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Please help, Home buyer report
Jay90
Posts: 2 Newbie
Hi, I'm a first time buyer and I've had the home buyer report back today which has me a little worried. I have no idea how bad the problems noted are and the roof really worries me, any help of feedback on them would be great. The valuation has come back at the price offered just not sure if the repairs will cost too much for me. Thanks in advance. 
The 3's were as follows:
ROOF COVERINGS
The roof is covered with interlocking concrete tiles. There is a sloping valley gutter on the front where two roof slopes meet. The roof is lined internally with sarking felt.
A number of defects were noted including for example the following:
One or two chipped and uneven tiles are evident where ongoing attention will be required.
The bedding mortar under the ridge and hip tiles and to the verge tiles is loose, has cracked and is missing in places.
The roof lining is torn and does not project sufficiently into the guttering. Daylight is visible to one or two areas between the gaps in the tiles as visible within the roof space.
Two plastic containers exist within the roof void which are part filled with water, strongly suggesting the roof covering may be leaking at present. This requires further investigation and repair.
There is currently no ventilation provided to the roof structure and this should be introduced in order to avoid the risk of condensation and consequent decay.
ROOF STRUCTURE
The roof space was entered through a hatch in the landing ceiling. The roof is formed with conventional timber rafters and purlins. The roof space is insulated with a mixture of fibreglass quilt. The roof structure is in satisfactory order but some timbers have sagged and are distorted slightly in places which is not unusual for the age of the property. Roof timbers should be regularly inspected and maintained in good condition.
A number of defects were noted including for example the following:
There is evidence of a wood-boring beetle infestation in some of the roof timbers.
The roof space is not insulated to modern standards.
The roof is not ventilated.
The roof insulation has been laid over electrical cabling.
OTHER
Fire/Security precautions and alarms. The property does not have any mains powered security, smoke/fire and carbon monoxide alarms. This is a risk to persons, see Section J3. Condition Rating 3. Further Investigation. It would be prudent to install mains powered security, smoke/fire and carbon monoxide alarms.
This property may suffer from condensation when heating and ventilation are not balanced effectively. This factor is very much dependent on the number of occupants and how a property is used. If either heating or ventilation is deficient then condensation will occur. This could eventually result in black staining and mould on colder surfaces such as those found around windows and doors, behind furniture and in cupboards and rooms where there is poor heating. The situation can be exacerbated by the amount of normal day-to-day activities which produce excessive amounts of water into the atmosphere. Seasonal climate conditions and periods when the property is left unoccupied will also increase the likelihood of condensation. To reduce this risk you should ensure that there is sufficient heating and ventilation at all times and that both are carefully monitored and balanced appropriately. Condensation and its causes are multi-factorial and sometimes nothing less than significant upgrading of the heating and ventilation together with improving the fabric of the building will stop condensation and mould occurring.
ELECTRICITY
The meter and consumer unit can be found under the stairs. The consumer unit contains MCBs (Miniature Circuit Breakers) to protect users should there be a defect with the installation. Where visible, the installation has been wired in a mixture of plastic covered cable.
We do not know if there is a current test certificate for the electrical installation.
A number of defects were noted including for example the following:
The consumer unit is fairly dated and may well require early replacement.
There are some cracked and broken power sockets present.
Some of the cabling is covered by thermal insulation.
GAS/OIL
Natural gas is connected and the meter and stop !!!! are located under the stairs. We do not know of any service agreement or current test certificate for the gas installation.
The installation appears in fair order with no significant defects evident. However, as much is hidden from view and as such systems require specialist knowledge, we are unable to advise on its serviceability or safety.
HEATING
Central heating and hot water is provided by a gas combination boiler which is located in the hallway. The central heating is supplemented by the gas fire in the living room. The central heating pipes, where visible, are in copper.
We do not know of any service agreement or current test certificate for the boiler, heating system and gas fire.
