New house purchase - work needed - how much will it cost?

mchu6am4

Hi,

I'm the process of buying a 3 bed semi in Manchester and have had a survey done on it (though I've not received the full report as yet). However, I have been told some of the main work needed as follows:

* Front gully badly settled and also some adjacent bricks have slightly dropped - possibly broken drain and will need excavataion work and repair - could have also damaged house foundations in the area concerned - Any idea of how much this is likely to cost to repair?

* Some roof (tiled) needs patching - roughly how much? and how much for a NEW roof?

* Some repointing required - how much for repointing whole house?

* Damp treatment (partial required) but how much for FULL DPC?

* Wall ties required - how much?

I would be grateful for any input (as I need to decide on whether to go ahead with the purchase or not and how much (roughly I realise) it is likely to cost?

Thanks in advance, Ash

shirlgirl2004

There should be guideline prices in the survey. There always has been on mine.

moob_2

I'd be very wary about your 1st point alone, nevermind the rest!

Drainage works, even without potential foundations damage can run into the thousands.

Are you really that desperate for this house? Given the problems, I'd reconsider if I were you.

mchu6am4

I'll wait for the full report before making any rash decisions. Thanks for your contributions anyway.

Ash

Better_offin_PETES_pocket

I buy houses and renovate them. Just with the points you have said i would be saying thank heavens i got a survey. Money well spent. Now leave the house to someone else or if you WANT the house ask the seller to reduce the price to reflect the work needed.
underpinning apx 10k
Drains 5k (shear stab in the dark)
pointing 2k
damp proof (very messy job ok if you havent moved in) £1500
new roof (not trusses) £2500 apx if a few are gonig the lot are to follow.
wall ties £1000 (done from out side looks nasty) Do from inside and replaster if poss.
apx 22k so you want 30k knocked off the price min then if you can have the work done in stages (saving up for each job) end result smaller mortgage.
Hope your a gambling man !!!

good luck..

ormus

underpinning? how long is a bit of string? say approx 10k.
drain? anything really. say 500/5k
new roof? at least 5k.
damp proof? 500/1500.
wall ties? 600/1200.

mchu6am4

Another similar size house (though not a corner one) on the same Road is fully decorated/refurbished and in excellent condition, is on market for £194k. This one is @ 165k (accepted offer) though the valuation is lower (158k). However, apart from the work I've already highlighted, its needs A-Z of modernisation - painting and decorating, carpets, kitchen, bathroom and lighting (and then refurbishing!) - Its fully DG & CH(though the boiler is a bit old)

Any suggestions now?

Better_offin_PETES_pocket

It really comes down to the fact ..... are you going to live in the house and use it as your family home. You have to understand living in a house that is being renovated gets the family stressed so that to has a ££££ value....
Or are you wanting to buy it and sell on.
If you are going to live in it then you can spend the 30k it will need doing the work and to your liking. Hence you end up with a house to your taste and should have no problem selling it.
If you are going to sell it as it has been finished then you wont make a penny on it so forget it.
good luck with what you decide to do.