Survey problems in Victorian terraces, help please?

hollygolightly27

Hi everyone,

We have just had a valuation and house buyers survey conducted on a house which we have had an offer accepted on. The house is a 2 bed Victorian terrace and we offered over asking price due to the competitiveness in the area (another house we lost out on went to a guy who offered 35k over asking price!). The problem is that we are first time buyers and I am unsure whether some of the problems are typical in a house of that age so we are unsure whether to start worrying or not. The vaulation survey was fine and came back in accordance to the offer which we had accepted.

1) There is evidence of dampness on some of the lower corners in the living room "which may be caused by rising/penetrating damp...concealed timbers may be defective and opened up to fully investigated" . This room is directly above an unconverted cellar which also has damp (which is understandable). We are currently in a new build flat and we have some condensation/mould in a few corners so I am used to using a dehumidifier!

2) Woodboring insect infestation was affecting bathroom flooring which is hidden from view. According to the vendor this has been treated and is covered by guarantee.

3) There seems to have be some slight structural movement over time on one wall above an extension which may have inadequate support, and also a small crack above a window in the master bedroom which may be due to gradual creep deflection of the original beam in the wall.

4) Other issues such as inadequate insulation in loft space, older electricity box. The gas, electric and boiler were also flagged up because he didn't test them himself. Is this normal? Do the surveyors have to point out every single little crack just to cover themselves?

We have spent 4 frustrating months of having offers declined in this dream area and we were so happy when this one was accepted. If we didn't go with this house then we would buy a similar period property (probably on the same road) which may hold similar issues due to the age of the property. I have never had a house survey before so I am really unsure about what to compare our results to. Has anyone else bought a period house and had similar issues flagged up? Are any of these issues serious enough to reconsider our offer? If we didn't say yes then someone else would happily go through with the sale and we would probably have same issues if we went elsewhere.

Does anyone have any advice on what we should do next?

Thanks

vuvuzela

hollygolightly27 wrote: »

Hi everyone,

We have just had a valuation and house buyers survey conducted on a house which we have had an offer accepted on. The house is a 2 bed Victorian terrace and we offered over asking price due to the competitiveness in the area (another house we lost out on went to a guy who offered 35k over asking price!). The problem is that we are first time buyers and I am unsure whether some of the problems are typical in a house of that age so we are unsure whether to start worrying or not. The vaulation survey was fine and came back in accordance to the offer which we had accepted.

1) There is evidence of dampness on some of the lower corners in the living room "which may be caused by rising/penetrating damp...concealed timbers may be defective and opened up to fully investigated" . This room is directly above an unconverted cellar which also has damp (which is understandable). We are currently in a new build flat and we have some condensation/mould in a few corners so I am used to using a dehumidifier!

2) Woodboring insect infestation was affecting bathroom flooring which is hidden from view. According to the vendor this has been treated and is covered by guarantee.

3) There seems to have be some slight structural movement over time on one wall above an extension which may have inadequate support, and also a small crack above a window in the master bedroom which may be due to gradual creep deflection of the original beam in the wall.

4) Other issues such as inadequate insulation in loft space, older electricity box. The gas, electric and boiler were also flagged up because he didn't test them himself. Is this normal? Do the surveyors have to point out every single little crack just to cover themselves?

We have spent 4 frustrating months of having offers declined in this dream area and we were so happy when this one was accepted. If we didn't go with this house then we would buy a similar period property (probably on the same road) which may hold similar issues due to the age of the property. I have never had a house survey before so I am really unsure about what to compare our results to. Has anyone else bought a period house and had similar issues flagged up? Are any of these issues serious enough to reconsider our offer? If we didn't say yes then someone else would happily go through with the sale and we would probably have same issues if we went elsewhere.

Does anyone have any advice on what we should do next?

Thanks

I can't really comment much on the first 3 as I'm not experienced enough, but point 4 - Surveyors very much DO point out everything. They try and cover their own backs by recommending various other checks to be done. Ask the vendor when the boiler was last serviced and if they have a record of this. You don't need a full service history going over xx years, personally just one from the last year or so would reassure me. Electricity box (consumer unit) being old is not in itself an issue - the one in my Victorian terraced house was safe but not up to modern standards so I paid around £250 to replace it last year. The house is 120 years old so will have some issues, it just depends on whether you can live with them or want a modern one (with potentially a different set of problems)...
Point 2 - if something has been treated, then I wouldn't worry too much about it.

DRP

I can't comment on specifics, but i have always rung up the surveyor to get an 'off record' opinion. Some things he will think are serious, some manageable, and some just covering his back...

vivster

Our house is of a similar age, and our survey flagged up similar issues.

You might want to get the damp checked out. You can get specialist damp surveys done, but make sure it's by an independent surveyor, not a company that sells damp proof courses. Or if you know a decent builder, ask him to take a look at it.

Also, maybe the structural issues might need a second opinion. Structural engineer? I have no direct experience.

We used the results of the damp survey and the fact that the electrics were in need of updating to negotiate a slightly reduced purchase price.

Lord_Baltimore

hollygolightly27 wrote: »

This room is directly above an unconverted cellar which also has damp

When you say 'cellar' is it a place you can access via stairs or are we talking about a 'void' that you access via a hatch in the floor?

I would be very wary indeed about what is going on down there. Cellars and/or voids are seldom visited and there could be serious issues that masquerade under the harmless sounding word 'damp'.

Dry rot may have had a field day on all the ground floor timber and rectification could be very expensive. This is not intended to discourage or alarm you but to flag up things that may be lurking in an area not covered by your survey.

Condensation and mould in your new build are a heating/air circulation issue and a totally different ball game to Victorian Secrets

LottieLou

Firstly congratulations on getting the house! I think you need to know exactly what it is you are getting into. A victorian house is always going to show up issues on a survey. I would definately get the damp investigated further, without a doubt!

1) There is evidence of dampness on some of the lower corners in the living room "which may be caused by rising/penetrating damp...concealed timbers may be defective and opened up to fully investigated" . This room is directly above an unconverted cellar which also has damp (which is understandable). We are currently in a new build flat and we have some condensation/mould in a few corners so I am used to using a dehumidifier!

I do not know much about it but you might be talking about damp proof courses, replacing plaster here? Either way it needs more investigation

2) Woodboring insect infestation was affecting bathroom flooring which is hidden from view. According to the vendor this has been treated and is covered by guarantee.

The bathroom floor only? I would ask to see a copy of the guarantee

3) There seems to have be some slight structural movement over time on one wall above an extension which may have inadequate support, and also a small crack above a window in the master bedroom which may be due to gradual creep deflection of the original beam in the wall.

I have always been told a crack above a window is a sign of structural movement, over time suggests it is continuing to move, if the support is inadequate what will you need to do to support it?

4) Other issues such as inadequate insulation in loft space, older electricity box. The gas, electric and boiler were also flagged up because he didn't test them himself. Is this normal? Do the surveyors have to point out every single little crack just to cover themselves?

I would not worry about the insulation, that is something you can look at later on to reduce bills, older electricity box, I think most houses have! the consumer unit (fuse box) costs about £50-90 not including having an electrician to do it. Not many houses seem to be up to the new standards when regarding electricity. The gas, electric and boiler are just to cover themselves as they didn't turn them on.

Good luck