Alarming homebuyers report!

Maduck22

Hi all,
Just received our 34 page home buyers report (a week before exchange!) and it has come up with a few alarming elements! We are going to talk through this with mortgage advisor tomorrow, but I thought it would be helpful to post here to see if it is actually as alarming as I think it is?
I wont post the whole thing, but the following are some of the "3" s that I am concerned about. I apologise for the length but if anyone has the time to offer any advice or can shed any light on some of the things highlighted that would be great appreciated.
Many thanks

Condition 3 points:

There are signs that the property has been affected by structural movement, as evidenced by way of cracking over the left hand side entrance hall window opening, cracking over the left hand side kitchen window opening, vertical cracking at the join of the extension and house to both sides, limited cracking over the rear patio door and limited cracking over the rear kitchen window opening. The cracking over the left hand side window openings appears to be as a consequence of lack of or insufficient lintel supports to the window openings. Cracking is present to brickwork above external doors and windows. This cracking to the mortar joints indicates disturbance to the lintel support over the opening. As a consequence, brickwork is now resting on the frames beneath. This requires remedial action by the provision of suitable support above the openings.

But then later is says: Cracking was noted in the wall surfaces and around door/window openings. These cracks, which are typically found in properties of this age and are not of structural significance, can be filled when decorating.????? - doesn’t this contradict above or is this in relation to just plaster etc?

Woodworm infestations were observed to some timbers within the roof space and as a precaution and for peace of mind, these should be treated by a damp and timber specialist. The main roof is not underfelted. There is cement torching on the undersides of the roof. - Cement torching??! How do you treat woodworm?

The chimney breast within the front bedroom has been removed, but remains within the roof space and externally. The removed chimney breast in the roof space is supported on a metal lintel, with gallows brackets as support. This is no longer recognised as an adequate means of support. Chartered Building Surveyor or Structural Engineer to investigate further and provide a written report, identifying whether any additional works are required and costs. Any work should be carried out under professional supervision. He does go on to mention that it looks fine now, but to be aware and get it checked?! Ahh!


Systematic checks for damp were made to the inside face of internal and external walls wherever possible, using a moisture meter. Abnormal readings were recorded to the front elevation walls within the dining room, right hand side walls within the dining room, inner walls between the dining room and rear lounge and entrance hall and dining room, all walls within the rear lounge, left hand side wall in the entrance hall, left hand side wall in the kitchen, the dividing wall between the stairwell and kitchen and dividing wall between the kitchen and living room. There were also visible signs within the rear lounge to walls and around the chimney breast. Damp staining was noted to external walls below the rendering at the front elevation adjacent to the front door, by way of a tide mark over the blue brick dampproof course to the front elevation on the left hand side of the bay window, to the left hand side elevation below the kitchen window opening and at the rear single storey elevation below the guttering. The damp staining to the left hand side below the kitchen window opening could be a consequence of leakage from the overflow pipe and splashback onto brickwork below. The damp staining to the rear single storey elevation is a consequence of the guttering having
no end piece. - realise guttering can be easily sorted, but sounds a lot damper than we had originally anticipated. This was pointed out on lender valuation, but didnt realise the extent.

Bearing in mind our comments in respect of dampness contained within E4 and F3, we would strongly recommend that floorboards are raised to confirm that subfloor areas are not affected by rot, dampness or woodworm infestation.

A textured coating has been applied to some of the ceilings within the property to the kitchen, bedrooms one and two. This material may contain small quantities of asbestos fibre. The general use of asbestos ceased in the mid 1980’s late 1990's and it is possible that the age of this textured coating predates this. On the basis of the likely age of the textured finish it is therefore recommended that it is not worked or sanded in any way that could release fibres. Further advice from an asbestos contractor, to confirm whether the material contains asbestos fibres is advised. - Fab! Especially if we need to remove it to put in a damp course!!!

Limited areas of woodworm infestations were observed to the rear bedroom floorboards and as a precaution and for peace of mind, damp and timber specialist to investigate further and carry out any treatment works considered necessary.

There is an inspection chamber cover to the side of the property. The inspection chamber to the side had waste accumulating within the chamber and the drain and was blocked. Underlying walls and benching may also have deteriorated. A specialist drainage contractor must clear the debris/blockage and the drainage run be tested. There was the indication of potential for problems to the drainage system, because it was blocked. As a precautionary measure, we advise that a drainage inspection be undertaken prior to a legal commitment to purchase, with any recommendations to be implemented.
The condition and direction of the underground drainage system can only be properly assessed via a CCTV inspection. A drainage pressure test may damage sections of the original salt glazed pipework and clay joints which may be present. (I think I watched a video on youtube on how to clear this yourself?!?

So, any view on the cost of all this would also be fab! Surveyor valued at same price, but I'm thinking the majority of these don't sound cheap!

Thanks again

Maduck22

PS.. should have mentioned its a 1935, semi detached house!

stator

Sorry I'm no expert but I would run a mile

Pete9501

No good talking with the MA, you need to ring the surveyor and have a chat with him about the issues he found and is he a RICS surveyor.

Is this house rendered on the outside and its just the render cracking? He did say just decorating so you want him to quantify the comment about lintels.

