Building Survey - Advice needed please.

BeardedDez

We put in an offer subject to survey as we had some concerns in regard of possible damp.

The surveyor has added estimated cost which seem high. We will seek further building advice but wonder what possible negotiation we should make. The property was on at 121k. Offer accepted at 113k ( they wouldn't go lower in case survey threw up anything).

The property is 1900 and we wonder if these issues are par for the course and we should just accept. The present occupiers have been in for approx. 5 years and haven't done anything to the property. In fact the stated they hadn't been in the loft when I asked about insulation, nor could they as a false ceiling has been put in with no main roof access!

The building survey has come back with the following findings -

Essential Repairs -

Main roof - interior We noted this property was not built up to the adjoining in the rear roof area and this should be built up from a fire and security point of view. Est £1250

Other Repairs

Chimney stacks - Patch point all the chimney stacks and inspect the lead work for signs of leaks and repair where appropriate.

Main roof coverings - Minor overhaul of the roof surface areas we could view is recommended, replacing slipped or missing slates and patchpointing the sand and cement verge. Cut back the overhanging branches or liaise with your neighbour regarding removing this tree.

Secondary roof coverings - the slates to the lean to roof where in poor condition, several where damaged and broken. These require repair.

Roof drainage - the gutters and downspouts appear blocked and an overhaul of these and clearing out the grids and gullies is recommended.

Eaves,fascias and soffits - overhaul timber eaves,fascias and soffits carrying out localised repair and repainting.

Main walls - we did note some slight areas where repairs are required for example several areas where cracked or open jointed mortar requires patch pointing.

To the front bay we noted the brick piers bow out slightly and it would be prudent to rebuild these. In any event you should maintain the mortar pointing to prevent any future movement in this area.

Several of the soldier arches/lintels were open jointed and some have slipped slightly. It would be prudent to pack these areas with slate and repoint to prevent any future movement.

It would prove cost effective to either remake the sills to incorporate throating grooves or replace these with reconstituted stone sills incorporating throating grooves.

The upper section to the gable was open jointed and required patch pointing.

Several other areas of open jointed pointing and missing brickwork were noted where repair is required.

We would recommend a builder inspects the building and comments on the repairs to the brick work and patch pointing. These figures should be obtained prior to completion as they may prove expensive.

Damp proof course - the brickwork around the damp proof course was open jointed and these areas should be patch pointed.

Main roof construction - insulation levels should be increased and the surplus timber removed. The old galvanised tank should be removed. We noted this property was not built up to the adjoining and should be so.

Chimney breast - the remaining chimney breast should be vented to prevent any condensation in these areas.

Mechanical ventilation - provide mechanical ventilation to the kitchen and bathroom areas.

Drainage - the soil and vent pipe requires a cowl to the top to prevent any dirt and debris entering these areas.

Boundaries and fences - localised repair required to the front brick wall and rear timber fencing. Side gates require replacing and the rear hedges need to be cut back.

Trees - the tree should be cut back or you should ascertain from your neighbour if this tree could be removed.

Guideline budget £9500.00

Further investigation

Main roof coverage - we would recommend a roofing contractor inspects this area prior to legal completion and comments on any remedial work.

We would recommend a trap is cut and the roof space area inspected prior to completion.

Chimney stack - dampness noted in the rear bedroom chimney breast indicating water ingress via the chimney stack. This area should be investigated and once repairs have been carried out this area repaired.

Secondary roof coverage - mineral felt roof coverings to the rear dining room lean to roof are often viewed as a temporary measure an whilst we could detect no leaks you should budget on recovering with a polycarbonate roof and UPVC frame as these areas are prone to decay.

Main walls - several areas of open jointed pointed and missing brick work were noted where repair required. We would recommend a builder inspects and comments on the brickwork and patchpointing. These figures should be obtained prior to completion as may be expensive.

Windows - No lintel on side kitchen window. The brickwork has not settled and did not give particular cause for concern. However you should ascertain whether a lintel has been provided in this and other areas to prevent future movement in the brickwork above.

Dampness - a timber and damp proofing specialist should be asked to inspect and comment on remedial works.

Any comment/ advice gratefully received as our knowledge of building matters is not strong.

JingleJangle

Sounds potentially like a lot of work. I would negotiate down or walk away. It sounds like the current owners have neglected the property.

BeardedDez

JingleJangle wrote: »

Sounds potentially like a lot of work. I would negotiate down or walk away. It sounds like the current owners have neglected the property.

