Survey advice wanted

G_M

I am starting a new thread for Star999 (see post here)


Hi
So Sorry to post here, but I've tried for the past 3 hours to start a new thread but keep getting an error page.

I need some help please.


Me and my husband are ftb. After nearly two years of searching, we found a house we like and had our offer accepted last month.


The survey was completed on Wed and we received the Homebuyers report today.


The report has highlighted some work that needs doing and I need some advice on whether I should negotiate a lower price than what was originally agreed. However the valuation placed on the property by the surveyor is the same as our offer.


It stated quite a few issues but the ones we feel are significant and we weren't aware of upon viewing are the following:


"The system was operating but it was not fully effective as some radiators were cold to the touch. Some repair is needed. As this is serious, urgent and may be costly, you should instruct a reputable qualified heating engineer to inspect and report to you before exchange of contracts."


"The water tank is old and rusting and now needs to be replaced. This is not considered to be either serious or urgent and can be dealt with soon after taking ownership. However, you should obtain estimates for repair/improvement work before exchange of contracts. Although this could be carried out after taking up occupation, if it is not replaced in early course it may begin to leak."


Many thanks for any help

Star999

Hi G_M

Thank you so much for starting this thread for me.
Been trying on both my phone and laptop to start a thread, but keep getting an error page re maintenance or something.

Georgesmum79

Hi,

Some cold radiators would not be a serious issue for me; they are right to say that you must get it looked at before exchange, but as it could be something as minor as the radiators needing bleeding, I would not panic over that just yet.

However, the rusting water tank would worry me more, as it is obvious that it will never get any less rusty! I would either negotiate a reduction in the price to take into account the need to replace the tank, or ask the seller to replace it before exchange: then you would need to agree a spec. acceptable to you.

Hope this helps,
G.

G_M

How old is the property, and how old the heating system?

Do you know if the radiators in question were turned on? Sounds like a silly Q, but some people don't have them all on at once, especially this early on in the cold season!

Assuming they are on, but not heating up:

* they might need bleeding: 10 minutes DIY !
* they might need flushing : £50
* the entire pipe/radiator system might need replacing: £1500?

The tank in the attic is probably not urgent(unless really rusty & on verge of leaking)

Either check these things yourself (not rocket science!) or pay a heating engineer to inspect the rads, the tank (and the boiler while he's at it).

Beware of engineer soliciting for work - you want to know what really needs doing, not what the engineer would like to do and like to charge for.

Star999

G_M wrote: »

How old is the property, and how old the heating system?

Do you know if the radiators in question were turned on? Sounds like a silly Q, but some people don't have them all on at once, especially this early on in the cold season!

Assuming they are on, but not heating up:

* they might need bleeding: 10 minutes DIY !
* they might need flushing : £50
* the entire pipe/radiator system might need replacing: £1500?

The tank in the attic is probably not urgent(unless really rusty & on verge of leaking)

Either check these things yourself (not rocket science!) or pay a heating engineer to inspect the rads, the tank (and the boiler while he's at it).

Beware of engineer soliciting for work - you want to know what really needs doing, not what the engineer would like to do and like to charge for.

The report states it was built approx 1950.
Not sure about the age of the central heating, but the report states the following:

"Central heating and hot water is provided by the back boiler to the living room gas fire. The back boiler is likely to be is an old unit and will therefore require more frequent repair than a modern one. There may also be difficulty in obtaining spares. Where visible, the distribution pipework is copper.

The radiators are of the steel panel type and these are of some age. The radiators are not fitted with thermostatic valve controls which aid heating efficiency. The expansion tank to the
installation is situated in the roof void and this is plastic. Because of its age increasing maintenance costs should be anticipated and it will not be as efficient as a modern installation."

And from the surveyors report, it sounds like it was on as he says it was "operating."

Star999

So is it best to get an engineer to look at these issues for an idea on costs and go from there?

whalster

Flushing is usually worthwhile but more than £50 usually radiators are going down a bit at the moment with steel price down

Lord_Baltimore

Star999 wrote: »

"Central heating and hot water is provided by the back boiler to the living room gas fire. The back boiler is likely to be is an old unit and will therefore require more frequent repair than a modern one. There may also be difficulty in obtaining spares. Where visible, the distribution pipework is copper.

The radiators are of the steel panel type and these are of some age. The radiators are not fitted with thermostatic valve controls which aid heating efficiency. The expansion tank to the installation is situated in the roof void and this is plastic. Because of its age increasing maintenance costs should be anticipated and it will not be as efficient as a modern installation."

Out of interest, approximately how much did it cost for this truly incisive advice?

I assume you've taken into account that when the windows in the property are opened it let's the air in, as this is inefficient in terms of keeping the building heated? Gawd .

Star999

Lord_Baltimore wrote: »

Out of interest, approximately how much did it cost for this truly incisive advice?

I assume you've taken into account that when the windows in the property are opened it let's the air in, as this is inefficient in terms of keeping the building heated? Gawd .

My mortgage lender paid for the basic valuation report and we had to pay £144 for the Homebuyers report.

jimmy_cricket

Georgesmum79 wrote: »

Hi,


However, the rusting water tank would worry me more, as it is obvious that it will never get any less rusty! I would either negotiate a reduction in the price to take into account the need to replace the tank, or ask the seller to replace it before exchange: then you would need to agree a spec. acceptable to you.

Hope this helps,
G.

Hi,
My mum has a 50s house and the galvanised steel tank needed replacing recently. Not hugely expensive or disruptive.

Star999

jimmy_cricket wrote: »

Hi,
My mum has a 50s house and the galvanised steel tank needed replacing recently. Not hugely expensive or disruptive.

Hi
Any idea how much this cost?