how bad is this survey?

sarah759365

Just had the homebuyers survey back and it's thrown up some big concerns. I want some advice on whether we should be running away at speed or whether we are over reacting and the surveyor is covering their back. We're not first time buyers but this is the first time we have bought an older property. I was expecting some flags in the survey as I know older properties come with issues but this house is at the very top of our budget and we won't have any cash to spare to do lots of work (even with a reduction in asking price).


The overall summary is;


The property is considered to be a reasonable proposition for purchase at a value of


£xxx, provided that you are prepared to accept the cost and inconvenience of dealing with the various repair and improvement works reported. These deficiencies are common in properties of this age and type. Provided that the necessary works are carried out to a satisfactory standard and any maintenance and other repair work in the future is carried out, the property should resell in a normal market.






The level 3 concerns are;
1)
There is a missing section of rainwater pipe to the rear and there is damp staining to the brickwork adjoining the defective pipework. This matter should be dealt with as a matter of urgency to prevent further damage occurring.The rainwater from the bay roof discharges directly onto the stones in the front garden and this is likely to be inadequate particularly during heavy periods of rainfall. Instruct a competent contractor to provide a quotation for the repairs to the rainwater goods.


2)


The parapet walls are in poor condition and require repairs to the rendering to prevent water penetrating into the property. Repairs are required to the cracked plinth at the base of the building. Repairs are required to the stonework cills. Penetrating dampness was noted in the small rear bedroom and the front reception room. There is a possibility that rot may have occurred to concealed timbers and the areas should be opened up and an inspection carried out by a specialist timber treatment firm. The property has suffered previous movement with cracking noted to the front and rear elevations but I saw no evidence to suggest this is ongoing. There is a small gap between 169 and the subject house and the width does not allow for any repairs to be carried out to the flank wall. The brickwork is weathered and requires repointing. The brickwork will continue to deteriorate. Any dampness problems will only be able to be carried out internally which will be unsatisfactory. Some of the pointing to the remainder of the building is weathered and you should anticipate carrying out future repairs. A damp-proof course could not be seen but there were no signs of rising dampness internally where testing was possible. Instruct a competent contractor to provide a quotation for the repairs to the parapet walls, cills, pointing and the plinth.


3)
All the floors were covered and not able to be inspected. Sub floor ventilation is inadequate and additional airbricks should be provided. This may have allowed defects to occur in concealed areas and you now need to instruct a contractor to open up the flooring to identify the full extent of the problem and the necessary repairs required, together with an estimate of the cost.


Level 2 concerns were;


1)
There are two chimney stacks to the property both of which require repair. The rear stack is in worse condition than the front stack. Instruct a competent contractor to provide a quotation for the repairs to the pointing, flaunchings, pots and brickwork. A closer inspection may reveal the need for repairs to the flashings. Scaffolding or other means of safe access will be required to carry out repairs, increasing the cost.


2)
The flat roof over the second floor has water lying on the surface which indicates that the falls to the roof are inadequate and you should anticipate renewing this roof. The joints to the flat roof over the extension are uneven and this may give rise to future problems.


3)
Woodwork at roof level is particularly exposed to the elements and a closer inspection is likely to reveal the need for some repairs particularly behind the guttering.
External redecoration will be required once the repairs to the stone cills have been carried out. You should anticipate carrying out some repairs to the external joinery prior to the next redecoration




4)
Cracking and undulations were noted to the ceilings and repairs are required prior to the next redecoration.




there are a few more level 2's but all can be very easily fixed so won't list them.


thoughts??

lewishardwick

How old is the house? Style (terrace, semi etc)?

camptownraces

sarah759365 wrote: »

The level 3 concerns are;
1)
There is a missing section of rainwater pipe to the rear and there is damp staining to the brickwork adjoining the defective pipework. This matter should be dealt with as a matter of urgency to prevent further damage occurring.The rainwater from the bay roof discharges directly onto the stones in the front garden and this is likely to be inadequate particularly during heavy periods of rainfall. Instruct a competent contractor to provide a quotation for the repairs to the rainwater goods.

