Homebuyer survey - Asbestos and other probs

Adslee19

Hi there

We are FTBs and just had our Homebuyers report back which has highlighted a number of "Problems". Really after some help to work out what is a genuine issue and how big of an issue, and what is in as a disclaimer and the surveyer covering themself. The property is a 1930's mid-terrace, it's in need of some modernisation which is partly why we liked it!

Any help much appreciated!

Roof Coverings
"Ventilation is a requirement under current regulations although there is no apparent method of
ventilation of the roof void. You should arrange for the provision of ventilation accordingly. There is moss growth present on the roof slopes. Excessive moss growth should be cleaned off as soon as possible. Moss growth impedes the run-off of rainwater and leads to gutter blockage and can cause water penetration which may lead to rot or other defects in surrounding timbers. The ridge tile cement mortar has shrunk in places and will need to be repointed. Cement flashings are present on the front canopy and this should be upgraded with a more permanent lead flashing and a tile is missing and should be replaced."

Assume these issues are nothing major?

Windows
"Glazing to the first floor windows is close to ground level and there were no visible British Standard marks to the glazing suggesting it is not toughened or laminated. The glazing should be replaced."

This sounds quite an expensive job! Is the surveyor being picky here or does it genuinely need doing?

Joinery
"The roof edge is provided with timber fascias and soffits which appear to be in a reasonable condition. However, there may be some concealed rot, particularly in view of the seepage noted to the rainwater goods."

Is it worth getting potential rot checked or is this just a disclaimer?

Loft
"The party walls are not completely sealed between the subject and adjacent property and this should be completed prior to taking occupation to provide fire separation and adequate security. There is a redundant asbestos cold water storage tank which was largely obscured from view although appeared serviceable where visible. If it is discovered the tank is damaged it should be removed prior to taking occupation. There are cables buried beneath the insulation and these should be laid over the top of the insulation material in order that they do not overheat."

Is the Party wall issues expensive to resolve? Asbestos tank - do we just leave it alone?

Ceiling Artex
"Some ceilings are finished in Artex. Some Artex (pre 1985) contains a small amount of asbestos based materials"

We want to drill into the ceiling for spot lights, can we do this given the risk of Asbestos?

Damp
"Systematic checks for damp have been made wherever possible using an electronic moisture meter and an area of isolated dampness was noted on the main party wall between the reception room and kitchen"

Is there anything we could do to fix this?

Timbers
"Given the age of the dwelling there may be concealed wood-boring insect within the floor structure and it may be prudent to arrange for a precautionary inspection having removed floor coverings prior to taking occupation."

Is it normal to do this sort of check or would the surveyor have come across some evidence indiciative of infestation?

Sorry for the long post, any help is much appreciated

Thanks:)

rosie383

It may be worth asking the surveyor informally for his opinion. We did that after getting a report on a house we wanted to buy which highlighted lots of potential problems. We rang him as he was a very down to earth type of guy and talked through our concerns briefly. The upshot was that we were reassured, had an idea of what bits really did need to be sorted urgently but he did say that he would be happy to buy at that price.

Adslee19

rosie383 wrote: »

It may be worth asking the surveyor informally for his opinion. We did that after getting a report on a house we wanted to buy which highlighted lots of potential problems. We rang him as he was a very down to earth type of guy and talked through our concerns briefly. The upshot was that we were reassured, had an idea of what bits really did need to be sorted urgently but he did say that he would be happy to buy at that price.

Thanks Rosie -planning on giving him a call on Monday. Trying to get as much info as possible as don't want to make such a big investment and find its a nightmare when we move in. Or equally pull out of a perfectly good property!

Adslee19

Does anyone have a view on the asbestos and the windows at all?

Lord_Baltimore

Adslee19 wrote: »

Does anyone have a view on the asbestos and the windows at all?

I suspect that people here are reluctant to second guess the risk assessment of someone who has physically examined the issues and that any 'blind' opinion we might offer won't best serve you. Sorry :undecided

Speak to the man you paid to advise you.

Pete9501

Lord_Baltimore wrote: »

I suspect that people here are reluctant to second guess the risk assessment of someone who has physically examined the issues and that any 'blind' opinion we might offer won't best serve you. Sorry :undecided

Speak to the man you paid to advise you.

AS LB says, plus what I would do and what I might advise on here are two different things.

