Homebuyers Report help!

Elspeth83

Hi there,

Just had the homebuyers report back for the property we're looking to buy. Have had quite a few category 3's that I'm worried about. I was wondering if someone could help with what they really mean!

Dampness, rot & infestation:
Dampness is affecting the ground floor walls in a number of places. I suspect this is due to inadequate damp proofing.

Dampness is affecting the front elevation in the front bedroom and bathroom. I suspect this is due to bridging of the cavity and damp penetration around window construction.

The render bridges the damp proof course which could cause dampness problems.

There is evidence of woodboring insect infestation in places, notably the roof space, which appears to be inactive.

You now need to instruct a damp proofing/timber treatment contractor to carry out an investigation to identify the full extent of the problem and the necessary repairs required, together with an estimate of the cost.


Rainwater fittings:
The rainwater goods appear to be leaking and should be repaired or replaced.

Outside areas & boundaries:
Poor quality fencing and defective wall construction should be repaired or replaced. Loose copings to boundary wall construction represent a potential safety hazard.

Cracked path construction should be repaired or taken up and re-laid.

The decking has not been satisfactorily maintained and requires repair and maintenance. Decking when wet represents a potential safety hazard.

Drainage:
The inspection chambers are deteriorating and should be repaired.

The gullies and other drains also need to be overhauled.

The drain cover to the rear chamber is damaged and requires replacing. This represents a potential safety hazard.

Parts of the drainage system appear to be made from pitch fibre and could be worn out. You should instruct a drainage contractor to test the system and carry out repairs or replacement.


Electricity:
The electrical wiring may not comply with current standards, with apparently inadequate earth bonding and no evidence of a recent test certificate.
Upgrading may be required. Further advice should be obtained from an electrician.


Water, plumbing & bathroom fittings:
The bath is worn with evidence of corrosion.
The bathroom is inadequately ventilated and improved ventilation is required.

Heating & hot water:
Radiator corrosion was noted in a number of places and the affected radiators
should be overhauled by a plumber.

Rambosmum

Ignore the electrics unless they are really old - it's pretty standard 'cover their backs' wording.

Outside areas and boundaries = the wall at the front might fall down and hit someone, you could get sued (very unlikely, but you might want to knock it down).

You need new radiators, gutters and downpipes and a new bathroom with extractor fan.

Biggest issue- you need new damp proof course, might then need replastering in the downstairs. If there's a flat roof to the upstairs window that needs replacing and the windows themselves are past their best. You *might* have a collapsed bit of wall causing the inside and outside walls to touch at some point, leaving damp - it isn't as big an issue as it sounds- a bricklayer knocks the relevant area out and replaces it.


You'll need someone to look at the timbers and maybe treat them. Or maybe they've already been treated and are now dead.

I'm guessing that you are buying a 'fixer-upper'? How much have you got to fix it up? Making it waterproof would be your first priority before making it pretty. If the damp is as bad as the report suggests (which is moderately) then I'm very surprised you can't smell or feel it when you view it.

Elspeth83

Oh dear. Thank you for your reply.

House looked fine when we viewed it. It's empty and has been since December, but we didn't see or smell any signs of damp.

Owners got it as a cheap repossession and have put new carpets, paint and boiler. But doesn't look like they've actually fixed the big problems.

Any idea what to do next? Try and get them to fix it? Try get money off? Really not sure what happens in these situations

ambioni

hmmm- with that many 3's I would question how much I wanted it and whether I could afford the repairs....but it can also be a good way to negotiate the price down with the vendor unless they are prepared to do some/all of the repairs first.

Home buyer reports are fine if they are mostly 1's, but with this one I would recommend a full survey too....there may be other problems with this house that the home buyer survey did not pick up on (after all it is not the deepest level of survey that can be done) and the cost of a full survey versus cost of house (or even cost of repairs) is small.

Elspeth83

We've sent the report to the estate agent (who was very rude about it over the phone) so will see...

Does anyone know if the damp could have been caused by the house sitting empty over winter? [STRIKE]clutching at straws[/STRIKE]

ambioni

How old is the house, elspeth? damp is almost par for the course with most older houses and isn't necessarily a big deal....it could have been aggravated by the house being empty and unheated & unventilated over winter, but you really need a specialist to advise. Scotland does have a damp humid climate so dampness isn't uncommon.

If the EA is being a !!!!!! then I would fully prepare to walk away from this and let them know that if they continue to be unhelpful. Don't forget: the EA is acting for the sellers, not for you and just wants to get the highest price (and most commission) quickly! Your best friend can be your solicitor in these situations and they may be able to advise but I would seriously be suggesting to the sellers that either they fix the problems in the home report OR drop the price significantly! Don't be afraid to get your solicitor to do the negotiating here: while in England this is unusual, in Scotland offers need to be made through a solicitor and they are usually more than willing to do the negotiating too....and they are used to dealing with estate agents too!

jbainbridge

Elspeth83 wrote: »

Owners got it as a cheap repossession and have put new carpets, paint and boiler. But doesn't look like they've actually fixed the big problems.

Sounds like they've just made some cosmetic improvements and are selling it on for as much profit as they can get away with.

If you really want it try to negotiate down a little. Or consider walking away ... you get a survey to find these things out.

Never forget that the EA is not working for you.

john_white

What was it valued at?

Elspeth83

It's a typical 1930's 3 bed semi, ex council. To be honest the house isn't exactly what I wanted but it's in a place that'll have a huge impact on our quality of life and as it's a village there is very little choice.

We're going to get someone who's been recommended by our builder neighbour to take a look but we're now thinking that unless they drop the price significantly that we'll rent short term. We don't want to lose our buyers!