Homebuyer report - am I right to be concerned?

Mrs_b_4

Hi,

Please can anybody give me some advice as we have no experience and we're first time buyers.

Homebuyer report was completed and some things have come up as serious. House is a 3 bed mid terraced £210K.

The following points were marked as
Defects that are serious and/or need to be repaired, replaced or investigated urgently.

"

PVC gutters and downpipes fitted. These remain in a poor condition throughout
with areas of general distortion and blockage with vegetation growth. We would
recommend that all gutters and downpipes are cleaned out of debris, realigned

and joints checked for complete watertightness."

"

and electrical flex.
If a recent test certificate, dated within the last twelve months, is not available for
the electrical installation then I recommend it is tested. See Section J3.
Instruct a qualified electrician (eg NICEIC/ECA registered) to test the electrical
installation and report as to its condition together with a quotation for any
repair/renewal. See Sections J1 and J3.

Provide further sockets to rooms.

"

We understand that the central heating may be provided by a concealed back
boiler to the living room although this has not been verified or inspected. This
provides central heating via radiators to some rooms although none evident to the
entrance porch, ground floor WC, conservatory. No tests have been undertaken to
the system and we would recommend that a suitably qualified heating engineer is

instructed to inspect the boiler, flue and radiator system and advise as to the
efficiency, adequacy and compliance with gas safety regulations."

"

A rear right store is evident to the garden with corrugated asbestos roof. This
remain in poor condition with general damp and rot.
The front right of the property has a projecting area forward of the shared
pedestrian access tunnel. This is of single skin brick with a flat concrete roof.
Again, general dampness and rot is occurring. All outbuildings require general
overhauling and upgrade.
The shared access tunnel with the adjacent property remains in fair condition for
age/type although ceiling areas are not inspected.
We advise that if undisturbed or undamaged asbestos cement materials do not
constitute a significant health hazard but their removal does require the use of

licensed contractors and is expensive."

The following points are marked as

Defects that need repairing or replacing but are not considered to be either serious or

urgent. The property must be maintained in the normal way.

"

Large tall brick chimney stack with one flue terminal and lead flashings at junction
with roof. This remains in fair condition for age/type although requires selective
repointing and overhauling and redressing of flashings to leave in a sound and
watertight condition. Evidence of damp penetration noted within the loft area which

may be affecting adjacent rafters."

"

The main roof is of timber pitched design surfaced with concrete interlocking tiles.
This remains in average condition for age/type although some moss/lichen growth
evident. Check and rebed/repoint ridge tiles as required.
The flat felt roof to the rear extension remains in average condition for age/type
although some deterioration and bubbling to surfaces was noted. This indicates
that the roof is coming to the end of its useful life and we advise that flat felt roof
coverings have a normal life expectancy of approximately 10 years. Anticipate recovering
will be necessary within the near future. When this is undertaken,

inspection and upgrading of timber decking below should be undertaken."

"

The front porch is of 115mm brick construction with a pitched roof surfaced with
plain concrete tiles. The thin walls increase the risk of damp internally. Upgrade as
necessary.
The rear left ageing conservatory may incorporate a timber frame wall to the left
flank but mainly ageing units, windows and doors. Areas of general dampness
noted to ground floor may be partly due to high external ground levels. Areas of
wet rot and defect noted. All areas require general overhauling and repair.

Upgrade"

"

Eaves joinery may be of timber construction although other materials may be
incorporated to the soffit boards. Uneven and poor areas noted and areas of wet
rot should be anticipated. We would recommend that this and all other remaining
joinery is further inspected and overhauled replacing any areas of wet rot with new

pre-treated timbers followed by redecoration."

"

The roof consists of minimal size rafters supported by purlins and three roof
trusses. This remains in average condition for age/type although the rafters would
benefit from upgrading. Ageing roofing felt is poor and brittle.
Evidence of localised damp penetration was noted to the front right rafters forward
of the chimney stack and may be due to leakage from the chimney stack/roof

junction although not verified. Investigate and remedy."

"

The ceilings are considered to be of plasterboard construction. These remain in
poor condition with undulating and blemished areas and damaged/repaired
sections particularly noted to the forward entrance hall and living room. This may
have been due to leaking plumbing or bathrooms above. Investigate and ensure
source of dampness eliminated then carry out further overhauling and

redecoration."