The heating was not on when we inspected. No obvious defects were seen but we have only carried out a visual inspection of the system and therefore cannot comment in detail on its working condition.
A number of defects were noted:
We would query the location of the combination boiler within the hallway as this is at fairly low level with an exposed flue with no adequate protection.
The guard to the external flue terminal is missing. Again we would query the location of this flue which is at low level and will be prone to damage.
The central heating pipes are old in places.
Some of the radiators are old, rusting and loose.
Several radiator valves are also stained and possibly leaking.
The gas fire within the living room is a little dated and has not been checked. This must be serviced prior to use.
OTHER
The front retaining wall is leaning and badly cracked in several places.
The 3's were as follows:
ROOF COVERINGS
The roof is covered with interlocking concrete tiles. There is a sloping valley gutter on the front where two roof slopes meet. The roof is lined internally with sarking felt.
A number of defects were noted including for example the following:
One or two chipped and uneven tiles are evident where ongoing attention will be required.
The bedding mortar under the ridge and hip tiles and to the verge tiles is loose, has cracked and is missing in places.
The roof lining is torn and does not project sufficiently into the guttering. Daylight is visible to one or two areas between the gaps in the tiles as visible within the roof space.
Two plastic containers exist within the roof void which are part filled with water, strongly suggesting the roof covering may be leaking at present. This requires further investigation and repair.
There is currently no ventilation provided to the roof structure and this should be introduced in order to avoid the risk of condensation and consequent decay.
ROOF STRUCTURE
The roof space was entered through a hatch in the landing ceiling. The roof is formed with conventional timber rafters and purlins. The roof space is insulated with a mixture of fibreglass quilt. The roof structure is in satisfactory order but some timbers have sagged and are distorted slightly in places which is not unusual for the age of the property. Roof timbers should be regularly inspected and maintained in good condition.
A number of defects were noted including for example the following:
There is evidence of a wood-boring beetle infestation in some of the roof timbers.
The roof space is not insulated to modern standards.
The roof is not ventilated.
The roof insulation has been laid over electrical cabling.
OTHER
Fire/Security precautions and alarms. The property does not have any mains powered security, smoke/fire and carbon monoxide alarms. This is a risk to persons, see Section J3. Condition Rating 3. Further Investigation. It would be prudent to install mains powered security, smoke/fire and carbon monoxide alarms.
This property may suffer from condensation when heating and ventilation are not balanced effectively. This factor is very much dependent on the number of occupants and how a property is used. If either heating or ventilation is deficient then condensation will occur. This could eventually result in black staining and mould on colder surfaces such as those found around windows and doors, behind furniture and in cupboards and rooms where there is poor heating. The situation can be exacerbated by the amount of normal day-to-day activities which produce excessive amounts of water into the atmosphere. Seasonal climate conditions and periods when the property is left unoccupied will also increase the likelihood of condensation. To reduce this risk you should ensure that there is sufficient heating and ventilation at all times and that both are carefully monitored and balanced appropriately. Condensation and its causes are multi-factorial and sometimes nothing less than significant upgrading of the heating and ventilation together with improving the fabric of the building will stop condensation and mould occurring.
ELECTRICITY
The meter and consumer unit can be found under the stairs. The consumer unit contains MCBs (Miniature Circuit Breakers) to protect users should there be a defect with the installation. Where visible, the installation has been wired in a mixture of plastic covered cable.
We do not know if there is a current test certificate for the electrical installation.
A number of defects were noted including for example the following:
The consumer unit is fairly dated and may well require early replacement.
There are some cracked and broken power sockets present.
Some of the cabling is covered by thermal insulation.
GAS/OIL
Natural gas is connected and the meter and stop !!!! are located under the stairs. We do not know of any service agreement or current test certificate for the gas installation.
The installation appears in fair order with no significant defects evident. However, as much is hidden from view and as such systems require specialist knowledge, we are unable to advise on its serviceability or safety.