Well we will find out first. Probably sounds worse than it is.

muskoka

Main roof - interior We noted this property was not built up to the adjoining in the rear roof area and this should be built up from a fire and security point of view. Est £1250

Does this mean no fire wall between you & next door? If so, no big deal. I bought a house last year with same issue. Had a fire wall built in loft for £450 out of cellcon blocks by builder. (Did get next door to sign party wall act though)

G_M

This looks and sounds a lot worse than it actually is.

A house that age will by definition

a) not be built to current day standards (eg the fire issue of building up to adjoining - very common in old properties)
b) require ongoing maintenance. You cannot take on a 100 year old house unless ou are prepared for ongoing maintenance

Having said that, some things sound like they've been ignored so need doing.

I'm intreagued to know how he can say insulation needs increasing if there is no attic access??!! (though it is a fair assumption!)

BeardedDez wrote: »

We put in an offer subject to survey as we had some concerns in regard of possible damp. seems pretty minor!

...a false ceiling has been put in with no main roof access! so he inspected inside.... how?

Essential Repairs -

Main roof - interior We noted this property was not built up to the adjoining in the rear roof area and this should be built up from a fire and security point of view. Est £1250 Non essential. Just not how they'd build it today. Old house, so....

Other Repairs

Chimney stacks - Patch point all the chimney stacks and inspect the lead work for signs of leaks and repair where appropriate. minor pointing here and elsewhere - get a builder to touch up the pointing (cement between bricks) throughout as/when you have settled in and got some savings.

Main roof coverings - Minor overhaul of the roof surface areas we could view is recommended, replacing slipped or missing slates and patchpointing the sand and cement verge. Cut back the overhanging branches or liaise with your neighbour regarding removing this tree. Again, a builder /roofer as and when. Depends how many slipped tiles. If just a few, no big deal.

Secondary roof coverings - the slates to the lean to roof where in poor condition, several where damaged and broken. These require repair. see above

Roof drainage - the gutters and downspouts appear blocked and an overhaul of these and clearing out the grids and gullies is recommended. get a ladder and clear blocked gutters etc one weekend!

Eaves,fascias and soffits - overhaul timber eaves,fascias and soffits carrying out localised repair and repainting.non essential woodwork at roof level. Needs painting every (5? 8?) years. So paint them. If a bit of rot, use wood hardener/wood filler, or if serious, cut in a new plank.

Main walls - we did note some slight areas where repairs are required for example several areas where cracked or open jointed mortar requires patch pointing. pointing. see above

To the front bay we noted the brick piers bow out slightly and it would be prudent to rebuild these. In any event you should maintain the mortar pointing to prevent any future movement in this area.
pointing. see above + re-build the piers? When you're flush! Not urgent.
Several of the soldier arches/lintels were open jointed and some have slipped slightly. It would be prudent to pack these areas with slate and repoint to prevent any future movement.pointing. see above

It would prove cost effective to either remake the sills to incorporate throating grooves or replace these with reconstituted stone sills incorporating throating grooves. non essential. If you're really flush some day....

The upper section to the gable was open jointed and required patch pointing. pointing. see above

Several other areas of open jointed pointing and missing brickwork were noted where repair is required. pointing. see above

We would recommend a builder inspects the building and comments on the repairs to the brick work and patch pointing. These figures should be obtained prior to completion as they may prove expensive.
Get at least 3 quotes - they'll vary a lot!. It's not actually a huge job but some builders will make it sound bad and charge a fortune......

Damp proof course - the brickwork around the damp proof course was open jointed and these areas should be patch pointed. pointing. see above

Main roof construction - insulation levels should be increased and the surplus timber removed. The old galvanised tank should be removed. We noted this property was not built up to the adjoining and should be so. how did he get to see this...???

Chimney breast - the remaining chimney breast should be vented to prevent any condensation in these areas. Insert an air brick in the side of the chimney. The roofer will do this for £10-20 while up there doing the tiles etc

Mechanical ventilation - provide mechanical ventilation to the kitchen and bathroom areas. I assume they have no windows? So need extractor fans? Current owners have probobly lived fine without, but yes, it reduces condensation inside.

Drainage - the soil and vent pipe requires a cowl to the top to prevent any dirt and debris entering these areas. £10 to roofer while he's up there.

Boundaries and fences - localised repair required to the front brick wall and rear timber fencing. Side gates require replacing and the rear hedges need to be cut back.errr.... yes, next year when you're nicely settled in.

Trees - the tree should be cut back or you should ascertain from your neighbour if this tree could be removed. So the tree is a bit big/close? Can cause root damage. Is it on neighbours land?

