when or how do you start price renegotiations after these bad surveys?

492800

Deleted thread

john_white

what was it valued at?

how many of the issues were a surprise?

tristinh

Surveys can be a shock - I know! Tell us what it said and we can see if we can 'translate' it.

From our experience you have to sit with a pen and highlight the significant bits to focus on.

I would negotiate asap - be prepared to meet half way I would say!

anselld

Thats odd! (6 and 7) - 2.5mm cable is perfectly normal for a 30A ring main.

poppysarah

Sounds like you need a rewire. Get a quote for that and factor in redecoration needed after.

anselld

492800 wrote:

@anselld, wow, really? that was one area the electrician was most concerned about. I think his words were "it's not been done by a proper electrician, maybe just a DIY enthisast"

Perhaps it has not been wired as a ring. 2.5 would be insufficient for a 30A radial circuit.

phoebe1989seb

492800 wrote: »

thanks for your comments fellow forumers.
I was wondering though if anyone had any views on the building survey?

Thanks in advance
James

Not specifically I'm afraid, but I would say that surveyors are being so over-cautious at the moment that whilst I'm not denying that there are some areas that require further investigation and possibly there are some serious defects that do require attention, in the case of the house we are selling the surveyor actually made quite significant errors in his report!

He stated that the water cylinder was an old asbestos type when it is quite clearly a new one (fitted in 2008 after a claim on our insurance when the old one sprung a leak - and we have the documentation to prove this) - he obviously didn't look at it very closely! Also he said that our chimneys needed repointing when again this has quite recently been done and even from ground level this is apparent!
Not only that but he said there is a woodworm infestation when in fact on inspection by our buyer who came to check out this and the surveyor's other findings, there were two woodworm holes in the whole of the roof-space - hardly an 'infestation'!

...............so some (not all obviously) comments by surveyors need taking with a large pinch of salt in my opinion

Tinkaf1

the bit about movement would probably scare me off, but I am a scaredy cat! lol

G_M

492800 wrote: »

the building survey is below:

Results:
1)High damp meter readings were taken to main external walls. Best to get a full timber and damp survey.Surveyors don't use 'damp meters' they use 'elecrical current meters'. These show damp in WOOD (as water conducts electricity whereas wood does not) but since plaster, brick etc contain elements that also conduct current, 'damp' may be reported that does not exist. Read here.
*Timber decking needs retracting to stop any bridging of any potential damp proof course If there IS damp (1 above) this will likely solve it
*The chimney breast to the living room has been removed, although the stack would appear to remain above. Verify whether all relevant planning and building regulation approvals have been gained,Check with the council yourself or via solicitor that all works have been overseen by a suitably qualified structural engineer and that masonry above has been adequately supported.If Buildings Regs approval gained this is unecessary since the Building Inspector will have checked before sign-off!
*Repair render finish to the left hand parapet wall.*Repointing needed in multiple places £200 - 500 ?
*Hack back render finish to 150 mm above ground level in order to prevent water penetration. £100 - 200 or DIY
*Cant see any damp proof course but it may be beneath decking. Err yes probobly! Does the decking go right round? Front and back? Didn't he look for dpc elsewhere?
*Deteriorating mortar weather-proof seals between windows and adjacent walls. £50 or DIY
*Overhaul porch joinery which is suspected to be affected by limited rot, beneath a new coat of paint. £50 - £200 or DIY
*Flat roof has potentially had bad repair done. Double layer of felt to cover up problems maybe? Flat roofs always have limited lives. A patch or 'cover up' may last fine for years. Impossible to anticipate - surveyor is covering himself.
*The main roof covering would appear to have been renewed to the rear elevation. Verify whether any guarantees may exist OK - ask the vendor! But even if not, if the new roof showed problems surveyor should have spotted them. As he didn't I'd assume.... you have a nice new roof! and whether adequate additional support has been supplies within the main roof void. Does he say why? Was the replacement roof heavier than the original? Does he know?
*Replace the mortar weather proofing with permanent metal flashings where the flat felt roof abuts the main external wall. Yeah right! If you can be bothered and have money to throw around! Pretty uneccessary! Does he say the 'mortar weather proofing' is actually diffective? Or just not as ideal as metal?
*Movement is noted, evidenced by cracking to mortar joints and brickwork courses and the provision of metal bars to re-enforce brickwork window arches More info needed. Could be insignificant, could be serious. How old is the movement? Is it on-going? How big are the cracks? Ring the surveyor and discuss. Consider a Structural Engineer's report.
*the existing drainage system, particularly that for waste water, has been altered and you are advised to verify whether the Building control department at the local council offices have been informed;as above. Routine search at the council. Discuss with solicitor
*Bathroom ventilation required No window? Fan? Live there for 6 months and see if you get a condensation problem. If not, forget it.
*front bay window sub frames would appear to be affected by limited rot underneath the new coat of paint £50 - £200 or DIY

A lot of this is very insignificant. Some surprises me by the lack of detail for a full survey (though maybe there's more detail elsewhere?)
Beware the possible movement. On the other hand, Victorian house? So it's been standing there happily for a good few years? No reason fo it to suddenly move or fall down (unless there's been major excavation/building works next door recently, or a new motorway built which shakes the foundations......)

Old houses were not built to today's standards, but are generally fine. But they DO need maintenance, so it's inevitable you'll have to spend some cash on an ongoing basis.

Remember that old banger you bought as a first car? It went fine, lasted ages, but needed some ongoing tlc.....

kingstreet

There's another thread running on this issue.

https://forums.moneysavingexpert.com/discussion/3213034