HEATING
Central heating and hot water is provided by a gas combination boiler which is located in the hallway. The central heating is supplemented by the gas fire in the living room. The central heating pipes, where visible, are in copper.
We do not know of any service agreement or current test certificate for the boiler, heating system and gas fire.
The heating was not on when we inspected. No obvious defects were seen but we have only carried out a visual inspection of the system and therefore cannot comment in detail on its working condition.
A number of defects were noted:
We would query the location of the combination boiler within the hallway as this is at fairly low level with an exposed flue with no adequate protection.
The guard to the external flue terminal is missing. Again we would query the location of this flue which is at low level and will be prone to damage.
The central heating pipes are old in places.
Some of the radiators are old, rusting and loose.
Several radiator valves are also stained and possibly leaking.
The gas fire within the living room is a little dated and has not been checked. This must be serviced prior to use.
OTHER
The front retaining wall is leaning and badly cracked in several places.
0
Comments
-
Of that list most is standard - I am sure if there aren't gas safety certificates in place you would be arranging your own inspections as soon as you get in anyway.
I would worry about the roof - is he talking about buckets that the owners have put into the loft to catch drips? That's obviously not acceptable, I would ask him to clarify and also ask the vendors what the story is about that. Sounds however like less than £1000 to fix the roof with some ventilation and new tiles so it's up to you if you want to negotiate or (what I would do) get a builder to take a look and quote you prior to negotiating.0 -
Does not seem too serious, though the leaking roof will obviously nee investigating and fixing staright away
Ooops!ROOF COVERINGS
.....
One or two chipped and uneven tiles are evident where ongoing attention will be required.
Tiles cost about £1 each + labour
The bedding mortar under the ridge and hip tiles and to the verge tiles is loose, has cracked and is missing in places.
Mortar will cost about £5-£10 + labour
The roof lining is torn and does not project sufficiently into the guttering.
Many houses have no lining/felt at all. You can buy an overhanging support drip tray for £4 + labour
Daylight is visible to one or two areas between the gaps in the tiles as visible within the roof space.
May need to replace a few tiles (£1 each + labour, and/or repair the felt
Two plastic containers exist within the roof void which are part filled with water, strongly suggesting the roof covering may be leaking at present.
None of the issues is hard to fix, but clearly they need fixing!
This requires further investigation and repair.
There is currently no ventilation provided to the roof structure and this should be introduced in order to avoid the risk of condensation and consequent decay.
There are various styles of ventilation tile. Install 3 or 4?, from £5 - £25 each.
A guy with a ladder could do all the above in a day. £150 - £250 labour?
ROOF STRUCTURE
.......The roof structure is in satisfactory order but some timbers have sagged and are distorted slightly in places which is not unusual for the age of the property. so no problem
.....
There is evidence of a wood-boring beetle infestation in some of the roof timbers.
Very common, especially in older properties. Age?
What matters is not if there are some holes indicating beetles once had lunch there. What matters is whether their are beetles still active! Very different. Ring the surveyor and ask.
Or get an independant wood surveyor to look - but NOT a specialist wood treatment firm who will come for free, then tell you to give them £2000 to treat the wood.
The roof space is not insulated to modern standards.
Very common. Most older houses are insulated to the standard at the time they were built.
Buy some insulation from B&Q and spend a weekend doubling the thickness.
The roof is not ventilated.
see above
The roof insulation has been laid over electrical cabling.
So is mine.....
OTHER
Fire/Security precautions and alarms. The property does not have any mains powered security, smoke/fire and carbon monoxide alarms.
As with most houses.
Buy a couple of smoke detectors and a CO detector: £10 - £20
This is a risk to persons, see Section J3. Condition Rating 3. Further Investigation. It would be prudent to install mains powered security, smoke/fire and carbon monoxide alarms.
You can also get an alarm that detects flood water entering the ground floor - better get that too........!!!
