Would you withdraw and look at other houses based on this survey?

natedogg3105

Hi,
Offer accepted and survey done, just want to gather opinions on whether you would be looking at other options if a survey came back with all these issues?

Was on the market for 139,999....offer accepted for 137,900 (declined a few offers commencing at 128k).....first time buyers with not much room for spending on major repairs when we move.

Loose flashings were noted to both front and rear stacks. The rear stack has
spalled brick work which requires repair attention. In the roof void there is
evidence of penetrating dampness to both chimney stacks.

MAIN ROOF
Defects were noted. The ridge requires re-pointing. There are a number of metal
clips / tingles to the rear pitch, indicating nail fatigue. There is one slipped slate to
the front bay roof. The main roof void inspection revealed that the slates were not
underfelted but back torched and they appear to be the original roof covering.
The roof covering requires an overhaul. The number of metal clips (tingles)
indicates nail fatigue or 'sickness' and that the roof covering is nearing the end of
useful life. An increasing amount of repair will be necessary until the roof covering
is renewed. I recommend you instruct a competent roofing contractor to provide a
report and quotation for the future replacement of the covering.

Rainwater Pipes -
A downpipe is missing to the front bay window guttering

Main Walls-
Pointing is patchy especially to the front elevation and requires repair attention in
due course.

DAMPNESS
Externally a damp proof course was not visible. Airbricks are visible to front and
rear elevations.
Dampness is present to ground floor rooms. Adjacent timbers may be affected by
timber decay I suspect this is due to rising dampness and concealed timbers may
be defective.

REAR EXTENSION
The vertical gap between the side elevation and
the main gable elevation has opened and requires to be sealed and monitored for
any possible future movement. No signs of any dampness internally.

There is a lack of ventilation to the soffits which is recommended to allow air
circulation within the roof void.

The lack of underfelting to the roofing slates indicated the original roof covering.
See comments under section E2 previous.
Penetrating dampness is noted to both chimney stacks (see comments under
section E1 previous.)
Chimney breasts have been removed internally from the property at ground and
first floor level but stacks are still in place in the roof void.

Lath and plaster ceilings are prone to loss of key and eventual collapse, which may
happen unexpectedly, and will require renewal. Both double bedroom ceilings are
dated.

A horizontal crack was noted in the rear bedroom at door head level. This is
assumed to be of longstanding.

Dampness is present to reception room one and the kitchen and adjacent timbers
may be affected by timber decay I suspect this is due to rising dampness.

Walls are damp and therefore sub-floor timbers and floors built into or attached to
the walls are susceptible to rot. A precautionary check of timbers including underfloor
areas is essential.
Ventilation beneath the timber ground floor is inadequate and air bricks or grilles
are required. There is a possibility that rot may be present and a precautionary
check of floor timbers including under-floor areas is essential.

No test certificates for services etc.

Cheers
Nathan

Grumpelstiltskin

Err How old is the house?


If you are intent on buying an old house then don't push up to your limit, there will always something need doing.

HappyMJ

Looks like an old house that requires ongoing maintenance.

You don't have to do any major repairs straight away but if you don't the property will require continual minor repairs to prevent further damage.

You'll need to budget for minor repairs. I usually estimate ongoing major and minor repairs to cost about 1% of the value of the building each year....so about £1,400 each year. You'll need to save up for a new roof.

natedogg3105

Its a 1930s one, just wondering as a 1982 house, same price, same size has come up.....the survey has made me consider my options

fishpond

1930's house has been standing for 86 years, it is due some maintenance.
If it eventually gets the maintenance, it be livable in long after the 1980's one is dust.
1930's for me every time (for me to live in)--as I do now.
No contest!

Kynthia

Apart from getting out someone to see what work needs doing on the roof and whether it will be more than a few thousand, everything else sounds like minor and non - urgent maintenance and the surveyor listing potential things that he hasn't actually seen are likely to be the case or happen.

AnotherJoe

Once the nails have gone on a slate roof, that's a non trivial,expense, and the survey seems to be pouting that way. That and the dampness, in your position, I'd walk rather than even bother to make a low offer, because you just don't know what sort of a money pit you are buying.

