House buying advice - survey report

BrianFF

Hello fellow MSE'ters!! If anyone can give me some advice/reassurance about this I would be so grateful!
Just received survey report.......!!! Raised concerns about wall movement in an Edwardian house. They did make comment that this is a common finding but raised specific concern about two points - 1) failing window arch with cracked pointing with possible ongoing movement 2) some movement with cracked air tile on corner of a front bay window (images attached). Can anyone offer any advice at all whether they would a) avoid like the plague 2) chill out its normal or 3) proceed with caution and follow surveyor advice?! He has recommended repointing of whole area around the window and underpinning of the front bay window - anyone have any kind of very very rough price range of what this might cost?! Im guessing significant as he advised that agreed price was too high (it was negotiated but still on the high side for the area for a quick sale). Thank you so much for any rough pointing in the right direction (no pun intended....)
Also, would there be any implications for this in terms of getting buildings insurance?

ElsieMonkey

Doesn't seem to be any pics attached...?

I'm no building expert, but personally I think I'd think twice about this property. I think evidence of some historic movement in an old property is normal and I have had surveys come back reporting this but saying basically it's settled and no sign of any more movement and no cause for concern. However this is not what your survey is saying. Having to repoint wouldn't concern me, but the recommendation of underpinning would. I think I'd arrange for an expert to quote on underpinning/what's needed and take it from there (if I was to go ahead I'd definitely expect a reduction in purchase price to cover some of the costs of these works - doesn't sound like the kind of thing you should just leave). Might be worth baring in mind (for if you were to ever sell the property on), a house that has been underpinned can be a bit off-putting to some buyers (rightly or wrongly).

G_M

As you say, repointing is minor, but pointless if further movement then causes further damage to the pointing/brickwork.

I'm surprised he did not recommend inspection by a Structural Engineer.

I'd think that is the next step if you wish to continue to determine
* the cause of the movement
* whether it is historic or ongoing
* the best preventative work

As soon as you underpin, you are into difficult/more costly insurance issues ever after.

BrianFF

He has been quite clear that in his opinion that the movement above the window arch is potentially ongoing based on the appearance of the cracks. The underpinning would just involve local work to the front bay window, due to the shallower foundations in this area and the impression that a leaky pipe in this area may have caused the damage. Does this still attract the same resale/Insurance issues or less so given it would be just a localised area of work? Thanks for all the advice so far!