Couple of hundred, max, providing scaffolding is not needed just for this.


2)


The parapet walls are in poor condition and require repairs to the rendering to prevent water penetrating into the property. Repairs are required to the cracked plinth at the base of the building. Repairs are required to the stonework cills. Penetrating dampness was noted in the small rear bedroom and the front reception room. There is a possibility that rot may have occurred to concealed timbers and the areas should be opened up and an inspection carried out by a specialist timber treatment firm. The property has suffered previous movement with cracking noted to the front and rear elevations but I saw no evidence to suggest this is ongoing. There is a small gap between 169 and the subject house and the width does not allow for any repairs to be carried out to the flank wall. The brickwork is weathered and requires repointing. The brickwork will continue to deteriorate. Any dampness problems will only be able to be carried out internally which will be unsatisfactory. Some of the pointing to the remainder of the building is weathered and you should anticipate carrying out future repairs. A damp-proof course could not be seen but there were no signs of rising dampness internally where testing was possible. Instruct a competent contractor to provide a quotation for the repairs to the parapet walls, cills, pointing and the plinth.

This is much more of a worry - you would need to get a good builder round to quote, having shown him this part of the report.


3)
All the floors were covered and not able to be inspected. Sub floor ventilation is inadequate and additional airbricks should be provided. This may have allowed defects to occur in concealed areas and you now need to instruct a contractor to open up the flooring to identify the full extent of the problem and the necessary repairs required, together with an estimate of the cost.

Cheap to put in more ventilation via additional airbricks. The big concern is that ground floor timber may have rot or worm.

Level 2 concerns were;


1)
There are two chimney stacks to the property both of which require repair. The rear stack is in worse condition than the front stack. Instruct a competent contractor to provide a quotation for the repairs to the pointing, flaunchings, pots and brickwork. A closer inspection may reveal the need for repairs to the flashings. Scaffolding or other means of safe access will be required to carry out repairs, increasing the cost.

Scaffolding will cost more than the repair work.


2)
The flat roof over the second floor has water lying on the surface which indicates that the falls to the roof are inadequate and you should anticipate renewing this roof. The joints to the flat roof over the extension are uneven and this may give rise to future problems.

Problem for the future

3)
Woodwork at roof level is particularly exposed to the elements and a closer inspection is likely to reveal the need for some repairs particularly behind the guttering.
External redecoration will be required once the repairs to the stone cills have been carried out. You should anticipate carrying out some repairs to the external joinery prior to the next redecoration

Don't leave this too long, but unlikely to be required this summer




4)
Cracking and undulations were noted to the ceilings and repairs are required prior to the next redecoration.




there are a few more level 2's but all can be very easily fixed so won't list them.


thoughts??

It's a pity the surveyor hasn't given you likely costs for these faults. [Some of these jobs depend on further investigation of course.]

Quite often surveyors will give more info in a phone conversation than they would commit to on paper.

Give him a call - you are paying him for this service.

sarah759365

victorian end of terrace 1890

LEJC

Its very difficult to put prices on the work needed without seeing the property.
Hwoever we have recently had to have extensive work done in the roof area of our property and can perhaps say that to fix things to a good standard we had to spend several thousand pounds.

Gutterings are not too big a job...they can be done without a scaffold but its safer and easier to use one or to tie it into getting them done when maybe the chimneys are being overhauled.

We found a few local firms who did scaffold rates at around £150 for a month so that might be a starting point for you.
chimney overhauls are not for the DIY person so you probably would need a roofer for that ...we budgeted £500 per chimney
flat roof may need stripping back and redoing and again without knowing the size or complexity of whats involved its difficult to put a figure on it but it wont be less than £1000 if it all needs replacing

I wouldn't necessarily expect a reduction in your purchase price to cover the work...its probably all things that have worn over time and have now got to the stage of needing attention before damage starts to penetrate the house...
Having said that,if the house is at the top end of your budget I wouldn't want to go into the purchase without some contingency money to complete the work....a bit of a guess but £5000 seems a comfortable buffer to get the work done or at least a good portion of it.

sorry I have no idea what to suggest regarding point 2 other than 3 quotes