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Homebuyer Survey come though - Looks scary!
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stejc
Posts: 17 Forumite
We have just had a homebuyer survey come through for a house we have put an offer on and it looks to use pretty bad with 9 category 3 items!
The house was built around 1890 and we are first time buyers and have no idea if these sort of things are expected in a house this age. We have had an offer of £136000 accepted and the valuation has come out at 127500.
E1 - Chimney Stacks ----
The property has three chimney stacks which are built in brick masonry, the rear
left side stack is shared with a neighbour.
The rear right side stack is leaning and although not considered unstable or
dangerous at this stage, regular 6 monthly inspections should be carried out so
that any deterioration can be dealt with.
The stacks are badly weathered and in need of repointing to prevent further decay
and disrepair. A number of bricks have also spalled (eroded) and these should be
replaced.
E4 - Main Walls
The walls which are approximately 300mm thick, have a masonry inner leaf and an
outer skin of brick with the two leaves being separated by an air gap. The rear
single storey section of the building has rendered elevations.
The building has been noticeably affected by settlement and the property has
settled on its right-hand side. As a consequence of this the right-hand side
elevation leans out from the bottom towards the top. Internally floors slope towards
the right-hand side elevation and a number of the window and door openings are
out of square.
It is suspected that at some stage in the past the front right-hand corner of the
building and the rear elevation of the main building have been rebuilt probably due
to this settlement.
On balance the movement appears to be now longstanding and there is no
evidence to suggest that this movement is ongoing. However, the degree of
settlement which has affected this building could prejudice the future saleability
and the price obtainable.
There is a corroding lintel above the front left side first floor window which will need
to be cut out and replaced. The secureness of the brick soldier arches above the
windows at the rear need to be checked to ensure that they are sound and any
rebuilding off new lintels found to be necessary should be undertaken.
E5 - Windows
These are made of plastic and are double glazed.
The small opening lights in the bedroom windows will prevent easy exit should a
fire occur. For safety reasons this situation should be improved or alternative
escape arrangements put in place before occupation.
Natural ventilation to the rear living room is restricted due to the lack of openable
windows. This can lead to condensation and mould. Additional permanent
ventilation should be introduced.
F3 - Walls and partitions
It should be noted that the original plaster finish in a house of this age may well be
reaching the end of its serviceable life. As it deteriorates, it loses its adhesion and
ongoing repairs or more substantial replastering may well be needed. In addition,
there are an increasing number of properties of this age where the use of steam
wallpaper strippers and strong paper adhesives have exacerbated the problem.
Some replastering may well be required when the walls are fully exposed for
redecoration. Repair/renewal costs may be significant.
We recorded high damp meter readings in the walls of the vestibule, right side wall
of the front living room to include the chimney breast, to the corner of the chimney
breast to the rear living room, and to the rear wall of the kitchen possibly caused
by an inadequate damp-proof course or contaminated wall plaster and therefore,
more detailed investigations are necessary.
F4 - Floors
The ground floor is mainly of suspended timber construction and the kitchen floor is
of solid construction. The first floor is formed in timber.
Taking into account the evidence of dampness noted to parts of the ground floor
accommodation it is important that the sub-floor timbers are opened up and
checked to ensure that they are in sound condition. Further investigations are
required and these should be concluded before exchange of contracts.
Some floorboards to the first floor are creaking and need refixing. When floor
coverings are removed, other areas of disrepair might be found. Repairs for this
type of defect are considered to be part of normal maintenance.
G1 - Electrics
The meter and consumer unit can be found under the stairs.
The installation appears dated. There are safety deficiencies. For example, the
consumer unit does not incorporate modern circuit protection devices, and there is
limited evidence of earth cross bonding. It is not mandatory to bring an old
installation up to modern standards although this is desirable and recommended
as a matter of good practice. The electrical installation should be inspected by a
suitably competent person (registered with the Electrical Contractors Association,
ECA, or the National Inspection Council for Electrical Installation Contracting,
NICEIC) prior to exchange of contracts. This is considered to be a health and
safety risk and should be treated as requiring urgent attention. Repair works could
be costly and estimates should be obtained before a commitment to purchase.
G3 - Water
The incoming water main pipework is in lead which is considered to be a hazard
and safety risk and requires urgent attention.
Does anyone have experience of a report like this? House is here btw -
The house was built around 1890 and we are first time buyers and have no idea if these sort of things are expected in a house this age. We have had an offer of £136000 accepted and the valuation has come out at 127500.
E1 - Chimney Stacks ----
The property has three chimney stacks which are built in brick masonry, the rear
left side stack is shared with a neighbour.
The rear right side stack is leaning and although not considered unstable or
dangerous at this stage, regular 6 monthly inspections should be carried out so
that any deterioration can be dealt with.
The stacks are badly weathered and in need of repointing to prevent further decay
and disrepair. A number of bricks have also spalled (eroded) and these should be
replaced.