AdrianC

natedogg3105 wrote: »

Loose flashings were noted to both front and rear stacks. The rear stack has spalled brick work which requires repair attention. In the roof void there is evidence of penetrating dampness to both chimney stacks.

The flashing is the lead which stops water getting between the chimney stacks and the roof tiles. If that's not in good order, you will get water ingress - and it already is.

The brick spalling is where the surface of the bricks has started to fail. Water will get in, freeze, and cause more damage.

MAIN ROOF
Defects were noted. The ridge requires re-pointing. There are a number of metal
clips / tingles to the rear pitch, indicating nail fatigue. There is one slipped slate to
the front bay roof. The main roof void inspection revealed that the slates were not
underfelted but back torched and they appear to be the original roof covering.
The roof covering requires an overhaul. The number of metal clips (tingles)
indicates nail fatigue or 'sickness' and that the roof covering is nearing the end of
useful life. An increasing amount of repair will be necessary until the roof covering
is renewed. I recommend you instruct a competent roofing contractor to provide a
report and quotation for the future replacement of the covering.

That sounds like a very good plan. The roof's had a number of short-term fixes, with clips holding the tiles on where the nails have rusted and broken. The lack of underfelting isn't a problem - that's the way it used to be - but it does show that the roof is getting very old. Renewing the pointing, the mortar between the ridge tiles, is a short-term priority.

Rainwater Pipes -
A downpipe is missing to the front bay window guttering

Needs sorting sharpish.

Main Walls-
Pointing is patchy especially to the front elevation and requires repair attention in
due course.

Again, priority.

DAMPNESS
Externally a damp proof course was not visible. Airbricks are visible to front and
rear elevations.
Dampness is present to ground floor rooms. Adjacent timbers may be affected by
timber decay I suspect this is due to rising dampness and concealed timbers may
be defective.

There will be a DPC - but it's probably hidden by high ground levels, allowing moisture to breach it.

REAR EXTENSION
The vertical gap between the side elevation and
the main gable elevation has opened and requires to be sealed and monitored for
any possible future movement. No signs of any dampness internally.

There's a chance that the extension is separating from the original house, and the joint needs to be re-sealed - but the question is whether that's just that the original joint wasn't great, but is it actually moving apart...?

There is a lack of ventilation to the soffits which is recommended to allow air circulation within the roof void.

That's just the way it used to be done - air could circulate anyway. If/when the roof's done, get more ventilation in, because modern methods mean less air can circulate.

Chimney breasts have been removed internally from the property at ground and first floor level but stacks are still in place in the roof void.

...so what's taking their weight...?

Lath and plaster ceilings are prone to loss of key and eventual collapse, which may happen unexpectedly, and will require renewal. Both double bedroom ceilings are dated.

A horribly messy job...

A horizontal crack was noted in the rear bedroom at door head level. This is
assumed to be of longstanding.

If it's an old crack, it's trivial to fill when you decorate. If it's movement, though...

Ventilation beneath the timber ground floor is inadequate and air bricks or grilles are required. There is a possibility that rot may be present and a precautionary check of floor timbers including under-floor areas is essential.

Again, that's the way it used to be. Air used to be able to circulate through gaps between bare floorboards, but wall-to-wall carpeting stops that. High ground levels won't help, either.

No test certificates for services etc.

Perfectly normal.

There's work there. There's money to be spent. I guess you knew that already, though, because it sounds like it's not had a lot of love over recent years. It's not necessarily a "run away while you have the chance" - but whether you should or not is entirely up to your expectations and how much you can afford to do to the place. If you want something zero-effort, lick-of-paint-and-move-in, then this is not it. If you don't mind pouring a bit of time and effort in, then this will pay you back, and your investment will probably be worthwhile.

I know I'd prefer a 1930s house to a 1980s one - FAR better built - but you will need to put more into maintenance and, for this one, restoration.

Has the surveyor down-valued it? If not, then he's saying that - even with that work needed - you're getting it for the right price.

daveyjp

Chimney stacks in roof void, crack in first floor. Cause and effect?

Sounds like a house needing a few thousand spending on it. Once done you will get it back easily, but new roof, new plasterboard ceilings, removing chimney breasts aren't jobs to be done while living in it.