confirmed he was confident the woodworm was an old long-gone occurrance.

We persued the damp quotation line - and subsequently got the corresponding value reduced from the cost. Ours is a brick-built house... we can't alter the construction - it's survived most of the century and one World War - but again, surveys tend to be backside covering in the extreme. Took about a fortnight plus of to-ing and fro-ing and a small spot of brinkmanship to get the price issues resolved - but our mortgage company had actually knocked our valuation down a touch based on the survey so there was a fair whack at stake for us.

We spoke to our surveyor twice on the phone (he actually called us when the report was in the post to give us his verbal opinion and then we called him again when we got the written report to get his slightly less backside-covering honest view) - but I think we got very very lucky in getting a helpful surveyor who was actually up and down ladders and didn't just stare at the property from the street.

One thing with the trees from my mum's property (goes back to the 1700s hers though) - check there's no tree preservation orders on them - she's even stuck with TPOs on the infernal leylandii hedge the previous owners planted now by the fact the entire site is protected (although she's daft and likes the look of the horrid creations).

G_M

My house is 1851 so like yours, it had/has issues. An old property always will. You want perfection, get a good quality new build! Some issues you'll need to fix, some not.

mrbobuk wrote: »

Hi folks

Matters Affecting Value

"The property is in an acceptable condition for lending purposes.Excellent! My valuation reflects the fact that there is wear and tear to some items and that maintenance repairs or upgrading will be required.Naturally.

There is evidence of dampness to ground floor walls and timbers in contact may be defective. If there's really damp you'll need to fix. But usually it comes down from leaking gutters, through from worn pointing between bricks, or up where soil etc is piled against the wall above the dpc. Even old houses mostly have a dpc. Mine is slate. Lasts for ever unless the brick/stonework crumbles and dislodges/cracks the slate. see below. You should instruct a damp and timber treatment contractor to investigate the full extent and carry out necessary repair work.As you say, beware salesmen and free 'surveys'.

There is evidence of wood-boring insect infestation. Ah! He's spotted some holes! Could be woodworm 10 years ago, made some holes, long since dead! Check if the vendors have ever treated the property and when, and guarantee? If the woodworm is still active, there'll be traces of sawdust below the holesYou should instruct a timber treatment contractor to investigate the full extent and carry out necessary repair work. If no guarantee etc, then wise to check.

The property has suffered previous movement but I saw no evidence to suggest this is ongoing. 150 year old property? Not unusual!

Some of the walls are only of single brick thickness. This can cause problems with penetrating damp and condensation.It can, but shouldn't! Make sure the pointing is in good condition. Of course cavaty wall insulation is impossible so it's harder to keep the house warm! I recommend you obtain specialist advice to upgrade the structure. ?????!!!!!?????:rotfl:

Trees close to the property could cause damage and specialist advice is recommended". Depends on tree and proximity. Rule of thumb roots extend out = height of tree, but some trees roots go deep so safe, others are shallow = damage to foundations.

At the end of the report under Matters For Your Conveyancer, it mentions the following:

"...Your conveyancer should make sure there are adequate guarantees for damp proofing, woodworm and central heating".

The report also states that the external inspection was restricted due to snow and neighbouring trees.

I don't want to go through the cost of having to pay out for all of these specialist contractors (I've read up on using the non-free independent.non-sales enforced contractors as this way, I won't be ripped off). Additionally, the bit about "...Your conveyancer should make sure there are adequate guarantees for damp proofing, woodworm and central heating" - does this mean that the aspects mentioned above of concern, regarding damp and wood-boring insect infestation should be guaranteed as resoled by the vendor (seller)?

I've called the surveyor and have asked if the list of issues on the property would have to sorted before the lending would be advanced and he said no.Good indication much of this is ars*-covering rather than serious issues.

MrBobUK.

Damp. Ask the surveyor how he 'diagnosed' the damp. With an electrical conductivity meter? Read this. Also ask where it was and go look for obvious causes.

Let's be honest. You want the charm/character of an old house, you get issues. You'll always have issues, and you'll spend the next ten years doing DIY and getting odd job men in and occassionally a major job to do. It's an OLD house. If that's not for you, walk away. If you can cope with that, move in and enjoy!

My advice - go and check things out yourself. Take the survey, make sure you know WHERE the surveyor spotted these things, and go look. If you end up living there you'll end up knowing the building backwards, so start now!

Final tip - if you spend money raising the roof and/or floorboards, do everything. So if the floorboards come up to spray for woodworm, check the airbricks are unobstructed inside down there, take the opportunity to re-wire if the wiring's dated. You'll be p*ssed off with yourself if you end up raising the carpets and boards again 5 years later to do more jobs!

mrbobuk

Folks

Thanks for all the replies. They have been most useful. This has given me some useful information to proceed with.

All the best.

MrBobUK

G_M

Let us know if you buy it in the end...