Homebuyer survey came back with 3s. Help!

torridonscot

Hi all, the homebuyer survey came back (first floor flat, victorian property). It's very detailed and it has some reds for roof/chimney/roof light recommending remedial repairs (see below). They phoned me up to ask if I wanted something looked at and I mentioned an old leak in the bedroom.

Gas/heating/electricity all got 3s red because the surveyor could not test them.

Also, all double glazing is missing British Standards marks "suggesting it doesn't meet safety standards" but this seems to have been marked with 1.

I'm not sure what to make of this, it doesn't sound major but the writing makes it sound very urgent. I'm a first time buyer so this is the first survey I'm reading!

Chimneys, Roof
-some deterioration to chimney stacks which will require remedial repair.
-deterioration to brickwork, pointing and rendering finishes.
-the chimneys are provided with open pots. Disused chimney flues should be capped and vented
-localised cracking for the mortar bedding around the chimney pots
-couple of missing hip tiles
-some deterioration and plant growth to the party wall
-localised staining within loft space, to the valley and
around chimney stack areas
-roof light above the stairwell - taped repairs undertaken to glazing.
-some staining to timberwork and excessive mould growth to timber joinery within the roof valley area and around chimneys
-ventilation within the loft space was to minimal levels and should be improved.

Picture here of chimney

"The roof coverings have been replaced with a concrete tile finish which would be heavier than the original finish to the property. This could result in excessive loadings being exerted on to the roof frame unless adequately strengthened. Whilst there does not appear to be any current distress to the roof frame, it should
be confirmed that appropriate statutory consents and approvals were obtained"


Now, I said to the EA that I'd need to get some quotes to see how much it would cost to get these repairs done and I'd reduce my offer accordingly OR the vendor would have to get these repaired. They said the vendor will get these repaired and I'm to hear details of those plans.

Is it better for the vendor to get them done or negotiate to get money off the asking price and get them done myself? I'm just worried they might just do a poor job as cheaply as they can to cover things up.

Any thoughts?

DannyboyMidlands

Is it leasehold or share of freehold?

Voyager2002

Time to look for something else.

There are lots of danger signs: more trouble might be revealed as work proceeds, and you cannot tell whether bodged jobs can be put right or need to be done again from scratch. And even if you get a substantial price reduction, are you confident that you can manage a fairly major renovation project? And do you fancy living in a building site?

googler

Surveyors don't test gas/electric other systems. They look for any obvious faults (broken wall sockets, loose wiring, other safety concerns) and report on these.

Is there some specific reason for the 3 on these?

Fire_Fox

What is specified in the long lease about repairs and maintenance of the external fabric of the building? Is there are sinking fund? Are there any major works planned at present? Has your conveyancer started the process of putting queries to the freeholder or management company? Roofs, chimneys and walls are generally a communal responsibility, windows generally down to the individual leaseholder but this is far from set in stone.

If these problems are significant and are are a communal responsibility this does not reflect well on the freeholder or management company. They supposed to organise the repairs specified in the long lease and charge the leaseholders accordingly. If repairing these will cost more than £250 per flat there needs to be a lengthy formal consultation process, they can't just be fixed unless all the leaseholders agree or the work is deemed urgent/ dangerous. Even then the freeholder has to apply to the LVT for dispensation.

It's well worth researching the rights and responsibilities before considering a leasehold property. Note that share of freehold is actually leasehold, with a share of the freehold on a separate title. http://www.lease-advice.org/publications/



ETA I suggested this in your previous thread, did you do it?
"Place any offer in writing not verbally, include a long list of questions and conditions and ask for a written response. Ask formally about the length of the lease, amount of service charges ground rent and buildings insurance, what the service charge covered, what major works are planned. The estate agent will tell you that your conveyancer will cover this, that is correct but you want confirmation before you shell out of legal fees and surveys. Understand the rights and responsibilities of being a leaseholder here http://www.lease-advice.org/"

googler

From your user name - are you buying in Scotland?

If so, are you referring to the seller's Home Report, or a survey you've commissioned yourself?

Also if so, the comments about leasehold/freehold won't apply.

torridonscot

Property is leasehold (London) but I'm yet to get details of what the leasehold agreement says about communal responsibilities. However, the vendor has confirmed in writing the years on the lease, that there is only ground rent to be paid, no service charge and no building insurance. No, my solicitor hasn't started the process of putting queries to the freeholder.

Voyager2002, I see your point but it's not so easy to walk away when you've already got the ball rolling and paid for a survey etc AND you love the place. My problem is that I am not qualified to be able to tell whether these issues are truly serious or easily repaired.

Would it be an idea to get a roofer to assess the situation before the vendor's builder gets in? Also thinking of going down there to talk to the neighbour. The roof void is not separated between flats so they must know its history.

Vendor said he'll send copies of gas/electricity certificate (gas check was done last week). Below is what the survey says.

Electricity
The property is connected to the mains electrical supply and there is a meter and consumer unit within the hall at ground floor. The consumer unit was a reasonably modern switched type. Testing of the system could not be established. If a recent test certificate, dated within the last 12 months, is not available for the installation then I recommend it is tested. The observed wiring and fittings appear to have been extended/altered, suggesting partial rewiring in the past. Some elements may require upgrading. The light fitting within the loft space was found to be detached from the surface and remedial securing by electrician is recommended.

