Home Buyers report, any 3's to worry about

Gears

Just had our report back and wanted to get some opinions on the parts they're classing as 3's to see if they're actually anything to worry about. We could see the chimney stacks needed some TLC and would get them redone along with the fascia's and fix any tiles on the roof.

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Chimney Stacks

We noted defects including deterioration of brickwork particularly the single rear gable chimney stack and loosening of flashings and repair is now required.

Condition Rating 3.

When the repair work is carried out it would be advisable to check the condition of all hidden parts to see if any other repairs are needed. Until the work is carried out, regular checks should be made internally for any possible water leakage.

In view of the age of the property the stacks are unlikely to contain a damp proof course (DPC). Therefore, even with the flashings in good repair, some internal dampness may occur from time to time.

It would be advisable to cap and ventilate any pots which serve now redundant flues to prevent unnecessary water penetration.
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Roof

The roof is pitched and covered with the original natural slate covering on a timber frame.

There is a mono pitched roof to the rear kitchen also covered with slate. Whilst there is slight undulation (defection) in the roof slopes, these are neither excessive nor unusual with regard to the age of the property. Please refer to section F1 below regarding the roof timbers.

The roof covering requires an overhaul to loose and slipped slates.

The ridge tiles require re-bedding in mortar.

Inside the roof void there is no secondary protection barrier against driving rain penetration. The original back pointing which is commensurate with age is weathering. The slate fixing nails are also corroding, which can result in loosening/ slippage of the roof slates. Whilst there was no excessive daylight the roof will continue to deteriorate until renewal. The back pointing dust would need to be considered for potential damage to any storage in the roof void.
Condition Rating 3.

The original roof is reaching the end of the normal expected life; although the roof is presently capable of repair the roof has a limited life expectancy. The initial occupation budget cost allowances should consider and anticipate for regular inspection and maintenance of the roof covering. The costs for the stripping and renewal of the original roof would need to be anticipated and an indication of costs is suggested to be obtained before legal commitment to purchase from a competent roofing contractor.

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Main walls

There are indications of past renewal of the cavity wall ties which bond the inner and outer sections of the wall. The full details and guarantees should be verified as fully transferable and actionable by your legal adviser before legal commitment to purchase. The installation of remedial ties does not remove the outer leaf separation ‘bulging’ evident but restrains the wall against further separation. The number and spacing of the remedial ties evident is considered adequate to the front. However to the rear alterations with the ground floor window have reduced the number of exposed ties. The number of ties in the left edge of the window is also minimal. The introduction of additional supplementary wall ties is suggested in the future through a competent contractor.

The lintel above the rear window is not exposed. other properties in this location have a brick arch. Details of the lintel and any transferable guarantees should be verified through your legal adviser. The alterations to the windows are a likely contribution to the plaster damage and cracks reported in section F3 below.

There is a crack below the window. This crack requires repair with 'stitching' across the crack with brick reinforcement through a competent building contractor. Please refer to section G6 below.

Condition Rating 3.

Solid external walls are prone to damp penetration. They rely upon the integrity of the external finish for their weatherproofing. Even in good condition, water

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Damp Proof

Damp Proof Course

Damp proof courses (DPC's) are built into properties to prevent the movement of ground moisture through the wall and prevent deterioration of internal fixtures and fittings and also to prevent high levels of moisture leading to wood rotting fungi.

There are drill holes to the base of some of the external walls, indicating that an injected DPC has been installed at some stage.

Dampness was detected at low level to the main walls and further specialist investigation to the whole property is required prior to exchange of contracts. Any structural floor timbers which are in contact with damp masonry are at risk from decay and you should instruct your specialist firm to check the subfloor timbers for defects and again carry out appropriate remedial treatment as required. To the front bedroom in particular there is condensation mildew on the front wall and to the left corner. There is also condensation mildew on the ceiling of this bedroom.

Treatments are required with preparation for re-decoration linked to the general

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Joinery

This comprises timber eaves details.
These are generally weathered and need to be overhauled.

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Internal walls
Plaster repairs to the recess surrounding window and door frames should also be anticipated as condensation and the position of the window can cause the plaster to loosen and be affected by black mildew. Insulating the frame edges to reduce the condensation (cold bridge) risk is suggested.

Testing was undertaken internally at regular intervals to the internal walls with an electronic moisture meter. Damp readings were noted to internal ground floor walls especially to the rear wall to the kitchen.

Dampness was detected at low level to the main walls and further specialist investigation to the whole property is required prior to exchange of contracts. Any structural floor timbers which are in contact with damp masonry are at risk from decay and you should instruct your specialist firm to check the subfloor timbers for defects and again carry out appropriate remedial treatment as required.

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Cellar
In the cellar we could see that floor timbers are in contact with damp masonry and are at risk from rot and decay. These timbers should now be physically separated from the surrounding masonry and ventilation to the area improved.

There is evidence of previous repairs in the rear living room sub floor void. details of any residual guarantee for these works should be obtained.

Subfloor ventilation

Suspended ground floors require ventilation to prevent an accumulation of moisture within the floor voids. This is achieved by vents built into the base of the main walls. There are an inadequate number of vents of sufficient size to provide satisfactory ventilation under the floors. It is probable that dampness and condensation will develop leading to timber decay. We recommended that additional vents are installed but it would also be prudent for sample floorboards to be raised to check for signs of subfloor damage or decay. Any obstructions should be cleared to ensure an adequate cross-flow of ventilation.

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Sorry for the long read!

Chanes

That reads like the survey for the first house I bought! I put in new wall ties, re-bedded ridge tiles, replaced the timbers to the ground floor (a wall had been demolished to open up the ground floor and they left it underneath the floorboards) because it had poor ventilation and had rotted joists. Found damp missed by the surveyor...

It was a Victorian terrace, it is still standing and looks fine on the times I have driven by. Last sold for just short of 200k.

Houses need maintaining and the older they are the more they may need.

Your survey would not spook me and I am a nervous buyer. Good luck with whatever you decide.

G_M

Depends on your expectations and what financial reserve you have.

this is an older property. All old propertis require maintenance/improvement and this one sound like it's been a bit neglected.

There is nothing majorly problematic there, but if you are expecting a pristine house requiring no work, then keep looking.

If you want an older style property and are prepared to take on some work, then fine.

Much of this was probobly self-evident to a buyer with their eyes open. The work required is mostly not urgent (I'd do the roof first) and can be spread out over time unless you prefer to spend the time/cash immediately and get the house up to scratch.

Whether the seller will re-negotiate price is up to them. They might, they might not. Does no harm to ask.