Opinions on HomeBuyers report

Daniel86

Hello, we are a couple of FTB's in the process of buying a house and have just got the HomeBuyers report and we're quite daunted by all the big red 3's! I was just hoping some of you with more experience of this could give your opinions.

The 3's:
E: Outside the property
E6 Outside doors
F: Inside the property
F1 Roof structure
G: Services
G1 Electricity
G2 Gas/oil
G3 Water
G4 Heating
G5 Water heating
G6 Drainage

E6: The doors are a mixture of joinery and uPVC.
Defects including dilapidated condition, part broken and jammed frames were
noted and repairs are now required.

F1: Access to the roof void is from the first floor landing ceiling hatch.
The roof structure is formed of trussed rafter construction.
There is insufficient bracing to the roof framework which could allow movement of
the trusses. This should now be provided in accordance with current Building
Regulations.
The main roof void does not appear to be sufficiently ventilated. 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.
Insufficient insulation is provided within the roof void. You should ensure that
insulation is provided here to current standards and does not interfere with
ventilation.

G1: Mains electricity is connected, with the meter located externally with internal
consumer unit located in the stair foot.
Deficiencies within the electrical installation were noted during our inspection and
the installation is unlikely to comply with modern regulations. The installation
should now be checked by an appropriate specialist registered with either the
NICEIC or similar approved body prior to exchange of contracts. Some repair work
or upgrading is likely to be necessary.

The rest of them basically just say they need to be checked by a specialist, I believe this is normal on a HomeBuyers report?

So fixing the doors doesn't sound like a big or expensive job, but with regards to the roof issues and possible electrical issues, I don't have a clue! Can anyone shed some light on how serious these issues are?

Davesnave

Bracing the roof trusses- easy.

Laying loft insulation - easy.

Add air vents at eaves - simple.

You may need to upgrade the electrics, but if the house is old enough for the electrics to need updating, the rest looks OK. Find out what the 'deficiencies' are. If it's just a lamentable lack of power points, well, you knew that already, didn't you?

G_M

Daniel86 wrote: »

E6: The doors are a mixture of joinery and uPVC.
Defects including dilapidated condition, part broken and jammed frames were noted and repairs are now required.
Presumably you saw the door so knew it was dodgy already. and what does a new door cost?

F1: Access to the roof void is from the first floor landing ceiling hatch.
The roof structure is formed of trussed rafter construction.
There is insufficient bracing to the roof framework which could allow movement of the trusses. But no evidence of actualmovement so the problem is........? This should now be provided in accordance with current Building Regulations. Why? The only houses that are comply with current BRs are brand new ones. What is actually wrong?
The main roof void does not appear to be sufficiently ventilated. Fixed air vents should now be installed to prevent moisture condensing on the timbers. Air vents cost £2.33 each (and a half hour of labour. In the long term, it is possible that timber decay could develop if correct ventilation is not installed.
Insufficient insulation is provided within the roof void. You should ensure that insulation is provided here to current standards and does not interfere with ventilation.
You can buy insulation for £5 a roll and install it yourself in half a day. Or get it installed free from Warm Front etc.

G1: Mains electricity is connected, with the meter located externally with internal consumer unit located in the stair foot.
Deficiencies within the electrical installation were noted during our inspection Ring surveyor and ask "what deficiencies?" and the installation is unlikely to comply with modern regulations. Note comment above about current Regs. The installation should now be checked by an appropriate specialist registered with either the NICEIC or similar approved body prior to exchange of contracts. Some repair work or upgrading is likely to be necessary.
If you're worried, pay an electrician.

........................................................

Daniel86

Thanks a lot for the reassurance!
I'll get in contact with the Surveyor and find out what those deficiencies were, then maybe get an electrician in to have a more thorough check.

Davesnave

It's always best to get electrics done before major changes and redecoration, because the process of adding more sockets usually damages finishes and may involve having floors up in places as well.

tacpot12

The issues are no reason not to go ahead with the purchase, but they do need fixing, so you you should adjust your offer price to reflect the cost of the work. Just be aware that adding more sockets is betterment and doesn't justify reducing your offer.

Thanetia

There's nothing especially significant in those 3 ratings - as others have mentioned a lot of the comments relate to old house v current standards. You'll be hard pushed to justify any reduction in your offer based on the work required.

Most importantly, what did the vaulation come out at in relation to the agreed asking price?

Daniel86

Oh yes, I meant to say that as I was quite surprised the valuation was exactly the same as our accepted offer which was a few grand under the asking price.

Davesnave

Daniel86 wrote: »

Oh yes, I meant to say that as I was quite surprised the valuation was exactly the same as our accepted offer which was a few grand under the asking price.

Don't be surprised. The valuation will always match the offer price if the lender's surveyor thinks it's an acceptable risk at the price.

Anyway, get all your ducks in a line as regards any extra surveys/assessments before thinking about reducing your offer. It may be there's nothing very significant and you've already negotiated below asking.