Homebuyers Report and Vendor response

Luxluthor · 13 March 2014 at 1:39PM

Hi All,

I am a FTB purchasing a 2 bed Victorian terrace. I had theHomebuyers report back last week and these were the highlighted condition rated 3 issues:

Roof onextension – small utility room
The single storey extension to the rear of the house has a mono pitched roof with concrete tile cover. We would suggest that the roof pitch is very shallow for this type of roof cover. We cannot confirm the construction of the roof but theroof cover appears relatively flat. However, we did note some evidence of water penetration on the ceiling of the utility room internally indicating that water may be driving under the tiles during inclement weather and therefore some repairs following this wet and windy weather may be required. Your solicitor should ensure that the necessary consent for the construction of this roof was satisfactorily obtained and that the works were completed in accordance with the approved plans or otherwise we would recommend that this roof cover is referred to aspecialist roofing contractor for advice on whether further remedial work is required to ensure that there is no water penetration through the roof cover inthe future.

Walls& Partitions
Damp meter readings were taken at various points around the property and particularly to the base of ground floor walls. Some dampness was noted to the base of ground floor walls and particularly to therear wall of the dining area. As this dampness abuts timber floors some remedial work is required. Prior to purchase we would recommend that you instruct a specialist contractor to investigate these areas of dampness and advise on the need for any necessary damp proofing work together with eradication of damp affected plaster and timber.

Woodwork
We noted evidence of wood boring insect attack to older internal timbers, particularly in the roof space area. It is possible that timbers have been treated in the recent past against future wood boring attack but if the solicitor is unable to obtain documentary evidence of recent timber treatment then we would recommend that this is referred to a specialist contractor prior to purchase for advice.

Electricity
The property has a mains electrical supply which connects to a meter and relatively modern fuse box located in the cellar. The electrical wiring, where visible, is of pvc sheathed cabling and appears in reasonable condition as do switches and power points although we did note a broken switch to the head of the steps to the cellar. There was no indication of a recent test and therefore prior to purchase a test on the system should be carried out.

Central Heating
Central heating to the property is provided by panelled radiators to most rooms and hot water to the system is provided by a wall mounted gas boiler located in the kitchen. The system appears in reasonable condition. We would suggest that if the vendors are unable to provide documentary evidence of regular and recent service itwould be prudent, prior to purchase, for you to have the system inspected and tested by a qualified heating engineer to ensure that this is correctly serviced and in safe working order.

After reading up on the forum I realise some ofthis is surveyor @rse covering. I am arranging a Rentokill survey for damp andwood work appraisal.

I have asked the sellers to provide a GasCertificate, Electrics Certificate and the building plans as per the Surveyorssuggestion. They cannot, or will not provide any of these. Just a forwarded email from British Gas saying ‘your system is fine’

My question is do I insist on an actual Gas Certificate re the boiler? And Electrics and building plans? I feel like I'm being fobbed off.

Many thanks in advance

DRP · 13 March 2014 at 1:41PM

Luxluthor wrote: »

Hi All,

I am a FTB purchasing a 2 bed Victorian terrace. I had theHomebuyers report back last week and these were the highlighted condition rated 3 issues:

Roof onextension – small utility room
The single storey extension to the rear of the house has a mono pitched roof with concrete tile cover. We would suggest that the roof pitch is very shallow for this type of roof cover. We cannot confirm the construction of the roof but theroof cover appears relatively flat. However, we did note some evidence of water penetration on the ceiling of the utility room internally indicating that water may be driving under the tiles during inclement weather and therefore some repairs following this wet and windy weather may be required. Your solicitor should ensure that the necessary consent for the construction of this roof was satisfactorily obtained and that the works were completed in accordance with the approved plans or otherwise we would recommend that this roof cover is referred to aspecialist roofing contractor for advice on whether further remedial work is required to ensure that there is no water penetration through the roof cover inthe future.

Walls& Partitions
Damp meter readings were taken at various points around the property and particularly to the base of ground floor walls. Some dampness was noted to the base of ground floor walls and particularly to therear wall of the dining area. As this dampness abuts timber floors some remedial work is required. Prior to purchase we would recommend that you instruct a specialist contractor to investigate these areas of dampness and advise on the need for any necessary damp proofing work together with eradication of damp affected plaster and timber.

Woodwork
We noted evidence of wood boring insect attack to older internal timbers, particularly in the roof space area. It is possible that timbers have been treated in the recent past against future wood boring attack but if the solicitor is unable to obtain documentary evidence of recent timber treatment then we would recommend that this is referred to a specialist contractor prior to purchase for advice.

Electricity
The property has a mains electrical supply which connects to a meter and relatively modern fuse box located in the cellar. The electrical wiring, where visible, is of pvc sheathed cabling and appears in reasonable condition as do switches and power points although we did note a broken switch to the head of the steps to the cellar. There was no indication of a recent test and therefore prior to purchase a test on the system should be carried out.

Central Heating
Central heating to the property is provided by panelled radiators to most rooms and hot water to the system is provided by a wall mounted gas boiler located in the kitchen. The system appears in reasonable condition. We would suggest that if the vendors are unable to provide documentary evidence of regular and recent service itwould be prudent, prior to purchase, for you to have the system inspected and tested by a qualified heating engineer to ensure that this is correctly serviced and in safe working order.

After reading up on the forum I realise some ofthis is surveyor @rse covering. I am arranging a Rentokill survey for damp andwood work appraisal.

I have asked the sellers to provide a GasCertificate, Electrics Certificate and the building plans as per the Surveyorssuggestion. They cannot, or will not provide any of these. Just a forwarded email from British Gas saying ‘your system is fine’

My question is do I insist on an actual Gas Certificate re the boiler? And Electrics and building plans? I feel like I'm being fobbed off.

Many thanks in advance

if you wish to have the electric or gas inspected then have it done yourself. Or pull out of the purchase.

I'd be much more concerned about the roof tbh

AdrianC · 13 March 2014 at 5:59PM

Yep, the roof's the only really scary one there. Damp & woodworm specialist survey, sure, but a bit of commonsense first off.
Are there piles of fresh dust under the woodworm holes? Does the vendor have any paperwork for treatment in the past?
Is there soil & leaves piled up against the outside walls?

lessonlearned · 13 March 2014 at 6:08PM

You are buying a Victorian property which is over 100 years old.

The issues highlighted are fairly standard for a property of this age.

The only way you could be 100% confident that everything in this house was tickety boo is if it had been recently renovated and had it's full compliment of certificates and guarantees, building regs etc.

Clearly this is not the case.

It does sound like this house needs work. How much will be anyone's guess because often in a property of this age, once you start knocking it about you simply don't know what you might find. Even stripping off old wallpaper can open a can of worms.

Unlike a Landlord a Vendor is not legally required to provide gas and electrical certificates. If you want them tested you will most likely have to pay.

Be aware that a gas certificate will only tell you that the boiler is safe, not that it has been serviced regularly etc. A boiler can be on it's last legs but still pass a safety inspection.

Think before you leap on this one. If you have some diy skills or can get help from family and friends then go ahead. If not, and you are totally reliant on getting in the professionals, then you might need a healthy renovation budget and a good contingency fund.

PS - just edited to add. Sorry if I sound like I'm scaremongering. I'm most certainly not.

As Adrian points out many of the issues highlighted are down to simple common sense.

Dealing with damp and wood worm is well within the remit of the most inexperienced diyer once you know what you are looking for. Treatment is often very simple and you don't always need specialist companies.

The roof issues - well it depends on your head for heights.

The only things that are compulsory for the professionals are the electrics, gas and any structural alterations that need to confirm to building regulations.