3's on HBR - please help

bluedrop

Hi all,
I am in the process of buying a 1930's property. The home buyers report came back with 3s in the following 10 areas. Can someone please help me understand if these are serious issues or if they will cost a lot of money to rectify? Are any of these big enough to re-think about buying this property or re-negotiate the price ?

Also, should I worry about 2's ?

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ISSUE-1:

Most of the windows have been replaced using double glazed UPVC units. These
are generally in a serviceable condition. Ask your legal adviser to obtain copies of
any guarantees that there may be for the replacement windows.
There are some single glazed timber windows at the side of the property. These
are in a poor condition with evidence of serious rot.
Renew remaining timber windows with a double glazed low maintenance

alternative.

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ISSUE-2

The timber gutter boards and soffits are generally weathered. There is evidence of
rot within gutter boards around the kitchen addition and complete replacement will
be required in this area. Rot may be found in other main roof gutter boards when

gutters are cleared. Rot within gutter boards may extend to rafters.

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ISSUE-3

Our inspection of ceilings within the roof space was restricted by the thermal
insulation.
Expanded polystyrene tiles have been fixed to the ceiling within the front bedroom.
These are often used to disguise defects. They can also be hazardous in fires. It
would appear that expanded polystyrene tiles have been stripped from the kitchen
ceiling. The ceiling finish within the kitchen is now poor. Lath and plaster ceilings
will have a limited remaining life expectancy. Some ceilings have been lined with a
textured lining paper probably in an attempt to disguise localised defects. Ceilings
will be damaged when tiles are stripped.
Get a quotation now for complete renewal of ceilings. Although this is not required

immediately, the cost will be high and this could influence the purchase price.

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ISSUE -4

Original bedroom fireplaces have been removed and flues sealed. Flues have
been inadequately vented. Dampness can build up within poorly vented flues
particularly where chimney pots are open as in this case.
Electric fires have been fitted within the reception rooms. These are of a dated
design.

Provide improved ventilation to sealed bedroom flues.

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ISSUE -5

The meter is located beneath the stairs. The adjacent fuse board incorporates

3

dated, rewireable type fuses and not modern circuit breakers. Some of the power
sockets have been located at low level on skirtings. This is poor practice, as it can
lead to damage of appliance flexes. Some of the light switches are of dated design
and are loose.

Instruct a qualified electrician to completely rewire.

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ISSUE -6

The meter is located under the stairs. Current gas regulations recommend testing

3
of gas installations at change of ownership.

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ISSUE-7

There is a dated Glow Worm boiler within the kitchen cupboard. This is connected
to a wall flue. There is a plastic feed and expansion tank in the roof space.
Radiators are of a dated panel design and do not have the benefit of thermostatic

control valves.

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ISSUE-8

The inspection chamber within the front driveway is clear.
The inspection chamber at the side of the property is in a poor condition. Cement
work at the base of the chamber is loose and there is evidence of partial blockage.
PVC waste pipe work outside the kitchen door appears to have been leaking in the
past.
Defects are often revealed within underground drainage systems associated with
pre-War properties in this area. Arrange for a specialist contractor's test using
CCTV equipment. Renew defective cement work at the base of inspection

chambers.

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ISSUE -9

There is a pre-cast concrete garage within the rear garden. The roof incorporates
asbestos sheeting. Asbestos is a potentially hazardous material as any inhaled
fibres can ultimately lead to cancer.
Rain water is likely to run down the drive into the garage when it rains heavily
leading to flooding.
The electrical installation within the garage is in a poor condition and should be
considered potentially unsafe.
Arrange for qualified electrician's test of the garage electrical installation. Get a

quotation now for complete renewal of the garage roofing.

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ISSUE -10

Fencing on one side of the rear garden is in a poor condition. It could collapse at
any time leading to a risk of personal injury. Ask your solicitor to clarify ownership
of fences.
Renew the garden fence.

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Many thanks for reading through and for helping

DRP

it sounds like a do-er up-er that was previously owned by an elderly/deceased person, right?

I'm guessing you will have to spend loads to modernise it, but that must have been obvious from your viewings.

imo, virtually all of the defects would have been obvious just by having a look around, so probably no basis to negotiate on price. THe exception might be the roof space, which the surveyor wasn't able to view. I have a 'thing' about dodgy roofs, so if it was me I'd want to get a better look in there...

moneyistooshorttomention

I want your surveyor for any property I am looking at buying. Sounds like he has earned his money there....

The points that strike me personally from this are the potential for the garage to flood (is there anything you can do to prevent this possibility?) and that mention re ceilings (I would want to know exactly what sort of cost level is involved for replacing ceilings).

I have read details on here before now of something along the lines of putting one of those drains along in front of a garage with a grated type top and wouldn't imagine that is a huge cost. Someone else would know better than me on that....