"

Internal walls of solid construction. No major significant defects noted although
some areas of cracked and blown plaster were noted, particularly around some
windows. Overhaul and repair. Some alterations to load bearing walls. Check
building regulation was sough and granted for any support provided.
Tests taken with an electric moisture meter indicate no general areas of dampness
are affecting internal walls where they could be easily tested although the large
amounts of stored goods, furniture and kitchen/sanitary units, hindered inspection.
However, some localised areas were noted particularly around the ground floor
WC in the location of the stopcock. Check incoming main and stopcock and

overhaul to leave in a sound watertight condition."

"

The living room has a chimney breast and possible back boiler fitted which may run
through the bedrooms above to the chimney stack although not verified. The
existence and adequacy of the boiler has not been verified.
No tests have been undertaken to the system and we would recommend that if it is
your intention to use this for the burning of solid fuel or the fitting of other
appliances, further specific professional advice should be sought as to the

adequacy of the systems and flues if fitted."

"

Mains water connected and stored within possible PVC tank to the loft area. Where
limited plumbing seen, noted to be of ageing copper and further materials may be
incorporated particularly to the incoming main. Some dampness noted to the
ground floor WC area where the stopcock is located. We would recommend a
plumber is instructed to inspect this area and the incoming main and advise on

any upgrades or repairs required. Check all other plumbing as a precaution."


I'm really sorry for all of this information. I could really do with any advice. All of these points have concerned me. We don't want to make the mistake of buying this property and regretting it

DannyboyMidlands

On what basis did you offer on this place? Did you think that everything was fine or were you planning to rennovate it?

Mrs_b_4

We offered on the house thinking it was ok and apart from needing to fit a new kitchen and bathroom and decorating not much else needed doing. Definitely not looking for a property to renovate at this stage.

Mrs_b_4

Is it normal to have so many points on a report? This has really worried us. We don't want to be hasty and pull out of the sale but at the same time we don't want to buy a house which needs so much repair

StuC75

seems to be focusing on needing to check (where appropriate)-

Plumber - to check back boiler and heating - range of rooms covered by the system-- at very least you need to check this over before using (buyer beware and all that)..

Gutters and pipework , and the roof sounds like needs further investigation - is there damp or leaks from the roof - as room description lists plaster ceilings needing attention -- how water tight is the property... blown plaster near windows might be a sign of moisture problems...


Sounds the standard though in highlighting everything that you may need to get checked (to cover the surveyors back....).

Its more a case of..

How much did they value it at in its current condition - compared to what you have had accepted??

Mrs_b_4

Thanks for the reply Stu. The house was on the market for £225K, the offer they accepted was £210K. The surveyor has agreed with our £210K valuation

StuC75

Mrs_b wrote: »

Thanks for the reply Stu. The house was on the market for £225K, the offer they accepted was £210K. The surveyor has agreed with our £210K valuation

Difficult to suggest where to go from here... Valuation suggests inline with price - and if corrected no doubt the house worth more. so on the face not much scope to negotiate..

The roof comments stand out for me regarding how waterproof the house is and construction...-- so is it worth getting that checked out further so you know what to expect there... whilst all houses need maintaining you do need to know what getting into there into the shortterm.

Does come across as a bit of a do-er upper house.. Internals are probable more about how much work and how long you want to spend doing up..

Mrs_b_4

Hmmm my thoughts exactly at this stage. Reading these comments definitely makes me think there is a lot more work needed than we anticipated. For us we're looking for our first house so although we don't mind some work we're not looking to take on a project. And as for how long we wanted to spend doing it up...well in all honesty we wanted to get moved in and spend 6 months doing it up to what we wanted and then think about starting a family so definitely not that long!

geoffky

Looks like a lot of worry, for what?
Move on because if you get caught out with a big expence can you afford to pay it... or lower the price to take in account of the work needed..I take it is down south with the price of a terrace being 210k that you could have for 90k here in cheshire..

Mrs_b_4

Yeah your right Geoffky the house is in Hemel Hempstead. I guess we need to get the sellers to get some quotes in to see what we are actually looking at cost wise here or on the other hand I'm tempted to just walk away now. Really don't want to move into a house with loads of issues

Yorkie1

Mrs_b wrote: »

Yeah your right Geoffky the house is in Hemel Hempstead. I guess we need to get the sellers to get some quotes in to see what we are actually looking at cost wise here or on the other hand I'm tempted to just walk away now. Really don't want to move into a house with loads of issues

It's in the seller's interests for them to get people in who will say a) there's nothing really wrong, or b) it will only cost a little to fix - so there's minimum re-negotiating for you to fix onto.

Get the quotes yourself so that you can trust the information more.