Valuation Report

fatboyonadiet

Had a valutaion report back on a house I'm in the process of buying, I also had a Homebuyers Survey but waiting on that.

It mentions a few things that have worried me:

It says there has been some movement, which may be progressive.

It also draws attention to:

The movement and recommends a structural engineers report.

The electrical system, says it's dated and needs upgrading

The damp, but I knew about this already.

The gas, recommends having a gas report.

The loft, to have it inspected and check the party walls are built up to the apex. And also that the ridge is tied to the main structure with suitable lateral restraint - this bit might refer to the top of the house which is built over a shared passageway.

I'm more worried about the movement then anything else, as it may make it difficult to insure the house and sell it in future, can anyone offer any tips/advice?

benood

If the valuation is the same as or exceeds your offer don't worry overmuch and wait for the homebuyers verdict, all the points sound like standard caveats rather than identification of serious problems to me.

Good luck

fatboyonadiet

Valuation is the same, any idea how much a structural engineers report costs?

Doozergirl

I pay £250+VAT for a structural engineer's report. I would be asking your vendor to pay for that. It's not standard.

I think the ridge thingis called a purlin. sometimes houses have a diagonal tie from the top of th eroof down through the loft, which people cut through for storage, which they shouldn't, of course.

Everything else is pretty usual but will need checking if they have recommended it. I wouldn't pay for any other reports until the structural report is in, just in case.

fatboyonadiet

Had the Homebuyers survey back and it doesn't give any urgent matters but recommends further investigation of a few things;

Getting a Structural Engineers report
Timber and damp survey, to include penetrating damp
Rendering to base of wall, to be included within the timber and damp survey
Party walls in roof space
Upper floors
Internal walls at first floow
Internal glazed door
Electrical system
Gas inspection if no record of maintenance
Drain inspection

The latter aren't so scary and expected of a property of this age, but the first few I have no clue about, I am waiting on a call back from the surveyor and hopefully he can supply some extra comments

It also gives some maintenance considerations;

Lead tags to main roof
Chimney
Rainwater fittings
External joinery
Internal re-decoration

Anyone offer any extra advice? I can supply further info out of the reports if it's of any use.

ixwood

While probably normal with a older unmaintained house, all sounds a bit expensive to me and mega hassle.

What's (potentially) wrong with the floors? 1st floor walls?

Depends on the price of course and also maybe the local market, but you consdered running for the hills?

ixwood

Surveys that are full of disclaimers and further survey recommendations and other back coverers are silly IMO. I'd rather pay £250 for the guys honest opinion on stuff, with no chance to sue afterwards.

Doozergirl

Party walls in roof space
In older terraces, the houses were open to each other in the roof. You need to brick it up, doesn't need to be pretty, to provide a firebreak to protect you/your neighbours for longer if fire breaks out in one house.
Upper floors
?
Internal walls at first floow
? replastering?
Internal glazed door
Won't comply with current regs. You could go through it. If it's a nasty .60s type thing you'll want to lose it anyway as it's a crime against good taste.
Drain inspection
You need a CCTV survey. Standard stuff.


The rest means it isn't brand new, hasn't been refurbished recently. Lord knows what the point of a survey is if you have to call out every tradesperson anyway.

fatboyonadiet

It also mentions inter-joist insulation and topping it up - what does this cost?

It also says the covering is slightly disturbed in places about the roof structure and covering.

The flaunching on the chimney is in poor condition?!?!

There is some softness within the fascias of the eaves?!?!

Regarding the upper floors and inner walls, it says there is evidence of sloping and some of the door heads are out of true.

I'm guessing a lot of this is standard for a property of this age and they're being over-cautious but most of this is double duthc to me!

Doozergirl

LOL! They were quite thorough actually!

inter-joist stuff = Loft insulation. It's ofton BOGOF in B&Q. Won't cost much expecially as you already have some; one of those things to do when you feel like cutting your energy bills.

Flaunching, erm, how did they get up there! It's the mortar that sticks a chimney pot to the chimney breast. Can be fixed for pennys when you eventually get someone up on the roof for your fascias.

Fascia and soffits, they're normally wood in older houses. It almost like boxing that goes around the house just behind the guttering to keep it neat where the roof overhangs the walls and stops rain coming back against the house (sort of thing). Fascia is the vertical bit; soft = rotting. You can replace it with uPVC sometime. It's not that expensive.

Sloping to the floors and doorways is why you are being asked to have a structural engineers report, without a doubt. The house has quite clearly moved. Old houses do, but being asked to get a structural engineers report is a little worrying.

It's taken me ages to learn about stuff; many of the words still get me but how you are supposed to have a clue, I don't know!