Gas
Mains gas is connected and the meter is located within a housing to the exterior. There are gas appliances within the property. Testing of the system could not be established. In view of the complexities of regulations and safety implications, we recommend
an inspection of the installation and appliances by an appropriate Gas Safe registered contractor prior to first use. It should be noted that all alterations or installations of pipework must be carried out by Gas Safe registered contractors. Arrange for a report and quotation from a Gas Safe registered engineer for any
recommended work with subsequent test certificate.

Heating
The property is provided with a gas fired central heating system with a Vaillant combination boiler located within the kitchen. The boiler serves a system of water filled radiators throughout the property. The system appears relatively modern. Testing of the heating system could not be established. Heating systems of this
type require correct servicing and maintenance to ensure efficiency and safety. Whilst the system appears relatively modern its condition could not be established.

The system should be seen running and evidence of recent, regular and satisfactory servicing should be obtained. If it is not possible to see the system running or obtain such evidence, the system must be tested and serviced by a Gas Safe registered contractor prior to legal commitment to purchase. It has not
been seen running and I have no evidence of its service history.

Hot water is understood to be provided by the central heating boiler. Previous comments under Section G4 should be noted.
The system should be seen running and evidence of regular and satisfactory servicing should be obtained. If it is not possible to see the system running or obtain such evidence, the system must be tested and serviced by a Gas Safe registered contractor prior to your legal commitment to purchase. It has not been seen running and I have no evidence of its service history.

Thank you!

torridonscot

About the double glazing missing British Standards marks "suggesting it doesn't meet safety standards", is that uncommon or not, does it raise issues?

googler

The elec/heating/gas statements seem fairly standard to me. With the exception of the detached light fitting, I can't see why the surveyor not testing the systems warrants red flags...

sailerboy

Unlike others here I would not consider these too significant, though there are questions.

Clearly the issue of responsibility is relevant. The lease will establish who is liable for repairs to the fabric. Usually the freeholder/management company, with each flat-owner contributing a share. Firefox's questions are important.

torridonscot wrote: »

...(first floor flat, victorian property).

Gas/heating/electricity all got 3s red because the surveyor could not test them.surveyors are not electricians or gas engineers. This is standard. As you later say the consumer unit is 'reasonably modern' I see no indication of concerns - if you're worried, send in an electrician.
Same applies to heating etc. Send in a gas engineer if worried, or why not re-visit yourself and see if hot water comes out of the taps and the boiler fires up when you turn the heating on.....?

Also, all double glazing is missing British Standards marks "suggesting it doesn't meet safety standards" but this seems to have been marked with 1. Probobly older windows. It's an old property so naturally much work will have pre-dated current Standards. Like thousands of other houses.

Chimneys, Roof
-some deterioration to chimney stacks which will require remedial repair.
-deterioration to brickwork, pointing and rendering finishes.
-the chimneys are provided with open pots. Disused chimney flues should be capped and vented
-localised cracking for the mortar bedding around the chimney pots
-couple of missing hip tiles
-some deterioration and plant growth to the party wall
-localised staining within loft space, to the valley and
around chimney stack areas
All the above sound like minor non-urgent roof repairs. And as said, probobly shared cost responsibility. The most expensive aspect of this work is likely to be the access (scaffolding due to the height) the actual work is trivial.
-roof light above the stairwell - taped repairs undertaken to glazing.Impossible to judge severity. New roof light needed? More likely new glass? How big is the pane? I assume the stairwell is shared, so again, joint responsibility and cost of all flat owners.
-some staining to timberwork and excessive mould growth to timber joinery within the roof valley area and around chimneys
There may be a bit of damp, but when the roof work is done (see above) some new/repair lead flashing to the valley will stop water getting in. Trivial. Sorted.
-ventilation within the loft space was to minimal levels and should be improved. A couple of air bricks (£3 each + labour) will increase ventilation. Once the valley (above) is sorted, the extra ventilattion will dry out the timber.

Picture here of chimney

"The roof coverings have been replaced with a concrete tile finish which would be heavier than the original finish to the property. This could result in excessive loadings being exerted on to the roof frame unless adequately strengthened. Whilst there does not appear to be any current distress to the roof frame, it should
be confirmed that appropriate statutory consents and approvals were obtained"
see red above. So no problem then!

...
Is it better for the vendor to get them done or negotiate to get money off the asking price and get them done myself? I'm just worried they might just do a poor job as cheaply as they can to cover things up.

Any thoughts?

The vendor will probobly have to get the freeholder/management company to do them. This negotiation (especially if it involves other flat owners) could take weeks/months before the work is even approved, let alone 3 quotes obtained and work under-taken. 6 months?

If YOU get quotes, remember that (depending on lease - see Firefox's post) cost will be divided by number of flats. And if there is already a sinking fund, there may be NO cost.

torridonscot

Thanks sailerboy. Just got a call from the EA to say the vendor is sending a builder round on Monday to fix the roof which implies that he's not getting the freeholder to do it and he's not kicking his heels either. I'm definitely asking for clarification on shared responsibilities ASAP.

However, would it be reasonable now to ask for a list, in writing of all the repairs to be carried out as well as a copy of the worksheet after the work for my records? Would you recommend I then get a roofer to inspect the work in case there's more to it? Clearly there's some conflict of interest here as I don't know the relationship between builder and vendor.