E4 - Main Walls
The walls which are approximately 300mm thick, have a masonry inner leaf and an
outer skin of brick with the two leaves being separated by an air gap. The rear
single storey section of the building has rendered elevations.
The building has been noticeably affected by settlement and the property has
settled on its right-hand side. As a consequence of this the right-hand side
elevation leans out from the bottom towards the top. Internally floors slope towards
the right-hand side elevation and a number of the window and door openings are
out of square.
It is suspected that at some stage in the past the front right-hand corner of the
building and the rear elevation of the main building have been rebuilt probably due
to this settlement.
On balance the movement appears to be now longstanding and there is no
evidence to suggest that this movement is ongoing. However, the degree of
settlement which has affected this building could prejudice the future saleability
and the price obtainable.
There is a corroding lintel above the front left side first floor window which will need
to be cut out and replaced. The secureness of the brick soldier arches above the
windows at the rear need to be checked to ensure that they are sound and any
rebuilding off new lintels found to be necessary should be undertaken.
E5 - Windows
These are made of plastic and are double glazed.
The small opening lights in the bedroom windows will prevent easy exit should a
fire occur. For safety reasons this situation should be improved or alternative
escape arrangements put in place before occupation.
Natural ventilation to the rear living room is restricted due to the lack of openable
windows. This can lead to condensation and mould. Additional permanent
ventilation should be introduced.
F3 - Walls and partitions
It should be noted that the original plaster finish in a house of this age may well be
reaching the end of its serviceable life. As it deteriorates, it loses its adhesion and
ongoing repairs or more substantial replastering may well be needed. In addition,
there are an increasing number of properties of this age where the use of steam
wallpaper strippers and strong paper adhesives have exacerbated the problem.
Some replastering may well be required when the walls are fully exposed for
redecoration. Repair/renewal costs may be significant.
We recorded high damp meter readings in the walls of the vestibule, right side wall
of the front living room to include the chimney breast, to the corner of the chimney
breast to the rear living room, and to the rear wall of the kitchen possibly caused
by an inadequate damp-proof course or contaminated wall plaster and therefore,
more detailed investigations are necessary.
F4 - Floors
The ground floor is mainly of suspended timber construction and the kitchen floor is
of solid construction. The first floor is formed in timber.
Taking into account the evidence of dampness noted to parts of the ground floor
accommodation it is important that the sub-floor timbers are opened up and
checked to ensure that they are in sound condition. Further investigations are
required and these should be concluded before exchange of contracts.
Some floorboards to the first floor are creaking and need refixing. When floor
coverings are removed, other areas of disrepair might be found. Repairs for this
type of defect are considered to be part of normal maintenance.
G1 - Electrics
The meter and consumer unit can be found under the stairs.
The installation appears dated. There are safety deficiencies. For example, the
consumer unit does not incorporate modern circuit protection devices, and there is
limited evidence of earth cross bonding. It is not mandatory to bring an old
installation up to modern standards although this is desirable and recommended
as a matter of good practice. The electrical installation should be inspected by a
suitably competent person (registered with the Electrical Contractors Association,
ECA, or the National Inspection Council for Electrical Installation Contracting,
NICEIC) prior to exchange of contracts. This is considered to be a health and
safety risk and should be treated as requiring urgent attention. Repair works could
be costly and estimates should be obtained before a commitment to purchase.
G3 - Water
The incoming water main pipework is in lead which is considered to be a hazard
and safety risk and requires urgent attention.
Does anyone have experience of a report like this? House is here btw -
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Comments
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Can't see your house, but yea it's pretty much like what we just received yesterday! It's daunting, we spared 20k to 'do it up'. But after speaking to the surveyor, 20k doesn't seem enough!
Our surveyor is really helpful, maybe you can get some advice from yours too?0 -
Sorry the link didnt work. Search on Rightmove for houses for sale in PR8 6BW that are under offer.0
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Look on your water company's website to see what they say about lead pipes.If you go down to the woods today you better not go alone.0
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If you go down to the woods today you better not go alone.0
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Yes that's it.0
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only thing I would worry a little about would be the dampness and lead piping. General builder and a sparky would sort most of the other problems.
However I would be concerned about the future saleability if it looks a state.0 -
E1 - Chimney Stacks ----
The property has three chimney stacks which are built in brick masonry, the rear left side stack is shared with a neighbour.
The rear right side stack is leaning and although not considered unstable or dangerous at this stage, regular 6 monthly inspections should be carried out so that any deterioration can be dealt with.
The stacks are badly weathered and in need of repointing to prevent further decay and disrepair. A number of bricks have also spalled (eroded) and these should be replaced.
Get a builder in to have a look and give you a quote.E4 - Main Walls
The walls which are approximately 300mm thick, have a masonry inner leaf and an outer skin of brick with the two leaves being separated by an air gap. The rear single storey section of the building has rendered elevations.
