Surveyors - Damp & Moving Furniture

MyFirstHome_2

Hi,

I have a question on surveyors and what they should be doing and where they should/can look. I took out a "Full Home Buyers Report", which is a step up from the basic survey required by the mortgage company. I got the report, things looked ok and the deal with the sellers was done.

Now that we've moved in, I noticed a large (bigger than fist size) piece of paint bubbling around a lower part of the wall. The fireplace is on an internal wall, so it looks like a leak from the back boiler.

I call the surveyor out, he comes, checks it, says its damp. Not rising, likely a joint on a pipe best case, or a hole in the boiler worst case. Sorry for not seeing it, probably was furniture in the way.

So, my opinion is, that if I had know this previously I would have re-negotiated the selling price as now, it is an unexpected expense. If its the boiler, thats a possible ~£500 bill and this is my first house and am stretched pretty tight.

I told them I want them to waive the fee, they say they aren't allowed to move furniture... why am I paying extra cash for a full report then? I'm not looking to rip them off, but I'm not sure whats fair here so thought I'd ask.

Thanks.

G_M

Surveyors obviously have a professional duty to provide an expert report. and they have insemnity insurance in case they **** up.

However they are limited by what access they have. It's someone else's home so they can't go pulling up floorboards, knocking holes in plaster to inspect inside walls.

Furniture? I'm not sure. I guess small pieces they could look behind but pulling a huge wardrobe away from the wall, or a dining room dresser, would not be expected.

So step one might be to establish what furniture if any actually was there when the survey was done. Are you on good terms with the vendors? Ask them?

MyFirstHome_2

Thanks for your advice, I'll ring the estate agents and ask them to get in touch with the original owners, they seemed like nice people. The bank offer £175 towards the survey so if they drop the price to that then they still get that and I'm not out of pocket for a survey I feel missed something that I should have been made aware of. In my opinion, the report should have at least said something to the effect of

"There is a back boiler and piping on this internal wall, we couldn't check the wall due to the desk in front."

Then at least I would have asked additional questions to the sellers.

xyellowx

op if you think you could of got more knocked off the asking price you should of regardless of a leak or not

hazyjo

It's only a homebuyer's report, not a full structural survey. Not nearly as intensive and I'm not surprised they didn't move furniture. A basic one would only have been the 'valuation' - and sometimes they don't even step foot in the property for that.

Damp is often hidden by furniture and it might be that the vendors weren't aware until they moved whatever was there. I had problems with an internal wall in my last house (due to an earlier leak above) and had to knock money off the sale price for damp work. Until the bookcase was moved though (on moving out day), I hadn't realised the extent of the problem. The wallpaper had shrunk considerably, leaving a large gap, and there was black mould in places. We wiped what we could, but seeing as he'd knocked money off anyway, there wasn't much else we could do.

There's always something that's unexpected when you move in. I'd say with the one we bought, carpets seem to have been the biggest problem. Lots of stains were hidden. We're having to recarpet some rooms. There's only so much you can check on a viewing!

Jx

MyFirstHome_2

xyellowx wrote: »

op if you think you could of got more knocked off the asking price you should of regardless of a leak or not

I don't think that makes sense, I offer what I'm willing to pay and I would pay less for a house that needed more done to it. If I knew there was a leak I would say, its worth less and I'll offer less and if they don't accept I'll walk away. What I "think" is dependant on what I know, and I didn't know there was a leak.

hazyjo wrote: »

It's only a homebuyer's report, not a full structural survey. Not nearly as intensive and I'm not surprised they didn't move furniture. A basic one would only have been the 'valuation' - and sometimes they don't even step foot in the property for that.

Damp is often hidden by furniture and it might be that the vendors weren't aware until they moved whatever was there. I had problems with an internal wall in my last house (due to an earlier leak above) and had to knock money off the sale price for damp work. Until the bookcase was moved though (on moving out day), I hadn't realised the extent of the problem. The wallpaper had shrunk considerably, leaving a large gap, and there was black mould in places. We wiped what we could, but seeing as he'd knocked money off anyway, there wasn't much else we could do.

There's always something that's unexpected when you move in. I'd say with the one we bought, carpets seem to have been the biggest problem. Lots of stains were hidden. We're having to recarpet some rooms. There's only so much you can check on a viewing!

Jx

Ultimately yes, you'll always find things. Its our first house and as such a new experience and all that. Thanks for the info.

Gwhiz

xyellowx wrote: »

op if you think you could of got more knocked off the asking price you should of regardless of a leak or not

Pedant mode on ..... It's could HAVE, and should HAVE!

As you were

propertyman

Or it leaked after the inspection?

When I used to do these pre digital cameras, I would use a roll of film for a house taking photos, as much for our protection, when houses are fully furnished.

As a buyer it is worth asking the vendor about moving furniture or a packed room or most often a packed roof or cellar so to allow inspection.

Gromitt

MyFirstHome wrote: »

I don't think that makes sense, I offer what I'm willing to pay and I would pay less for a house that needed more done to it.

I think what was meant is that what you are willing to pay is the MOST you'll pay.

You start negotiating at a lower price and gradually work your way upto what you are prepared to pay.

If you only made one offer and it was accepted, then the chances are that the seller would have accepted a lower offer too.