I wouldn't have thought that replacing ceilings was that expensive - though the only evidence I have for that is that my house hadn't had much money spent on it at all at the time I bought it:( and everything possible was "cheapskated through" by previous owners:mad: and yet they had replaced every ceiling in the original (Victorian) part of the house. I cant see those cheapskates having done that if it cost very much...:rotfl:

Mr_Moo_2

Remember that the Surveyor, in saying all this, is covering their risk. This looks to me like a not untypical list of defects that an 80-ish year old house is going to have. You may have grounds to go back and seek to renegotiate the purchase price on some of them but mostly it is the sort of thing that will crop up in period properties - for example the asbestos will need specialist handling if you take down the garage, but if you don't touch it there should be no problem (although if it leaking you might need to do something).

Key to any attempt to renegotiate will be whether Surveyor valued it in line with the purchase price?

vectistim

Issue 1: Windows
Some of them seem OK (and might have guarantees, some need some attention - rub them down cut out any knackered bits, replace with poly-filler and paint)

ISSUE-2: Timber soffits, etc.

Some of these are a bit knackered - see issue 1.

ISSUE-3: Polystyrene ceiling tiles: get rid of these - I've seen a house after a fire which had these - horrible.

ISSUE -4: Fireplace vents
It says dampness can build up - doesn't say he found any.


ISSUE -5,6,7: Electrics & Gas: Standard recommend a check

ISSUE-8: Inspection chambers a bit knackered. _Might_ be worth getting a CCTV check on the side one

ISSUE -9: Don't tear, lick or sniff the garage roof.

ISSUE -10: Bang some posts in to prop the fence up?

bluedrop

Thank you everyone. I know the property needs updating. But being a first time buyer (and raised in the east), I couldnt catch a few things on viewings even though they seem obvious. One of them is the need for re-wiring and replacing the boilor.

i know that the property needs a new kitchen, new bathroom, flooring changed. I've estimated these to cost be appx 15k. I have another 5k contingency fund. The property is a typical 1930's house with internal area of 98sq m. Does this amount sound about reasonable for the work? I took a builder in last week and even paid him £50 to have a look and give estimates. unfortunately, he fell very ill the next day and is in the hospital now

bluedrop

vectistim wrote: »

ISSUE -9: Don't tear, lick or sniff the garage roof.

Lol, I have no intentions of doing this.... lol...

moneyshoe

bluedrop wrote: »

Thank you everyone. I know the property needs updating. But being a first time buyer (and raised in the east), I couldnt catch a few things on viewings even though they seem obvious. One of them is the need for re-wiring and replacing the boilor.

i know that the property needs a new kitchen, new bathroom, flooring changed. I've estimated these to cost be appx 15k. I have another 5k contingency fund. The property is a typical 1930's house with internal area of 98sq m. Does this amount sound about reasonable for the work? I took a builder in last week and even paid him £50 to have a look and give estimates. unfortunately, he fell very ill the next day and is in the hospital now

There is nothing in that report that would put me off. It sounds like the house is a project and you knew this before you made your offer. I don't think you are going to be able to renovate the house completely on your £20000 but I think that once you take possession and prioritise the jobs that need doing you will be able to make it liveable in for that much. Then it will be a case of doing jobs as and when you have the money. For example, I suspect you probably won't need to replace all the non-double glazed windows immediately but you will want to somewhere down the line. Yes maybe your chimneys ideally need vented but if there is no damp then it's not a priority. The electrics and boiler may be fine for many years yet or the place may need to be rewired. You probably will need to get the gutters sorted (I'm funny about gutters!) Which isn't in your budget.

If I liked this place and saw it as a long-term prospect then I wouldn't be afraid to take on that survey with £20000 in my pocket.

bluedrop

I was going through some old email exchanges between the EA and me. This was because I was wondering how I underestimated the work involved. Here comes the answer

In the email, the EA said (these are apparently the vendors answers)
1. Wiring is ok. Just needs new switches
2. Boiler is 4yrs old
3. Property is double glazed throughout

After the survey it turned out that:

1. The house needs re-wiring, the garage wiring is dangerous
2. Boilder is very dated and is at the end of its life
3. There are a couple of rotting windows that are single glazed.

Also, the survey pointed out rot in the gutters etc. I just spoke to a roofer who estimated £1800 to replace the gutters.

In all, I am looking at £4000 for rewire, £6000 for a boiler change, £500 for the two rotting windows and £1800 to replace gutters.

what I dont understand is,

1. Should I be angry about being lied to and walk away?
2. Am I over reacting?

DRP

in a way , because the vendor exaggerated the condition of the house, you are in a better position to negotiate. But i still think this would only be a valid complaint for #1 (maybe) and #2 (maybe)

1. If you are sure the boiler is actually much older than 4 years (and is in need of replacement), ask to see its service history, then negotiate the price.

2. To be honest the wiring seems old, but he's not saying its dangerous (he's not even qualified to say that) - he's saying the position of the sockets 'can' lead to be dangerous defects. Get a proper electrician to look.

3. Surely you were able to tell that some windows were older/different/not double-glazed when you viewed the property?


Yes i think you are over-reacting a bit, but you do need to decide whether your budget can cover these repairs, if you feel they need doing immediately.

bluedrop

DRP wrote: »

3. Surely you were able to tell that some windows were older/different/not double-glazed when you viewed the property?

There are two windows to the side that are not the typical see through types. So I asked. The EA confirmed they were both double glazed.