Survey results

clarky_cat

Hi, I recently had a offer accepted an house and have just received the survey results back. There are a few items showing as red so wondered if any of the experts on here could advise. To add, the survey value has come back £3k less than the offer. FYI, the house was built in the 1960's

The overview reads: -
- This property is presented in an acceptable condition overall, typically there are some defects but they are all very common in this type and age of property. There are no serious repairs however where repairs have been indicated you do need to get them costed.

Here are the repairs suggested:-
Chimney
Engage a builder/roofer to inspect chimney from chimney top level to cap and vent the disused flues, and carry out any necessary further repairs visible from chimney top level

Roofs
Deteriorating, some slipped and damaged slates were noted along with minor undulations and the ridge tiles are open jointed. The verge edge to the gable incorporates exposed purlin ends, to the rear the valley gutter is not readily visible from within the curtilage of the site.
The roof needs an overhaul and the valley gutters need checking, however in the longer term future you will need to have the slates stripped and then relaid on felt in accordance with current building practice.
Repairs: Engage a Roofing contractor to carry out an overhaul of the roof covering

Windows
Construction:
UPVC double glazed replacement windows are installed with upper and full height openers, these are relatively dated windows however if there are any guarantees available you should get them.
Condition:
Unacceptable. Failed double glazed units were noted in the lounge, dining room, bedroom three and the kitchen. These failed units need to be replaced. Further failures can be expected within the foreseeable future.
Double glazed units are sealed around the edge. After time, these seals can fail, causing the windows to mist. There's no real repair other than replacement of the unit. Because of this, check whether any guarantees are available for the windows and, if not, allow for this potential cost in your maintenance budget. You should be aware that since 2002 Building Regulations require that double glazing is either installed by a FENSA registered installer or checked by the Building Control Inspector.
The remaining woodwork is to the eaves exposed purlin ends, these were noted to be in an acceptable condition as viewed from ground level.
Before Exchange: Obtain guarantees/warranties.
Repairs: Renew the failed double glazing units and check out the windows for fire escape.

Fireplaces
Construction:
Fireplaces in bedroom two, the lounge and the dining room.
Condition:
Acceptable. These are all bricked up but none are vented. You need to vent them at room level. If you are proposing to reuse any of them you will need to have the flues smoke tested.
Repairs: Vent the disused flues.

Could anyone advise if the above should be of major concern? We are considering going back to the EA re-negotiate the price but unsure how how much to ask to be taken off. Any advise appreciated.

Thanks

G_M

Nothing dire there. It's an older property so will need some maintenance. Welcome to home-ownership!

clarky_cat wrote: »

The overview reads: -
- This property is presented in an acceptable condition overall, this sums it up typically there are some defects but they are all very common in this type and age of property. There are no serious repairs however where repairs have been indicated you do need to get them costed.

Here are the repairs suggested:-
Chimney
Engage a builder/roofer to inspect chimney from chimney top level to cap and vent the disused flues, and carry out any necessary further repairs visible from chimney top level
a chimney cap costs £15. 15 minutes to fix.

Roofs
Deteriorating, some slipped and damaged slates were noted along with minor undulations and the ridge tiles are open jointed. The verge edge to the gable incorporates exposed purlin ends, to the rear the valley gutter is not readily visible from within the curtilage of the site.
The roof needs an overhaul and the valley gutters need checking, however in the longer term future you will need to have the slates stripped and then relaid on felt in accordance with current building practice.
Repairs: Engage a Roofing contractor to carry out an overhaul of the roof covering
Man + ladder to fix some slipped tiles and cement the ridges whee needed. Half day's work. Do chimey at same time
.
Windows
Construction:
UPVC double glazed replacement windows are installed with upper and full height openers, these are relatively dated windows however if there are any guarantees available you should get them.
Condition:
Unacceptable. Failed double glazed units were noted in the lounge, dining room, bedroom three and the kitchen. These failed units need to be replaced. Further failures can be expected within the foreseeable future.
Presumably you saw the windos were misted/failed when you viewed so this is no surprise and was factored into the purchase price.
Either live with the windows as they are (not 'unacceptable' it's a lifestyle choice! They are causing no damage) or replace them when you are ready
Double glazed units are sealed around the edge. After time, these seals can fail, causing the windows to mist. There's no real repair other than replacement of the unit. Because of this, check whether any guarantees are available for the windows and, if not, allow for this potential cost in your maintenance budget.
Ask aout guarantees but given their age there are unlikely to be any
You should be aware that since 2002 Building Regulations require that double glazing is either installed by a FENSA registered installer or checked by the Building Control Inspector.
This is just plain wrong.

The remaining woodwork is to the eaves exposed purlin ends, these were noted to be in an acceptable condition as viewed from ground level.
Before Exchange: Obtain guarantees/warranties.
Repairs: Renew the failed double glazing units and check out the windows for fire escape.

Fireplaces
Construction:
Fireplaces in bedroom two, the lounge and the dining room.
Condition:
Acceptable. These are all bricked up but none are vented. You need to vent them at room level. If you are proposing to reuse any of them you will need to have the flues smoke tested.
Repairs: Vent the disused flues. Vent £5? 15 minutes to fix. Not urgent

Could anyone advise if the above should be of major concern? We are considering going back to the EA re-negotiate the price but unsure how how much to ask to be taken off. Any advise appreciated.

Thanks

If I was the seller I would not negotiate on any of this. It's a 1960 house. If you want a perfect house, buy a new build from Wimpy.

clarky_cat

Thanks for this G_M, I was hoping you'd respond as I saw your very useful response to a previous posters survey. I'm a lot less concerned now

Regarding the windows, I'd only spotted the 3rd bedroom window as being misty. Like you say its unlikely they have guarantees, especially as the current owner only moved in 2010 and I'm guessing they are older than that. I'll find out though.

Given the fact that the survey has come in at £3k less than what we're buying at, and our LTV is 90%, I presume we now need to look at negotiating or would have to stump up extra cash. Is this correct?

Hoploz

If you are already borrowing up to the maximum LTV for your product you'd need to find the extra yourself, but if the mortgage is available up to 95% or something it might still be ok.

Frankly I think it's a bit odd to value it at 3k less, not to mention a bit of a nuisance. Perhaps that is the surveyors judgement of the cost to replace the windows for new. (You can do that if you want, or it's possible to just have the glass units themselves replaced, it's up to you)

There's a bit of work to do on the roof and to vent the chimneys but this is standard stuff.

You could try and negotiate, but as GM says, nothing here is out of the ordinary, it sounds like a house which you already knew was not totally A1 sparkling renovated condition and the price would have been agreed accordingly.

HouseBuyer77

Given the fact that the survey has come in at £3k less than what we're buying at, and our LTV is 90%, I presume we now need to look at negotiating or would have to stump up extra cash. Is this correct?

Did you arrange the homebuyers survey via your bank or independently? The bank will go by whatever their suveryor says, so if arranged via the bank this is also the valuation survey and unfortunately that's the value for the bank's LTV calculation. If on the other hand this is a survey you commissioned on your own the bank don't care what it gets valued at, only what their valuation survey said.