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Buying: 'serious' issues identified in Homebuyer report
HighLevel
Posts: 18 Forumite
Hello All,
FTB who has just had a homebuyers report back from the surveyor for a property I’m in the process of buying.
Whist there is a lot of ‘cosmetic’ type issues identified in the report there is a few Red ‘serious’ issues flagged up.
Would appreciate the communities view on just how serious these are / could be and what steps to take next.
As reference, it’s a stone built property, c1910 with a rear kitchen extension added c1970
Issues with Roof:
The main roof void does not appear to be sufficiently ventilated. Condensation
could be seen to the underside of the felt underlay. Fixed air vents should now be
installed to prevent moisture condensing on the timbers. In the long term, it is
possible that timber decay could develop if correct ventilation is not installed
The chimney stack is of masonry construction above the roofline with lead flashing
at the stack/roof abutment to prevent damp penetration occurring internally.
We noted defects including worn pointing and defective flashing and repair is now
required.
Some defects were noted including defective ridge tile pointing and evidence of
previous repair in the form of slates held in place with metal clips. Internally damp
staining was observed to ceilings Further repairs should be carried out to ensure
that the roof remains weathertight and does not leak.
Cement flashings are prone to frequent failure and should ideally be replaced with
more durable metal flashings.
The roof to the above the kitchen may have been laid to a pitch which is too
shallow to allow it to be fully weathertight. We recommend that you ask a
competent roofing contractor to provide a report which either confirms that the
cover has been laid to a correct pitch, or that recommends repair works. Any
recommended repair or renewal work should be carried out.
-
I guess with the above I could be looking at anything from a few tiles and pointing/flashing to a new roof?
Issues with floors
The floors are out of level and some deflection was noted.
Suspended ground floors require ventilation to prevent an accumulation of
moisture within the floor voids. This is achieved by vents built into the base of the
main walls. Original air bricks have been blocked off by the raising of the ground
levels and there is now an inadequate number of vents of sufficient size to provide
satisfactory ventilation under the floors. It is probable that dampness and
condensation will develop leading to timber decay. We recommended that
additional vents are installed but it would also be prudent for sample floorboards to
be raised to check for signs of subfloor damage or decay. Any obstructions should
be cleared to ensure an adequate cross-flow of ventilation.
Damp proof courses (DPC's) are built into properties to prevent the movement of
ground moisture through the wall and prevent deterioration of internal fixtures and
fittings and also to prevent high levels of moisture leading to wood rotting fungi.
In view of the age of the building, it is unlikely that a DPC was installed at the time
of construction.
The vendor has advised that previous damp proofing works have been carried out.
Your legal adviser should ensure that any guarantees in respect of earlier damp
treatment works are assigned to you on purchase.
There are 2 photos included in the report showing that the ground level has been raised font (block paving) and rear yard (concrete) blocking the vents in the damp proof course.
How serious is this?
Naturally I will be speaking to my estate agent / solicitor about the contents of the report, however would appreciate any advice on how best to handle things.
The above is going to need investigation I guess before anything – who would normally pay for this? Presumably I push the seller?
Then what? - ask the seller to rectify some / all of the findings as condition of purchase or a reduction in sale price to compensate for works needed to be done?
If a reduction in sale price, how will this work with my Lender? I’ve already had my formal mortgage offer issued – is it simple enough to reduce? Or does the offer process start again?
Any info appreciated!
FTB who has just had a homebuyers report back from the surveyor for a property I’m in the process of buying.
Whist there is a lot of ‘cosmetic’ type issues identified in the report there is a few Red ‘serious’ issues flagged up.
Would appreciate the communities view on just how serious these are / could be and what steps to take next.
As reference, it’s a stone built property, c1910 with a rear kitchen extension added c1970
Issues with Roof:
The main roof void does not appear to be sufficiently ventilated. Condensation
could be seen to the underside of the felt underlay. Fixed air vents should now be
installed to prevent moisture condensing on the timbers. In the long term, it is
possible that timber decay could develop if correct ventilation is not installed
The chimney stack is of masonry construction above the roofline with lead flashing
at the stack/roof abutment to prevent damp penetration occurring internally.
We noted defects including worn pointing and defective flashing and repair is now
required.
Some defects were noted including defective ridge tile pointing and evidence of
previous repair in the form of slates held in place with metal clips. Internally damp
staining was observed to ceilings Further repairs should be carried out to ensure
that the roof remains weathertight and does not leak.
Cement flashings are prone to frequent failure and should ideally be replaced with
more durable metal flashings.
The roof to the above the kitchen may have been laid to a pitch which is too
shallow to allow it to be fully weathertight. We recommend that you ask a
competent roofing contractor to provide a report which either confirms that the
cover has been laid to a correct pitch, or that recommends repair works. Any
recommended repair or renewal work should be carried out.
-
I guess with the above I could be looking at anything from a few tiles and pointing/flashing to a new roof?
Issues with floors
The floors are out of level and some deflection was noted.
Suspended ground floors require ventilation to prevent an accumulation of
moisture within the floor voids. This is achieved by vents built into the base of the
main walls. Original air bricks have been blocked off by the raising of the ground
levels and there is now an inadequate number of vents of sufficient size to provide
satisfactory ventilation under the floors. It is probable that dampness and
condensation will develop leading to timber decay. We recommended that
additional vents are installed but it would also be prudent for sample floorboards to
be raised to check for signs of subfloor damage or decay. Any obstructions should
be cleared to ensure an adequate cross-flow of ventilation.
