FTB - worried about homebuyers survey

Ellie1888

Hi all,

I'm a first time buyer, and have had an offer accepted on a house £6k under the asking price. I've had a Homebuyers survey done, and am really nervous as it sounds very negative (lots of 3s, which advise 'urgent repair or replacement')! I am in the process of contacting tradespeople to give me quotes on the various issues, but wondered if anyone had any thoughts on how serious/expensive the problems sound. Any advice is greatly appreciated.

The issues (as worded in the survey) are as follows:

1) Damp - 'Dampness is affecting ground floor walls in a number of areas. I suspect this is due to an issue with the damp proof course.
Penetrating dampness is affecting the utility area. I suspect this is due to defective render outside. The single skin thick walls in the utility area can be affected by penetrating damp and condensation. The structure should be upgraded to comply with current standards.
Defective mortar joints in the main walls should be raked out and repointed.'

2) Roof - 'Extra suppporting timbers have been provided in the loft space possible to address a slight sag noted to the front roof slope.
Recounting to ridge tiles is required and the roof should be overhauled and repaired.
The main roof space should be ventilated to prevent condensation.
Sections of the main roof underlay are defective and repairs are recommended.
Miss growth should be removed.'

3) Electricity - 'There is an older rewritable fuse box. The electrical wiring may not comply with current standards as there is no evidence of a recent check.'

There is also an old boiler, a poorly ventilated bathroom with lead plumbing, a dilapidated garage that is not for use, and I am awaiting a Gas Safe certificate. The property is 61 years old, and I am eager to know whether these issues sound like usual wear and tear of a property this age, or whether there is anything more sinister. I'm also right at the top of my budget, so wouldn't be able to do too much of the work immediately.

Thanks in advance!

G_M

Not a serious show-stopper - provided you are willing to do some upgrading. This is not an immaculat house to move into and do nothing. It's an older property that has been somewhat neglected I'd guess. Specifically:

Ellie1888 wrote: »

Hi all,

The issues (as worded in the survey) are as follows:

1) Damp - 'Dampness is affecting ground floor walls in a number of areas. I suspect this is due to an issue with the damp proof course.
Did you notice any damp? Smell? Peeling wallpaper/paint? Mould? If not, and the surveyor simply used a (unreliable) damp meter, there may be no real problem. Speak to the surveyor.

Penetrating dampness is affecting the utility area. I suspect this is due to defective render outside.
Cracks in render allow rain to get between render and brick. It then has nowhere to go except.... into the brick and then the plasterwork.
Filling the render cracks is not expensive, then wait for the brickwork to gradually dry out.
However if the render is really bad, it may need removing completely and either replacing or just leaving as bare brick (I never understand why people render brickwork!)

Speak to surveyor.

The single skin thick walls in the utility area can be affected by penetrating damp and condensation. The structure should be upgraded to comply with current standards.
As above. But "current standards" are not required. Few properties get upgraded every time the standards are changed!

Defective mortar joints in the main walls should be raked out and repointed.'
Again - depends how bad/extensive. If all the mortar betwen all the bricks is cumbling/missing, then it's a fairly big job to re-point. And water can penetrate between the bricks.

If it's hust a few patchs that eed doing, then it may be pretty minor.
Speak to the surveyor.

2) Roof - 'Extra suppporting timbers have been provided in the loft space possible to address a slight sag noted to the front roof slope.
Good - so that's been dealt with!
Recounting to ridge tiles is required and the roof should be overhauled and repaired.
???? You need a much better idea of why it needs overauling and what needs repairing! Half a dozen cracked or missing tiles? Insignificant!
Need a whole new roof? Big job.
Speak to surveyor.
The main roof space should be ventilated to prevent condensation.
Ventilation tiles/bricks cost £1.20 each. Chap fits them when he's 'repairing' the roof.
Sections of the main roof underlay are defective and repairs are recommended.
Many properties have no underlay at all. Yes, modern 'current standards' require it, but it's not essential.

Miss growth should be removed.' Why? I love the look of it. Unless it's causing damp in the attic......
But roofer could do that when 'repairing' if you want.

3) Electricity - 'There is an older rewritable (re-wirable?) fuse box.
I'd want the electrics checked as that IS an old fuse box and suggests the entire wiring may be old and past its best. Get an electrical inspection done.
The electrical wiring may not comply with current standards as there is no evidence of a recent check.'
Standard wording. The issue is not whether it is to 'curreent standards (2005 standards were perfectly safe!) but whether it is dangerous.

There is also an old boiler, a poorly ventilated bathroom with lead plumbing, a dilapidated garage that is not for use, and I am awaiting a Gas Safe certificate. The property is 61 years old,

Few sellers have GasSafe certificates unless the property was a rental. If worried about the boiler, get your own ispection done. Or just budget for a new one in the next year or so.

Installing an extractor fan in the bathroom (assuming it has an external wall) should not be hard.

Budget to knock down and re-build the garage when you have savings.

Ellie1888

Thank you so much G_M for your detailed reply!

