Unable to access loft for survey.

Lionel_Thinkbag

Viewed a house, pretty dishevelled. Previous occupier had lived to 100 and I don't think they had done anything to the place in 40 years. There were very obvious signs of damp, spongy floorboards in a few places, needed full double glazing and the kitchen was the size of a postage stamp. Also the stairs seemed really steep. So all in all a lot of work, one for the buildstore.

We also suspected that the roof might have a problem as there was a stain in the corner of one of the upstairs rooms, from outside it looked ok - we couldn't detect anything obvious.

Anyway it was pointed out to us by the EA that there was no loft access visible, it was almost as if someone had plastered over it. We couldn't even see the 'ghost' of where it could have been.

Given the state of the property it's reasonable to assume anyone buying would want to do a full structural survey, but how would the surveyor access the loft? Should the vendor make provision for this? It's an end terrace (late victorian we think) so we thought perhaps asking the neighbours where their loft hatches were located and then cutting through in the corresponding location might be a good idea?

The property has been on the market for a few months now and no change in its circumstances according to property bee. I imagine this is one of the many issues that would put buyers off.

Also, how likely is it that the house could have been built without loft access?

GwylimT

A lot of older terraces were built without loft hatches or inspection hatches, cutting through in the corresponding area would be ideal, but it would require the full installation of a loft hatch, I have no idea how much this would cost.

princeofpounds

The surveyor won't look unless it is easy to get to.

So the vendor should think about making access. Obviously they may not be bothered, in which case you need to make a risk judgment and price your offer accordingly.

Lionel_Thinkbag

Thanks for your replies. I think cutting a square out of the ceiling wouldn't significantly devalue the house - after all it could easily be tidied up afterwards, but I guess the vendors think differently, or maybe it hasnt occurred to them. I might have a chat with the EA.

moneyistooshorttomention

Mine is late Victorian and the loft access hatch is over the landing.

But you may well find that its just not there at all, as many of these properties simply don't have it and thus some are from the landing and I would imagine most go up from one of the bedrooms.

Its going to be up to you by the sound of it to get some sort of loft access arranged. It may well be more of a modern-day era thing...as in its only fairly recently people have been looking to have said loft access (ie in order to have some storage space or the chance of putting a room or two up in the loft)

It probably honestly hasn't occurred to the vendors. It is only in quite recent times we've all had so many possessions to find somewhere to stash.

GwylimT

Lionel_Thinkbag wrote: »

Thanks for your replies. I think cutting a square out of the ceiling wouldn't significantly devalue the house - after all it could easily be tidied up afterwards, but I guess the vendors think differently, or maybe it hasnt occurred to them. I might have a chat with the EA.

They can't just cut a hole and leave it, they would need to install a full loft hatch that can be secured from below, the area would also most likely need to be replastered in parts as well before redecoration. If there are problems with the roof that are causing damp they would be visible from the outside of the property, if its a stain is it still wet or is it dry?

Lionel_Thinkbag

^ I'm not sure if it was wet or dry, it was too high up to poke at.

What I meant is that the vendors could create a hole to give the surveyor access, and then whoever bought it would have to do the full hatch installation, which is another job granted, but a drop in the ocean compared to all the other stuff that needed doing.

It's funny though as I looked up loft hatches and from what I can gather they shouldn't cost more than £400-500. It seems weird that the seller would rather forgo the 90k that the property is listed for for such a small amount. But maybe they've not thought about it.

WestonDave

If there isn't a loft hatch you're going to have to make a decision on it without an internal inspection of the loft as its unlikely the vendors will agree to a hole being cut in the ceiling to gain access.

That said if the roof appears to be level (i.e. not sunken or bowed) and there is only a corner issue I'd not be too worried. It probably needs the edge of the roof cementing in again - possibly rain blows under the edge tiles in certain weather. Its possibly rotted some timber in the roof but should be relatively confined to that corner.

Sounds like its an estate sale (i.e. from a deceased person) so you'll get limited information on enquiries as well. What you need a surveyor to tell you is whether the building is basically sound as a structure, and assume that everything else (electrics, floors, decor, plumbing etc) may need to be ripped out. Obviously that's expense but its also a chance to have it how you want it.

Lionel_Thinkbag

Thanks guys, so it's likely that serious roof issues will exhibit on the outside as well?

Tancred

Lionel_Thinkbag wrote: »

Viewed a house, pretty dishevelled. Previous occupier had lived to 100 and I don't think they had done anything to the place in 40 years. There were very obvious signs of damp, spongy floorboards in a few places, needed full double glazing and the kitchen was the size of a postage stamp. Also the stairs seemed really steep. So all in all a lot of work, one for the buildstore.

We also suspected that the roof might have a problem as there was a stain in the corner of one of the upstairs rooms, from outside it looked ok - we couldn't detect anything obvious.

Anyway it was pointed out to us by the EA that there was no loft access visible, it was almost as if someone had plastered over it. We couldn't even see the 'ghost' of where it could have been.

Given the state of the property it's reasonable to assume anyone buying would want to do a full structural survey, but how would the surveyor access the loft? Should the vendor make provision for this? It's an end terrace (late victorian we think) so we thought perhaps asking the neighbours where their loft hatches were located and then cutting through in the corresponding location might be a good idea?

The property has been on the market for a few months now and no change in its circumstances according to property bee. I imagine this is one of the many issues that would put buyers off.

Also, how likely is it that the house could have been built without loft access?

Sounds like an absolute dive - I wouldn't touch it with a bargepole.

Lionel_Thinkbag

Location Location Location though innit? It's in a really nice semi rural area and it's got a huge garden.