Disposing of asbestos is tricky but I have done it with lots of old guttering. Ended up speaking with the local tip who said double plastic bagged and placed in their nominated container. Wore a face mask and goggles before attacking the guttering with a lump hammer. Find out if you can dispose of the tank now before trying it yourself or ask for it to be removed by vendor. The tank may be bigger than the access hatch so have to come out in more than one piece.

Don't understand the windows saga, are the first floor windows really near ground level? suggest you replace as and when you need to.

You should be able to vent the roof voids from the soffits by fitting fine grills in them (stops wasps entering). You need a long ladder and a bit of DIY. Plan to do this by early summer so the warm weather has the chance to dry out any damp timber.

Moss on roof. Did my last house with a garden hoe and long ladders. What are you like working at heights. Same with ridge tiles, they should be cemented in again but its a long way up. Perhaps factor in a days labour from a roofer.

Our new build house (2004) has plaster board walls in the roof space with presumably sound deadening in between. Yes you could go through with a knife but is it likely? A weekends work would see your roof space sealed off from next door.

The artex ceiling may have asbestos or may not, until a core sample is taken and tested you won't know. Been there and go the tea shirt on a 1984 extension that did have asbestos. Specialist called in. Bagged the whole kitchen underneath and took down a very detailed artex ceiling. Insurance paid for it under another claim. Drilling ceiling lights with a tank cutter is going to make lots of dust.

Damp issue a little worrying, has something leaked behind a cabinet in the kitchen or water running off a work surface. Is it near a outside wall and condensation on cold pipes? Warrants investigation at some point but wouldn't stop me moving in.

Woodworm, is the house near a wood or trees which increase the risk of wood worm which can fly in the adult state? If there is a gap between vendor moving out and you moving in of a couple of days, then rolling up the carpets and having the house sprayed would be a good option we have done that. Was given a 30 year warranty on the work. However, if you move in on the same day the chemicals won't have dried and if the carpets are down you won't be able to get to all the floors etc. You could ask for a specialist to inspect before you exchange for any signs of wood worm and quote for the work. Think I paid £300 for a 4 bed house to be sprayed.

Overall you have a 80+ year old house that survived the Luftwaffe and will now need regular maintenance. Looks like quite a detailed survey with a few minor problems you just need to roll up your sleeves when you move in.

We about to take on something similar with house no 4 :beer:

MobileSaver

Adslee19 wrote: »

Does anyone have a view on the asbestos and the windows at all?

Do the windows let light in and rain and draughts out? If so then they sound fine, why fix something that ain't broke?

Artex used to contain minute quantities of "white" asbestos which is the type of asbestos that was already pretty harmless - it's the "blue" and "brown" asbestos that are the dangerous ones and they never appeared in Artex. To be totally safe wear a face mask, have someone hoover the hole as you drill and you can perfectly safely fit your ceiling lights. (There's a lot of deliberate obfuscation regarding asbestos as the removal companies make millions a year providing an unnecessary service.)

camperdown9

Hi

Have you thought about getting quotes for work to be carried out on the windows, damp etc?

We had a full buildings survey on a house that we are trying to buy. The survey stated that the roof needed work. It listed a number of issues and frankly we thought that was it as far as we were concerned.

However as we had paid for the survey and the searches and the mortgage application fee. We thought that maybe we should get a quote. We were expecting to be told we need a new roof, its going to take months etc. But no the quote for the work was less than £1000.

Yes £1000 is a £1000 but its not a deal breaker for us. We could of simply walked away based on the survey.

In our case the estate agent was more than happy to be at the property to let the builders in to quote.

What I am trying to say is that it might be worth getting builders to quote for the work. Sometimes the survey makes the property look worse than it really is.

Plus also remember your offer on the property is subject to survey.

Lord_Baltimore

I was cautious with my advice because, rightly or wrongly, I assume FTB's to be young and therefore the possibility of kids sharing the house with you at some time is higher.

Kids around non-laminated/toughened glass is a greater risk and the asbestos in the artex is an unknown (at least to me). Whatever, please just be careful with your decisions if this is to be a family home. That said, we all live in houses that carry risk in one way or another.

Adslee19

Thanks so much everyone - really helpful!!

LB - thanks for your concern it is genuinely appreciated. No kids yet so will need to ensure its sorted in the future.

Thanks again