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Advice needed for PRC inspection certificate

2

Comments

  • teneighty
    teneighty Posts: 1,347 Forumite
    So if the original concrete external walls have been removed and re-built with traditional brick and block construction it is now a traditional house and should be valued as such. If all the Woolaway elements except the party wall have been removed it is no longer a Woolaway house.

    The repair certificates for this type of re-build were just a tick box exercise to qualify for government funding, it wasn't a "repair" it was a rebuild. One course of action would be to see if there was a Building Regulations application for the re-build and use that as proof that it is no longer a Woolaway.

    Just make sure that it wasn't just a brick skin built around the outside of the concrete panels. I believe some Councils did this but it was slightly less effective than the external wall insulation and would only extend the life of the property rather than be a total solution.

    Sounds like yet another mortgage valuer who knows nothing about construction and even less about PRC homes.
  • Thank you. I spoke to the company that did the work and they are adamant it was rebuilt properly. How would I go about finding out about the Building regulation application? Is it worth me trying to appeal what the mortgage valuer has said or is it not worth it?
  • teneighty
    teneighty Posts: 1,347 Forumite
    Just thought I would add, I do not think you need to worry about getting a replacement/retrospective PRC certificate as listed in Stators post.

    Some of the PRC houses could have complicated structural repairs which needed to be approved and certified. The houses still looked like PRC houses and so the only way you could tell it had been repaired was if it had a certificate. However, ultimately you are in the hands of the mortgage lender and if they insist they want a pointless certificate you will have to pay out for one or find a different lender.

    The Woolaways could not be repaired cost effectively as the defective concrete was all over, not just in isolated sections so the only effective full structural solution was to remove the concrete panels and columns and totally rebuild the external walls. In reality this was normally only done by private owners as they qualified for a government grant. Most Councils/Housing Associations either went for a cheaper more short term repair or demolished them as you could get far more new houses on the site due to the usually generous gardens.
  • teneighty
    teneighty Posts: 1,347 Forumite
    With regard to Building Regulations if you speak to the Building Control Department at your local Council they should be able to check to see if they had an application and if so should have it in their archive, probably stored on microfiche for older applications.

    It would be a matter of visiting the office and going through the application to see exactly what work was done and getting the necessary copies of approval notices etc.
  • stator
    stator Posts: 7,441 Forumite
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    If the original valuation you feel was incorrect then you might appeal it. Compare the valuation to other houses that have sold on your street with the same construction. If it's about the same then it's not worth appealing.

    Unless the house was knocked down and rebuilt you will need the PRC certificate.
    Changing the world, one sarcastic comment at a time.
  • teneighty
    teneighty Posts: 1,347 Forumite
    stator wrote: »
    If the original valuation you feel was incorrect then you might appeal it. Compare the valuation to other houses that have sold on your street with the same construction. If it's about the same then it's not worth appealing.

    Unless the house was knocked down and rebuilt you will need the PRC certificate.

    Just to clarify to avoid any misunderstandings the house did not need to be "Knocked down". The first floor and roof would be propped whilst sections of the concrete panels were removed and re-built. You often see one side of a pair of semi's re-built in this way where you had a private owner next to a Council property.
  • choginosh
    choginosh Posts: 12 Forumite
    Thank you for the help
  • choginosh
    choginosh Posts: 12 Forumite
    I have just been told it's the mortgage valuers that need the certificate to put a value on it, not the lender as the valuation says they connot give a value??
  • Davesnave
    Davesnave Posts: 34,741 Forumite
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    teneighty wrote: »
    Just to clarify to avoid any misunderstandings the house did not need to be "Knocked down". The first floor and roof would be propped whilst sections of the concrete panels were removed and re-built..
    This was exactly what happened to a private Woolaway bungalow in our town last year.
  • stator
    stator Posts: 7,441 Forumite
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    choginosh wrote: »
    I have just been told it's the mortgage valuers that need the certificate to put a value on it, not the lender as the valuation says they connot give a value??
    That's quite common. When acting for the bank if there is any serious defect they will refuse to value it.
    If you employed your own surveyor they would probably give you an idea.
    Changing the world, one sarcastic comment at a time.
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