Guideline budget £9500.00 !!!!!!! OK - I haven't seen it but that seems a lot for some re-pointing, a few roof tiles/slates etc.

Further investigation

Main roof coverage - we would recommend a roofing contractor inspects this area prior to legal completion and comments on any remedial work. OK - get a couple of builders round

We would recommend a trap is cut and the roof space area inspected prior to completion. Makes sense. Then you can increase the insulation up there which he's inspected and found inadequate..... just how did he inspect?

Chimney stack - dampness noted in the rear bedroom chimney breast indicating water ingress via the chimney stack. This area should be investigated and once repairs have been carried out this area repaired. the re-pointing and new air brick will probobly stop the water getting in and cure the dampness

Secondary roof coverage - mineral felt roof coverings to the rear dining room lean to roof are often viewed as a temporary measure an whilst we could detect no leaks you should budget on recovering with a polycarbonate roof and UPVC frame as these areas are prone to decay. So actually no defect found. Just not as long term a roofing materal as tiles.

Main walls - several areas of open jointed pointed and missing brick work were noted where repair required. We would recommend a builder inspects and comments on the brickwork and patchpointing. These figures should be obtained prior to completion as may be expensive.pointing. see above

Windows - No lintel on side kitchen window. The brickwork has not settled and did not give particular cause for concern. However you should ascertain whether a lintel has been provided in this and other areas to prevent future movement in the brickwork above. in other words, no defect found. After 100 years I think you can take a gamble.......

Dampness - a timber and damp proofing specialist should be asked to inspect and comment on remedial works.in other words, I found no damp problems apart from the bit in the upstairs bedroom caused by poor pointing and lack of air brick, but I'm covering my !!!! by recommending you get in a specialist who will try very hard to sell you a whole new damp proof course!!!!

Any comment/ advice gratefully received as our knowledge of building matters is not strong.

Don't panic.

Ask a couple of builders to quote for the repointing and the roof work.

Nearly everything else can wait, or is trivial.

edit: if you have a pair of binoculars, go round one day and look closely at the roof tiles/slates. Count. How many actually are missing or cracked? (a tiny crack at the tip of a tile is OK as tiles overlap each other. Only a major crack high up the tile counts!). This will give you an idea if it's a major roof overhaul or a bit of touching up.

Or ring the surveyor and ask him. Obviously HE counted!

Damp? Where!!!??? One reference to an upstairs bedroom (damp upstairs is usually easily solved. It's not a damp proof course issue!)

devotee

Get a damp and timber survey done, try and find a company that does not sell the "treatments" and maybe get a builder to give you a rough estimate for the roof. Once you have the estimates you can go back to the EA and negotiate the price reduction. That's why people have surveys! They can always say no.

kingstreet

Get an independent timber and damp surveyor to look at the property. Don't get a "free" estimate by a firm who will do any work. You'll never know if it's really needed or they are "padding" the deal.

Assuming you're buying near home,

http://www.property-care.org/index.php?sobi2Search=Search+for+member+...+&field_type=freelance&field_sector=damp_control&SobiCatSelected_0=82&search.x=20&search.y=17&search=Search&option=com_sobi2&sobiCid=82&sobi2Task=search&reset=2&Itemid=0

Damp and Timber Independent Surveys (Independent Surveyor)
15 Yew Tree Avenue Northenden Manchester M22 4GX UK
T: 0161 613 3085

is your nearest independent surveyor.

thistledome

G_M's post is good advice OP, IMO. Do as he suggests and ring the Surveyor if you want any further advice from him/her. A survey can make the house sound much worse than it is, but a telephone conversation with the Surveyor can put your mind at rest (or not if the house really bad). It does seem odd that he mentions the roof space and the owners say you can't access the roof space.....?

I used to work for a Surveyor and a lot of those points are just standard paragraphs and would apply to most old houses that haven't been meticulously maintained. Either the owners of the house are wrong about the access or your Surveyor has included a standard paragraph in error.

BeardedDez

Thanks for the feedback.
All useful and confirming our thoughts.

Not sure whether to attempt negotiation or seek contribution from the vendor -- in regard of the pointing and firewall. Our offer was dependent on any work needing doing after survey.

I think we need the damp and timber specialist and an idea of pointing cost prior to any possible negotiation.

Thanks.

BeardedDez

G_M
I understand that the surveyor found access to part of the roof area, the extension at the rear of the property.
I believe he is assuming if that wasn't sufficiently insulated then the main area without access would be likewise.