The building has been noticeably affected by settlement and the property has settled on its right-hand side. As a consequence of this the right-hand side elevation leans out from the bottom towards the top. Internally floors slope towards the right-hand side elevation and a number of the window and door openings are
out of square.
It is suspected that at some stage in the past the front right-hand corner of the building and the rear elevation of the main building have been rebuilt probably due to this settlement.
On balance the movement appears to be now longstanding and there is no evidence to suggest that this movement is ongoing. However, the degree of settlement which has affected this building could prejudice the future saleability and the price obtainable.
It's probably not a problem any more, but any future surveyor's going to point it out, too - and that might scare future buyers away.There is a corroding lintel above the front left side first floor window which will need to be cut out and replaced. The secureness of the brick soldier arches above the windows at the rear need to be checked to ensure that they are sound and any rebuilding off new lintels found to be necessary should be undertaken.
When the builder looks at the chimneys, get him to look at those, too.E5 - Windows
These are made of plastic and are double glazed.
The small opening lights in the bedroom windows will prevent easy exit should a fire occur. For safety reasons this situation should be improved or alternative escape arrangements put in place before occupation.
Natural ventilation to the rear living room is restricted due to the lack of openable windows. This can lead to condensation and mould. Additional permanent ventilation should be introduced.
A bit of fairly generic backside-covering. If you ever replace the windows, bear it in mind.F3 - Walls and partitions
It should be noted that the original plaster finish in a house of this age may well be reaching the end of its serviceable life. As it deteriorates, it loses its adhesion and ongoing repairs or more substantial replastering may well be needed. In addition, there are an increasing number of properties of this age where the use of steam wallpaper strippers and strong paper adhesives have exacerbated the problem.
Some replastering may well be required when the walls are fully exposed for redecoration. Repair/renewal costs may be significant.
Ah, the joys of wanting to put a picture hook up, and ending up with a hole large pile of powder on the floor and a hole a couple of centimetres in diameter...
Yep, plaster dies of old age and you might - perhaps - one day - want to replaster completely.We recorded high damp meter readings in the walls of the vestibule, right side wall of the front living room to include the chimney breast, to the corner of the chimney breast to the rear living room, and to the rear wall of the kitchen possibly caused
by an inadequate damp-proof course or contaminated wall plaster and therefore, more detailed investigations are necessary.
Has anybody EVER had a survey that hasn't mentioned damp? Mebbe get a damp company in - but if the plaster doesn't feel crumbly, or look "bloomy", and it doesn't smell, then I'd not get too excited.F4 - Floors
The ground floor is mainly of suspended timber construction and the kitchen floor is of solid construction. The first floor is formed in timber.
Taking into account the evidence of dampness noted to parts of the ground floor accommodation it is important that the sub-floor timbers are opened up and checked to ensure that they are in sound condition. Further investigations are required and these should be concluded before exchange of contracts.
Some floorboards to the first floor are creaking and need refixing. When floor coverings are removed, other areas of disrepair might be found. Repairs for this type of defect are considered to be part of normal maintenance.
Backside covering.G1 - Electrics
The meter and consumer unit can be found under the stairs.
The installation appears dated. There are safety deficiencies. For example, the consumer unit does not incorporate modern circuit protection devices, and there is limited evidence of earth cross bonding. It is not mandatory to bring an old installation up to modern standards although this is desirable and recommended
as a matter of good practice. The electrical installation should be inspected by a suitably competent person (registered with the Electrical Contractors Association, ECA, or the National Inspection Council for Electrical Installation Contracting, NICEIC) prior to exchange of contracts. This is considered to be a health and
safety risk and should be treated as requiring urgent attention. Repair works could be costly and estimates should be obtained before a commitment to purchase.
Backside covering.G3 - Water
The incoming water main pipework is in lead which is considered to be a hazard and safety risk and requires urgent attention.
Backside covering - the inside of the pipe's almost certainly protected by half an inch of limescale and clag - but ever you need to do any major plumbing, get it redone in blue plastic at that time.
If it's a good price for what it is/area, then I'd not worry too much. But, then, I'm a handy DIYer and not scared of a bit of "big" maintenance on an old place.
Definitely get a second opinion quote on the chimney/lintels, though. The settling probably wouldn't bother me, but I can definitely see how it'd scare some off.0 -
The seller will not accept anything less than £136,000 for the house and we can't get a mortgage at that price so time to get back looking for our house again.
10 Oak Street Southport will remain unsold for a while I imagine!0 -
is that a tv on a sliding door in pic 4??
is it common in that area for the price to be that far above the valuation? i think someone is being optimistic and it isnt the buyer. i would be thinking very carefully about a flat with all those.
if you are friendly with a builder get them to have a look round with you ( and the seller in earshot ) and have them price it. that may just make them rethink the pricing.2023 wins - zilch, nada, big fat duck. quack quack,0
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