Results of building survey - what to do next?

HomeBuyer

I would really appreciate any advice on the results of our building survey. The property is grade ii listed and was built in the 1850's. It is an end of terrace house with a small outbuilding which has been converted into an office and a larger outbuilding which was what we believe was former washouses and has been in a state of disrepair for a number of years.
The survey has come back with a number of issues and a valuation has been given in its current state of 200k, we have agreed 220k.

Initially, none of the work appears to put us off and if the price is reduced to cover the costs, we would be happy to get the work done ourselves. However, we would really appreciate advice on areas that should be of great concern and whether the extent of the work required is likely to cost 20k as the surveyer predicts.

Summary of repairs
1. Carry out localised repairs to roof covering
2. Carry out repairs to flashings
3. Carry out repairs to chimney stack andassociated flashings
4. Carry out repairs to external walls
5. Carry out repairs to external windows and doors
6. Carry out external redecoration
7. Carry out repairs to external roof edge timbers
8. Carry out extensive repairs to outbuildings.
9. Carry out plaster repairs
10. Carry out repairs to kitchen units
11. Carry out repairs to internal doors
12. Carry out a programme on internal redecoration
13. Install insulation and ventilation within roofvoid.
14. Install insulation within flat roof

Requiring furtherinvestigation
1. Dampness was recorded in the external wallswhich is likely to need remedial work
2. There is evidence of a timber infestation tooutbuilding roof timbers and treatment needs to be investigated
3. Concern was recorded to lack of a recentelectrical test
4. A reputable roofer should investigate furtherthe roof coverings, chimney stacks and flashings and provide quotations forwork.
5. Insurers should be advised regarding thestructural movement to outbuildings.
Other issues raisedwithin the body of the report
1. Increase size of loft hatch
2. Felt roof covering has deteriorated on theextension and will require patching and eventual replacement within the nextfew years
3. Corrosion to cast-iron sections of guttering
4. Stop tap is corroded
5. Some plumbing pipes are corroded and needreplacing
6. Boiler may need replacing and unlikely thatthermostat is in working condition.

Any advice / replies are greatly appreciated!

Owain_Moneysaver

I would really appreciate any advice on the results of our building survey. The property is grade ii listed and was built in the 1850's.

What, exactly, is covered by the listing? Because that determines what you must maintain and the standard to which it must be maintained. Cast iron rainwater goods are much more expensive than plastic, for example.

Is demolishing the old wash-houses and rebuilding in brick or timber frame possible? May be cheaper than lots of patching up repairs. Or prohibited by listing?

Summary of repairs
1. Carry out localised repairs to roof covering
2. Carry out repairs to flashings
3. Carry out repairs to chimney stack and associated flashings
4. Carry out repairs to external walls
5. Carry out repairs to external windows and doors
6. Carry out external redecoration
7. Carry out repairs to external roof edge timbers
8. Carry out extensive repairs to outbuildings.

Well, you know all that.

9. Carry out plaster repairs
10. Carry out repairs to kitchen units
11. Carry out repairs to internal doors
12. Carry out a programme on internal redecoration
13. Install insulation and ventilation within roofvoid.
14. Install insulation within flat roof

And all that's fairly obvious. It may not be possible to install insulation in the flat roof though. Roof void ventilation is essential to prevent mould/rot. But most old roofs are well ventilated (draughty) anyway.

Requiring furtherinvestigation

1. Dampness was recorded in the external walls which is likely to need remedial work

Yes but why is it damp? Pointing? Flashing? Repointing a whole wall needs scaffold and could be thousands on its own.

2. There is evidence of a timber infestation to outbuilding roof timbers and treatment needs to be investigated

Is the infestation current / recent / century before last? And are you going to keep the outbuildings anyway?

3. Concern was recorded to lack of a recent electrical test

Hardly any houses have recent electrical tests. But if it needs rewiring it'll be a few thousand.

4. A reputable roofer should investigate further the roof coverings, chimney stacks and flashings and provide quotations for work.

Probably wise as that's where the problems are.

5. Insurers should be advised regarding the structural movement to outbuildings.

Alarm bells tingle. What structural movement to what outbuildings? Are they attached to the house?

Other issues raised within the body of the report
1. Increase size of loft hatch
2. Felt roof covering has deteriorated on the extension and will require patching and eventual replacement within the next few years
3. Corrosion to cast-iron sections of guttering
4. Stop tap is corroded
5. Some plumbing pipes are corroded and need replacing
6. Boiler may need replacing and unlikely that thermostat is in working condition.

Most of that is fairly obvious. Requirement to replace CI guttering with like will be more expensive and if there are any curved sections or fancy hoppers will be a lot more expensive.

Make/model of boiler can be googled for current age. A boiler stat is unlikely to be expensive. However if it's really old/unsafe then new boiler will be a couple of thou. More if it's replacing a backboiler will a wall mounted condensing one. Replacing the hot water cyl may also be necessary to comply with Part L Building Regs.

any chance of a rightmove or streetview link?