Yes, I did smell damp in the utility area (estate agent said it was because there was some old washing that had been left there), but did not smell it anywhere else.

I have rung the surveyor, and asked about the severity of these issues, but he was extremenely non-commital and wouldn't say how serious they were (suggesting to me that he probably does not know). I imagine getting experts in to have a proper look is the next feasible step.

I am more than happy to do a bit of work, but only plan on living in the property for 5-7 years, so do not want to be spending vast amounts that I am then unlikely to make back upon selling.

Thank you again for your advice, much appreciated.

contrivant

We are also FTBs and just went through this. Ours also said almost the exact same thing about damp, nearly word for word.

We paid £150 for a damp survey, and it all turned out ok. Basically, he said he was getting a damp reading from one internal wall, but as they was no peeling on the wallpaper and no wet patches, he'd just advise to have someone look at it again next year to see if it's gotten any worse.

Ellie1888

Thank you for your reply, I couldn't see any peeling wallpaper, although there was quite a strong smell. I suppose surveyors just have to flag every little thing up, don't they. I am waiting for a damp-proof specialist to get back to me so hopefully know more soon. Glad everything turned out to be ok with your house!

G_M

Ellie1888 wrote: »

.....I am waiting for a damp-proof specialist to get back to me so hopefully know more soon.

Define!

Salesman offering a free 'survey' for a damp proofing company who will without doubt recommend their £2000 injection process (or whatever)?

Or an independant, paid-for, professional report by a specialist who does not himself undertake remedial work?

Gunther_Golf

FTB taking on all of that? Just my personal opinion and i of course don't know the specific's of the property/purchase price but i'd be walking well away from that one.

Kynthia

A strong damp smell is definitely something tgat would have never concerned. Usually surveyors are overly cautious and mention possible damp a lot but it seems like in this case there's possibly something to find.

Lots about the survey wouldn't worry me even though I've never really done much repairs or works to a property. However the single skin thick walls for the utility would. So would the age of the electrics and whatever caused the surveyor to say the roof needed an overhaul.

So are you prepared to pay for an electrical report, proper damp survey, and get a quote from. A roofer and builder about what actually needs doing about the roof and utility walls (not tge nice to have things as they're optional)? They might not find lots of expensive works or they might, and then again you'll need to decide whether you are up for that.

amateur_house

Ellie1888 wrote: »

Hi all,

I'm a first time buyer, and have had an offer accepted on a house £6k under the asking price. I've had a Homebuyers survey done, and am really nervous as it sounds very negative (lots of 3s, which advise 'urgent repair or replacement')! I am in the process of contacting tradespeople to give me quotes on the various issues, but wondered if anyone had any thoughts on how serious/expensive the problems sound. Any advice is greatly appreciated.

The issues (as worded in the survey) are as follows:

1) Damp - 'Dampness is affecting ground floor walls in a number of areas. I suspect this is due to an issue with the damp proof course.
Penetrating dampness is affecting the utility area. I suspect this is due to defective render outside. The single skin thick walls in the utility area can be affected by penetrating damp and condensation. The structure should be upgraded to comply with current standards.
Defective mortar joints in the main walls should be raked out and repointed.'

2) Roof - 'Extra suppporting timbers have been provided in the loft space possible to address a slight sag noted to the front roof slope.
Recounting to ridge tiles is required and the roof should be overhauled and repaired.
The main roof space should be ventilated to prevent condensation.
Sections of the main roof underlay are defective and repairs are recommended.
Miss growth should be removed.'

3) Electricity - 'There is an older rewritable fuse box. The electrical wiring may not comply with current standards as there is no evidence of a recent check.'

There is also an old boiler, a poorly ventilated bathroom with lead plumbing, a dilapidated garage that is not for use, and I am awaiting a Gas Safe certificate. The property is 61 years old, and I am eager to know whether these issues sound like usual wear and tear of a property this age, or whether there is anything more sinister. I'm also right at the top of my budget, so wouldn't be able to do too much of the work immediately.

Thanks in advance!

Your homebuyers report mentions almost the same things as mine, my report found damp, old wiring, lead plumbing and a poorly ventilated bathroom. Though not a single skin wall or roof problems. My surveyor wouldn't give any concrete advice on whether I should proceed with the purchase, other than advising me to view some other houses to help me decide. I have spent two weeks trying to decide whether to either walk away or get specialist reports, and have finally decided to get a damp survey at a cost of £290. I knew the house needed some work and had a budget of around £8-9k for this, but am worried this won't be anywhere near enough. I think you would need to consider if your house will be habitable without having the work done if you are at the top of your budget. Good luck, I hope it doesn't cost too much to sort out.

Ellie1888

Hi all,

Had an electrician and a builder round to look at the house today. Electrician says I need a new fuseboard, which will be a couple of hundred. Builder says the damp is due to defective rendering, and will be sorted out with it being taken off and re-rendered. Again, not hugely expensive.

Very relieved that it won't cost loads! Thank you for your advice and comments. ��