This property may suffer from condensation when heating and ventilation are not balanced effectively. This factor is very much dependent on the number of occupants and how a property is used.
Best not allow more than 2 people into the property at the same time.
If either heating or ventilation is deficient then condensation will occur. This could eventually result in black staining and mould on colder surfaces such as those found around windows and doors, behind furniture and in cupboards and rooms where there is poor heating. The situation can be exacerbated by the amount of normal day-to-day activities which produce excessive amounts of water into the atmosphere. Seasonal climate conditions and periods when the property is left unoccupied will also increase the likelihood of condensation. To reduce this risk you should ensure that there is sufficient heating and ventilation at all times and that both are carefully monitored and balanced appropriately. Condensation and its causes are multi-factorial and sometimes nothing less than significant upgrading of the heating and ventilation together with improving the fabric of the building will stop condensation and mould occurring.
All good advice. But the survey gives no indication that there IS a problem!
ELECTRICITY
The meter and consumer unit can be found under the stairs. The consumer unit contains MCBs (Miniature Circuit Breakers) to protect users should there be a defect with the installation.
So it's a modernish unit. It would only be a problem if the fuse box was the older style with fuse wire and no circuit breakers
Where visible, the installation has been wired in a mixture of plastic covered cable. fine
We do not know if there is a current test certificate for the electrical installation. Ask seller if you want, but few houses have these.
A number of defects were noted including for example the following:
The consumer unit is fairly dated (rubbish! See above) and may well require early replacement. Rubbish
There are some cracked and broken power sockets present.
Replace. Take you 30 minutes.
Some of the cabling is covered by thermal insulation.
If you can be bothered, when you lay the new insulation in the attic, pull the electric cabling up from beneath the existing insulation and lay it over the top. Job done.
If you are paranoid, pay an electrician £75 for an electrcal inspection/report. Not necessary though in my opinion.
GAS/OIL
Natural gas is connected and the meter and stop !!!! are located under the stairs. We do not know of any service agreement or current test certificate for the gas installation.
Ask the seller but neither are required.
The installation appears in fair order with no significant defects evident. However, as much is hidden from view and as such systems require specialist knowledge, we are unable to advise on its serviceability or safety.
If you are paranoid, pay a gas engineer £75 for a gas inspection/report. Not necessary though in my opinion.
HEATING
Central heating and hot water is provided by a gas combination boiler which is located in the hallway. The central heating is supplemented by the gas fire in the living room. The central heating pipes, where visible, are in copper.
We do not know of any service agreement or current test certificate for the boiler, heating system and gas fire.
As above
The heating was not on when we inspected. No obvious defects were seen but we have only carried out a visual inspection of the system and therefore cannot comment in detail on its working condition.
A number of defects were noted:
We would query the location of the combination boiler within the hallway as this is at fairly low level with an exposed flue with no adequate protection.
Presumably you knew where it was already, so have no problem with the location.
The guard to the external flue terminal is missing. Again we would query the location of this flue which is at low level and will be prone to damage.
Buy and fit for £20 some time.
Or get the boiler serviced when you move in and get engineer to fit guard at same time
The central heating pipes are old in places.
Like me. But I plan on living a few more years!
Some of the radiators are old, rusting and loose.
Replace them some time - you're a home-owner. Homes need mainatining/updating from time to time.
Several radiator valves are also stained and possibly leaking.
If leaking, buy a new one for £10 - £15 and fix.
The gas fire within the living room is a little dated and has not been checked. This must be serviced prior to use.
OTHER
The front retaining wall is leaning and badly cracked in several places.
What does he mean by 'retaining wall'? Front wall of house, or garden wall...........???????0 -
Hi! Thank you for your reply. Has really put my mind at rest having a 3rd party have a look. I'll have a roofer check over the roof this week and progress from there. The "retaining wall" is the garden wall at the front of the property.
Again thanks for your help and quick reply and I will keep you updated on progress 0
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