homebuyers report - 3's for roof and walls

mug51

Hi,

I have just received my homebuyers report and the 3's that have come up are walls and roof (electricity, gas etc. too but guess they are normal).
Roof:

The roof is covered with interlocking tiles.
The coverings have weathered and neighbouring properties have been re-covered which is indicative that this property may well need attention in the near future.
The coverings are in need of some repairs.
Several tiles are broken and need replacing.
The bedding mortar to the ridge tiles is deteriorating and will need replacing.
The roof may need complete recovering in the near future.
Roof flashings/fillets (weatherproofing details)
These are formed in felt and are in need of some repair and improvement.
The felt flashing between the bathroom gable wall and main roof is inadequate and should be replaced in a more durable material.
Work to the roof and flashing is likely to be costly, particularly if recovering the roof is necessary, and you should instruct a reputable and experienced contractor to inspect and quote for the work before exchange of contracts.
The first floor flat roof
As stated earlier, the first floor flat roof covering could not be inspected.
There are no external openings to ventilate the flat roof structure. The need for ventilation should be investigated when the roof covering is next replaced.
It should be noted that, compared with traditional coverings such as tiles and slates, most felt roofs have a typical life of 10-15 years. They are also prone to sudden failure and leakage. Periodic re-covering will therefore be necessary.
When this is undertaken, the supporting structure may also need some attention.

Walls:

The walls which are approximately 275mm (11") thick, have a masonry inner leaf and an outer skin of brick with the two leaves being separated by an air gap.
Externally, the walls are pebble dash rendered.
The walls whilst in satisfactory structural condition are not precisely true and plumb which is not uncommon or unusual in a property of this age and type. The pebble dashing is in satisfactory order.
The damp-proof course (horizontal damp barrier)
The walls contain a chemical damp-proof course. This has been introduced since the property was originally constructed and your legal adviser should check with the current owner for any guarantees in respect of the work. We refer you to our recommendations in Section I.
We found no signs of rising damp in the property and the replacement damp-proof course appears fully effective.
Sub-floor ventilation
There are an adequate number of sub-floor vents to ventilate the underside of the suspended floor.
Wall insulation
It appears that cavity wall insulation has been introduced since original construction. Your legal adviser should make further enquiries about this with the current owner and we refer you to our comments in Section I. Although we found no evidence of any significant defects, external surfaces should be kept in good
condition as damp penetration has been known to occur with this method of insulation in exposed areas.

You should note the following :-
The cavity walls of this property are formed in two leaves which are usually held together with metal wall ties. The metal ties used in properties built before the early 1980s were prone to corrosion which, if significant, could lead to structural movement. Whilst the condition of these ties cannot be properly ascertained without opening up the structure, wall tie failures have occurred in the area and when considering the properties construction, age and exposure, a more detailed inspection is recommended. We also refer you to our comments in Section J.
As this is urgent you should instruct a registered wall tie company to inspect all cavity walls and report to you on their condition before exchange of contracts.
The property is located in a former coal mining area. Although there is no evidence of structural movement, further enquiries and searches should be made by your legal adviser. We refer you to our advice in Section I.

I can see the 3 rating for roof as a few things have been pointed out but for the walls is the 3 rating only given becasue of the wall ties?
how would you guys proceed with those above points given in the report, is there anything to worry about?

G_M

I can see no adverse comments for the walls so do not understand the surveyor's concern.

Ring and ask?