Building Survey Help

Jaguar_Skills

Hi all,

We have working through our first house purchase and need a little help with the building survey:

Firstly is in the overall opinion it states:

The reinstatement cost for insurance purposes including demlition, site clearance and professional fees has been calculated in the sum of £170,000.

Is this to do with when we get insurance for the property?

The second is to do with the condition 3's, described as defects that are serious and/or need to be repaired, replaced or investigated urgently.

Luckily there are only 2. I have copied directly below:

Electricity is supplied from the mains via a meter and a consumer unit located in a cupboard
under the staircase - see Electric Meter & Consumer Unit pictures.
Visible wiring and fittings are of a modern pattern. Whilst the visible wiring appears
satisfactory, if there is no record of an electrical test having been recently undertaken, it is
recommended that the installation be tested by a competent electrician (preferably
NICEIC/ECA registered) prior to exchange so that you are aware of any likely future costs
and all recommendations implemented. Thereafter, the installation should be re-tested
every ten years. However, we would strongly recommend an inspection of the electrical
system on change of ownership.
We recommend that the entire installation is tested by a competent electrician (preferably
NICEIC/ECA registered) and all recommendations implemented. Thereafter, the installation
should be re-tested every ten years (Please see Section J).
Any alterations that have been undertaken to the electrical installation within the property
since 1st January 2005 must now follow certain building regulation principals (BS 7671),
such work being undertaken and/or certified by a suitably accredited electrician. You would
be advised to request that your legal advisor makes appropriate enquiries in this respect to
confirm that any such works undertaken to the property do have appropriate approval.
We noted that in the loft the electric cables are run below insulation. All cables give off heat
when in use, depending upon the load they carry and heat dissipation would be impeded if
insulation is laid above. Insulation should be adjusted to lie beneath cables in the roof area
and elsewhere.
We have not arranged for a specialist test of the electrical installation and are unable to
comment upon it in detail. Without such a test, it is not possible to say whether the
installation is safe and complies fully with current regulations. We would recommend that
the inspection is carried out prior to exchange. Condition Rating 3

&

Mains gas is connected via a meter located in the garage - see Gas Meter picture.
Without specialist examinations of the system we are unable to comment on the quality or
safety of the system and as a precautionary measure, we would recommend further
investigations be undertaken prior to purchase. Thereafter, the installation should be
serviced annually.
You should instruct a ‘Gas Safety’ registered contractor to provide an estimate for these
works and any necessary associated repairs (Please see Section J).
If a recent test certificate, dated within the last 12 months, is not available for the gas supply
and appliances then we recommend they are tested. See Sections I2 and J3. Condition
Rating 3

Is anyone able to help with these two things?

HouseBuyer77

A surveyor will always flag up the electrical, gas and heating installs as a condition 3 unless they have evidence of recent servicing/testing as they are not experts in the matter.

However if you phone your surveyor for an informal chat they may be able to offer you some hints. They cannot give a professional opinion on the state of the installations but they may be willing to informally say 'Everything looks fine to me' or alternatively 'I saw this, this and that which could indicate issues'.

If those are your only condition 3s you're doing well

Gas service/inspection will cost around £80, takes an hour or so. Electrical installation will depend upon the size of the house but took half a day on my 2-bed maisonette and cost £180.

G_M

We really must find a way to refer buyers to the answer to these endlessly repeated questions!

Gas & electrics. Surveyor is not an electrician or gas engineer, so refers to to a specialist.

Would you expect your GP to advise you on your heart condition or brain tumour....?

Yes, 're-instatement cost' is the cost to rebuild if the property burnt down. needed for insurance. Totally unrelated to markey value.

Davesnave

To answer your first question, that is the estimated rebuilding cost which might be used for insurance purposes. It excludes the worth of the site the house sits in, which is why it's typically below valuation.

Jaguar_Skills

Thanks all. And G_M sorry for answering another question.

G_M

Jaguar_Skills wrote: »

Thanks all. And G_M sorry for answering another question.

Not at all. Not your fault (though the 'forum search ' button is just above.....).

What's needed is a stickie giving answers to common survey questions......

(though persuading the mods which posts/threads would make useful stickies is hard too...)