1935 house, well probably going to have woodworm in there somewhere as they fly, especially if you are near woods. Had an empty house treated for £300, but needed 48 hours for chemicals to dry. It was a very thorough treatment.

Damp, well that is about controlling water but you seem to be on top of this. Ask for another visit to the property and take 2 hours with a torch and camera and really have a dig around with a healthy dose of common sense. We are buying (hopefully) a similar property with similar issues. If the Luftwaffe didn't knock it down a few woodworm won't be a problem for us.

Managed to clear a blocked drain one weekend with help and lots of rods, pretty disgusting and labour intensive but wasn't the end of the world. You might want the vendor to sort this, but since exchange is soon perhaps by completion instead would be a sensible compromise. Question for your solicitor to see if he can insist on it.

SG27

In my opinion the only major issue is the cracking. The other stuff can be dealt with.

AdrianC

Maduck22 wrote: »

There are signs that the property has been affected by structural movement, as evidenced by way of cracking over the left hand side entrance hall window opening, cracking over the left hand side kitchen window opening, vertical cracking at the join of the extension and house to both sides, limited cracking over the rear patio door and limited cracking over the rear kitchen window opening. The cracking over the left hand side window openings appears to be as a consequence of lack of or insufficient lintel supports to the window openings. Cracking is present to brickwork above external doors and windows. This cracking to the mortar joints indicates disturbance to the lintel support over the opening. As a consequence, brickwork is now resting on the frames beneath. This requires remedial action by the provision of suitable support above the openings.

Get it investigated. What are the windows in there now? Original, or replacement tupperware? Do they open and close easily?

Cracking was noted in the wall surfaces and around door/window openings. These cracks, which are typically found in properties of this age and are not of structural significance, can be filled when decorating.????? - doesn’t this contradict above or is this in relation to just plaster etc?

No. The first bit is (might be) structural cracking in the brickwork. This is minor cosmetic cracking in the plaster.

Woodworm infestations were observed to some timbers within the roof space and as a precaution and for peace of mind, these should be treated by a damp and timber specialist.

No mention of whether it's a live infestation or historic? (Almost certainly the latter)

The main roof is not underfelted. There is cement torching on the undersides of the roof.

To weather-proof the inside of the roof, rather than felt (the modern way), the builders put mortar fillets on the underside of the tiles. It can, over the decades, break away. No mention of this happening? Just that that's how your roof's done?

The chimney breast within the front bedroom has been removed, but remains within the roof space and externally. The removed chimney breast in the roof space is supported on a metal lintel, with gallows brackets as support. This is no longer recognised as an adequate means of support. Chartered Building Surveyor or Structural Engineer to investigate further and provide a written report, identifying whether any additional works are required and costs. Any work should be carried out under professional supervision. He does go on to mention that it looks fine now, but to be aware and get it checked?! Ahh!

Backside covering.

realise guttering can be easily sorted, but sounds a lot damper than we had originally anticipated.

By the sound of it, the guttering will sort the cause. It's then a question of how much damage it's done.

A textured coating has been applied to some of the ceilings within the property to the kitchen, bedrooms one and two. This material may contain small quantities of asbestos fibre. The general use of asbestos ceased in the mid 1980’s late 1990's and it is possible that the age of this textured coating predates this. On the basis of the likely age of the textured finish it is therefore recommended that it is not worked or sanded in any way that could release fibres. Further advice from an asbestos contractor, to confirm whether the material contains asbestos fibres is advised.

If ever you do anything to the ceiling, just plasterboard over it whole.

There is an inspection chamber cover to the side of the property. The inspection chamber to the side had waste accumulating within the chamber and the drain and was blocked. Underlying walls and benching may also have deteriorated. A specialist drainage contractor must clear the debris/blockage and the drainage run be tested. There was the indication of potential for problems to the drainage system, because it was blocked. As a precautionary measure, we advise that a drainage inspection be undertaken prior to a legal commitment to purchase, with any recommendations to be implemented.
The condition and direction of the underground drainage system can only be properly assessed via a CCTV inspection. A drainage pressure test may damage sections of the original salt glazed pipework and clay joints which may be present.

Get it checked.

Surveyor valued at same price, but I'm thinking the majority of these don't sound cheap!

So either the surveyor doesn't think they're that bad, or he thinks the property would be more expensive if those issues weren't there... Either way, you've got no realistic scope for negotiation with the vendor.

Maduck22

Ah thank you folks, that is really quite reassuring.
Adrian C - I think you are right about the guttering being the cause of the damp, which is quite frustrating but also a pretty simple thing to remedy! I really think the vendor just bought the house to rent, and didn't bother to properly maintain it.
I'm getting quite worried about it sitting empty in the cold and rain, I might sneak round tonight and sort the guttering out myself!
We are ready to exchange now, but I'm thinking it might be worth a builder going round just to give it the once over but at the same time we just want to get in!!!
The house was originally on the market for 220k, but didn't budge so maybe the surveyor is right for agreeing at the accepted offer of 205.
If anything, I am more assured by this as I don't actually want to be in the position to start negotiating as it will just delay the process and potentially upset an already fairly difficult vendor! Might just have to suck the costs up ourselves and get in before any further damage is done!
Thanks again