Survey results are in. Help please

Guapa1

Now I'm apologising from now for the length of this post. I would appreciate it though, if you'd have a look and give me your opinion. I will only write out the ones that are ringing bells.

OVERALL OPINION
This property is need of extensive remedial/modernisation works and we recommend that, if you wish to proceed, you should obtain further advice and quotations discussed in the report and listed in Section F. Although our overall opinion on the market value of the property would normally be given, in this particular case it is not possible to do so because of the very substantial nature and the extent of the proposed works.

The external walls have distorted and lean significantly which indicates that structural movement has taken place. We believe this has been caused by foundation movement and a more detailed investigation required.
In addition the suspended timber floor slopes, which leads us to suspect the quality of the supporting structure. Therefore a more detailed investigation should be carried out.

There are trees close to the property which could also affect the foundations.

ACTION You should arrange for a more detailed investigation of the walls and floor construction
(My note. It's on a hill, so sloping in inevitable no? This was the reason that the mortgage company have retained the mortgage. The vendor has paid for a structural engineer and he's given it the OK)

TIMBER DEFECTS

We found no evidence of any significant decay in this property. We also found no signs of wood boring insect infestation. However older properties such as this one, are very susceptible to attack and infestation may well be discovered when the property is completely emptied. As much of the property was covered up and the costs for treatment would be high, it would be prudent to instruct a timber specialist to inspect all timber and quote for any necessary treatment, before exchange of contracts.

DAMPNESS
Where accessible, moisture readings were taken internally and we found no sign of damp in this property. However the external render coating bridges the damp course, and as this would lead to damp penetration in the future, some remedial work is needed.
ACTION
You should obtain quotations for removing the render below the damp proof course. Clarification of responsibilty of this work should also be sought.

CONDENSATION AND INSULATION
There is no evidence of significant condensation in this property.
Air circulation beneath the timber floor is inadequate as there is not enough vents in the external wall to the front of the flat and as this can lead to decay the sub floor ventilation needs to be improved.
ACTION
You should obtain quotations for improving sub floor ventilation

ACTION-URGENT MATTERS
WE recommend that you treat the following matters as urgent repairs to be remedied as soon as possible after the purchase. For each item, you should obtain competitive quotations from reputable contractors before you exchange contracts. As soon as you receive any quotations we will be pleased to advise whether or not they would cause us to change the advice or valuation in this report.

Dampness- Remove render below the damp course by a building contractor
condensation and insulation Introduce sub floor ventilation by a building contractor
Main walls repair/replace the defective external render by a building contractor.
It is assumed that the freeholder would be responsible for the external maintenance of the block. We recommend your legal adviser confirms this.

We recommend that you treat the following matters as urgent which should be undertaken and concluded before you exchange contracts. Additional repairs/improvements may be necessary following the results of these investigations. As soon as you receive any reports we will be pleased to advise whether or not they would cause us to change the advice or valuation which we receive in this report. Should you decide to exchange contracts without obtaining information, you would have to accept the risk that adverse factors might come to light in future:-

Movement: Investigate the walls, floor, by a chartered building surveyor or structural engineer.
Movement: Check with insurers that full and unrestricted cover can be obtained for the property.
Timber defects Investigate all timbers for wood boring insects by a BWPDA registered treatment company.


WOW, I have new found respect for typists! My arms are aching.

So, is it bad as it looks?

robwend

well its certainly hasnt got 10/10.you say the engineer has given the structual a ok. so thats that bit out of that way.but remember this could come up again when you try an sell. thats what would put me off.the damp...well thats no big deal. and not a major expense.it depends how deep your pockets are and if you love this house enough or not. walk away and you loose a few quid on a survey. buy it and you could have a moneypit

matto

It's on a hill, so sloping in inevitable no?

Absolutely not. Sounds to me like the foundations aren't suitable. I'd walk away - better run in fact. I wouldn't buy somewhere that didn't have vertical walls.

I would expect a structural engineer's report to be more than just "it's ok". If you want to proceed you're probably best getting your own done.

Graeme_P

Hi

I am not a tradesman, but have viewed similar / bought similar properties and would say:

1) Movement - get an expert in, if this is an old house (eg victorian) there COULD have been movement due to the trees in the past, which has now settled, you need to find out the cause of the movement, how severe it is, and if it is insurable against. A structural engineer is required to tell you the low down, ask for a report and ask the current vendor if they know about it via the agent - depending when it happened and current vendor's time at address they may well have had this inspected for their house insurance!

2) Ventliation - this is easy to fix, a few extra air bricks and some ducting to add extra breathing for the building! Probably cost you no more than a few hundred quid from a decent builder

3) Timber, the report appears to say "no faults found but get a further check" - this sounds like the surveyor covering their behind incase they say nothing found, then 3 months later you find evidence of woodwork, rot etc.

4) Render, basically they are saying that someone rendered the house and went below the damp course, and that this will hinder the houses ability to "breathe" and therefore invite damp. Again, this will be a case of a builder putting this right, I am not sure if you have to remove the entire render around the house from the damp course down, or if you just need to fix where someone rendered existing air bricks?

Definitely not a house I would be running from based on that report, the only issue in my eyes is the movement (highly likely caused by the trees) and to find out what the land is like under the house (clay, chalk etc).

Good Luck!

Rgds

Graeme

Guapa1

Thanks everyone. The estate agents sent the report straight to my broker. I'll get a copy and try and make some sense of it.

benood

I would steer clear I think (it would have to be a freehold house for me to proceed) - sounds lots to do and if there are a few flats in the block each owning a share of freehold getting it done might be rather difficult. Don't put all your trust the current owner's structural report.

I always suggest giving the surveyor a call to get his unvarnished opinion - a good question for him might be: would you consider it?

daveyjp

My first question is why was it rendered? Are they all like that or is it a one off? Render is a cheap way of covering all sorts of problems.

sillyvixen

run as fast and as far as you can

crispyduck_2

Tough one but I've never seen a scarier report, roof, damp, internals all can be fixed but can add up to a tidy sum, structure is something else I would get your quotes, then sit down with a whisky and talk it through with partner or a good mate and work out how much it could cost (contingency of 20%+ on worst case quotes), then add how this will affect you and your work life balance and see how the positives and negatives weigh up.

Me? It would be a no, no house is worth hassle on you will always find another dream home, slightly different dream maybe but still....

Good Luck

C

Guy_Montag

How old is this property? I mean are we looking at 17th c or a 2006 new build? I guess if it was a beautiful 17th c country cottage in an idyllic location with a stream at the bottom of the garden, I'd be prepared to accept that there will be problems, but if it's a run of the mill house, I'd probably lose interest & go elsewhere.

Guapa1

Thanks everyone! I'm going to give the surveyor a call. Get a copy of the structural engineer report and the quotes to see what happens. I think the sensible thing would be to walk away.