Damp proof courses (DPC's) are built into properties to prevent the movement of
ground moisture through the wall and prevent deterioration of internal fixtures and
fittings and also to prevent high levels of moisture leading to wood rotting fungi.
In view of the age of the building, it is unlikely that a DPC was installed at the time
of construction.
The vendor has advised that previous damp proofing works have been carried out.
Your legal adviser should ensure that any guarantees in respect of earlier damp
treatment works are assigned to you on purchase.
There are 2 photos included in the report showing that the ground level has been raised font (block paving) and rear yard (concrete) blocking the vents in the damp proof course.
How serious is this?
Naturally I will be speaking to my estate agent / solicitor about the contents of the report, however would appreciate any advice on how best to handle things.
The above is going to need investigation I guess before anything – who would normally pay for this? Presumably I push the seller?
Then what? - ask the seller to rectify some / all of the findings as condition of purchase or a reduction in sale price to compensate for works needed to be done?
If a reduction in sale price, how will this work with my Lender? I’ve already had my formal mortgage offer issued – is it simple enough to reduce? Or does the offer process start again?
Any info appreciated!
0
Comments
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Your negotiations with the seller will determine who pays. Likely you will pay initially, and then you cold ask for a price reduction. A builder might be able to quote for free.The above is going to need investigation I guess before anything – who would normally pay for this? Presumably I push the seller?
Yep, one of those two. Or one of you walks away from the sale and the vendor gets another buyer who may not survey properly.Then what? - ask the seller to rectify some / all of the findings as condition of purchase or a reduction in sale price to compensate for works needed to be done?
Has the lender done their valuation? If so they know what the house worth to them. Your mortgage paperwork might have a clause about keeping them up-to-date about works done, defects found or price changes; honour those.If a reduction in sale price, how will this work with my Lender? I’ve already had my formal mortgage offer issued – is it simple enough to reduce? Or does the offer process start again?
If at the end of the process the house is worth less to them, your loan-to-value might change and therefore your product might not be applicable.0 -
Has the lender done their valuation? If so they know what the house worth to them. Your mortgage paperwork might have a clause about keeping them up-to-date about works done, defects found or price changes; honour those.
If at the end of the process the house is worth less to them, your loan-to-value might change and therefore your product might not be applicable.
Thanks for your reply dc197
Yes the lender valuation was done by the same surveyor as did the homebuyer report, and formal mortgage offer was issued same day as surveyor visited property. However I've only just got the homebuyer report 4 days later.
Coincidentally the valuation in the report is the exact amount I'm paying for the property - so is this coincidence? or just means the surveyer 'agrees' with what I've paid rather than a true market value?0 -
Just to add what is the best route to approach the seller at this stage? - via solicitor and let them fight it out with the sellers solicitor - or should I go via the estate agent and highlight concerns for them to pass onto the seller?0
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I just renegotiated successfully through the estate agent after survey highlighted issues with the roof. I would imagine it would be long and drawn out through the solicitors, that's if they'd even entertain it.0
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Good question. I'm afraid I don't know.Coincidentally the valuation in the report is the exact amount I'm paying for the property - so is this coincidence? or just means the surveyer 'agrees' with what I've paid rather than a true market value?
The figure they gave might not be exactly what they think it's worth. This number probably means that they think that the house is worth AT LEAST the value you've agreed. If it were not worth at least this, i.e. if it were worth less to them, their report would quote this lower figure.
I should think that they are reporting back to you the lower out of the two numbers, theirs and yours.
This may be just to make life simple.0 -
Thanks for your reply dc197
Coincidentally the valuation in the report is the exact amount I'm paying for the property - so is this coincidence? or just means the surveyer 'agrees' with what I've paid rather than a true market value?
Not a coincidence at all. The valuation will come back at the agreed price UNLESS there is sufficient issues to merit, in the eyes of the surveyor, a reduced valuation. It will never go above the agreed price, even if there was a massive discrepancy.
The fact that even with these listed issues the report hasn't said a reduced valuation may give the seller the ammunition to argue the price reflected work that needed doing. That isn't to say you shouldn't try for a reduction, but be prepared for them to say no based on the surveyor's valuation.0 -
* the issues are not that significant. Yes - some repair work and costs required, but mostly routine maintenance: re-pointing, flashing, etc. But bear in mind this is a 100 year old house. Very few that age will not require some work, somewhere.
Improving ventilation to the roof space and underfloor is not costly - a day's work altogether? Materials a few pounds.
No coincidence the Valuation = the purchase price. That just means the Valuer is telling the lender that lending that amount is fine against that property.
Beware the misunderstanding: the estate agent is not 'your' estate agent. He is the seller's EA. A small point but you need to understand where his loyalties lie. In order: to himself (his commission); to the seller; and only then to you.
Solicior is not a surveyor, nor a price negotiator. If you decide to drop your price, and agree that with the seller, then tell your solicitor and he'll amend the contract. Other than that.........
As a general rule, better to drop the price and then get the work done yourself, rather than ask the seller to do it. You will ensure a good job is done; the seller will ensure the minimum is done at the least cost - he's moving out!
Investigation is down to you. I you can pursuade a roofer/builder to gove you a free quote, fine, but contractors are often reluctant to do that for buyers because of the small chance they will actully get to do the job. You may need to pay.0
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