FTB Homebuyers Report - Help!

Ghostlyness

Hi

We've just received our homebuyers report on a Victorian terrace. And to be honest we have no idea what to make of it. How much do surveyors err on the side or caution? Here are the things that came up as 3s:

• Penetrating dampness to the upstairs bedrooms. Report suspects its due to gutters and flashings needing attention. Apparently they're small patches and we noticed ourselves that the gutters need replacing. But the survey says concealed timbers may be effected and need investigating and perhaps replacing.
• Dampness is effecting the base of a number of walls on the ground floor. Suspects due to defective or non existent damp proof course, together with high ground levels and external render. Again, concealed timbers need investigation.
• The exterior render extends to the bottom of the walls which interferes with the damp course and causes damp issues. (We spoke to the surveyor and he said he finds the same thing in 99% of houses and its more of a modern requirement.)
• A chimney breast in the roof has been removed and the brick work is inadequatedly supported. Report says to get a Structural Engineer in to assess the full extent of the problem.

Sorry for the long post but as FTB we've struggled to find a house we can afford and we just don't know what to do with this information. Is this a run away situation? Or should we get in the experts? Or is this relatively routine stuff? Ahhhhh!

Any advice would be immeasurably appreciated.

lindens

TBH a homebuyers report is pretty rubbish esp on an older house, I would always pay for a full survey.

AlexMac

Not entirely routine (the damp is common to homes of this era, but the chimney merits attention) but do you think its the same surveyor as
https://forums.moneysavingexpert.com/discussion/4682133

read the similar replies there! Good luck

(and look at dozens of similar posts by searching on forums for damp...)

ndf9876

Like you, I was really concerned when I got my first report back (sadly I've forked out for two on two different properties).

The key words to look out for are MAY and POSSIBLY. A lot of backside-covering goes on in these reports, because if they tell you everything is A-OK and it isn't, you have legal remedy against them. So they err on the side of caution and then some.

I am honestly no expert but from what you have written :

1. The damp issue sounds legit, particularly if you spotted it yourself. I would get that looked at.
2. Inspecting concealed timbers for rot etc is standard fare, because they can't inspect them during the survey, and they can't tell you it's all OK for the aforementioned reason that you have right of redress.
3. The chimney breast I would take a view on. Don't forget that these surveys are made against current housing standards and regulations, and I would not expect a property older than 10 years to adhere to these anyway. You've seen it, so that's something for you to consider.

I don't know why "lindens" tells you that a Homebuyer's Report is "pretty rubbish", but I understand the need for a full structural survey on a house over 100 years old, certainly.

Finally, if at all possible, I'd suggest trying to speak to the surveyor who prepared the report.

PlonkerFish

Off topic - I seriously hope they used the word "Dampness is affecting" rather than effecting, and that you made a typo! Yes, grammar annoys me