Home buyers report - Any inputs will be much appriciated.

ric1982

Hi,

I got my Home buyers report and there are lots of flags that came with it. I know some of them are just so to cover the surveyors back. But I would appriciate your openions on this.

This is 1920's property

Aplogies about the typos as I had to type if by hand.

Cat 1: No immediate repair or replacement is necessary
Cat 2: Repair or replacement requiring future attention but you should still get estimates.
Cat 3: Urgent repair or replacement is needed now. If this is left unattented addtional problems will develop or may become a safety hazard. You should still get estimates.

Followings are all 3's

Dampness , rot & infestation:
High external ground levels were noted in various locations requiring reduction to at least two bricks depth below damp proof course level.
Whilest not evidence of woodboring insect infestation was visible during the course of my inspection, older properties such as this one may be susceptible to such infestation and we adcise you to budget for further treatment.
You now need to instruct a damp proofing contractor to carry out an investigation to identify the full extent of the problem and the necessary repairs required, together with an extimate of cost.

Roof including root space:
Mortar joints to the ridge/hip tiles and roof verge are deteriorating and the rood should be overhauled and repaired.
The flat root to the front bay has been poorly fitted and repair or replacement needed. Defects may be affecting conceled parts of the flat roof. You now need to instruct roofing contractor to provide an estimate for the necessary repairs of renewal.
I saw no evidence of defects to the flat roofing to the rear single storey extensions but this has a limited life and future renewal will become necessary.

Main walls:
Defective mortar joints should be raked out and re-pointed.
Defective render should be hacked off and replaced. Concealed walls should be inspected and made good as necessary.
High external ground levels were noted in various locations requiring reduction to atleast two bricks depth below damp proof course level.

Winodws, external doors & joinery:
A number of windows and doors do not fit well and should be adjusted.
Double glazing seals to a number ofwindows have failed causing condensation between the panes and these units should be replaced. Other units may be affected but not visible during our inspection. You should seek fiirther advice
from an appropriate contractor.

Gaps around the Windows and doors should be filled to prevent dampness.

Replacement window frames/door frames may have replaced the original loadbearing frames. Although I saw no evidence of distortion to the windows/doors there may be inadequate support for the structure above and future replacement maybe required.
The side access door does not appear to have safety glass fitted and replacement glazing maybe required.
The glazing, handles, seals, locks and hinges to the double glazing are coming towards the end of their serviceable life and you should budgetfor repairs or replacements.
The external joinery should be overhauled and repaired.

Outside areas & boundary:
High external ground levels were noted in various replaced.
problems to the property. Specialist advice appropriate contractor.
Although I saw no evidence ofdamage trees within locations requiring reduction
to at leasttwo bricks depth below damp proofeourse level.

The defective sections of boundary fence/boundary walls should be repaired or replaced.

Internal joinery & Kitchen fittings:
Some internal doors do not fit well and should be adjusted

Kitchen fittings are in satisfactory conidtion.

The internal doors do not appears to have safety glass and replacement glazing may be required.

Chimney breast & fireplaces:
The chimney breast in the front ground floor bedroom has been removed.

Support for the structure above should have been provided but is concealed. I saw no evidence ofa problem.
The coal effect gas fire may not comply with cun'ent safety and installation standards. Further advice should be obtained from a Gas Safe registered
contractor.

Electricity:
I have not tested the system but I saw no evidence to suggest defects witin the scope of my inspection and report. It is recommended that installations are tested every 5-10 years and no change of ownership. I did not see full test certification and you should instruct a qualified contractor to test the system and to carry out any remedial works required.

Gas:
You should make enquries that the gas appliances have been serviced by a gas safe registered contractor in past 12 months. If this cannot be confirmed then it is recommended that all gas appliances should be serviced to ensure safe operation.

The coal effect gas fire may not comply with current safety and installation standards. Further advice should be obtained from a Gas safe registered engineer.

Water, plumbing & bathroom fittings:
Although Ihave not carried out any tests I saw no evidence of defects to the water and plumbing systems within the scope ofmy inspection and report.
Seals around the bath and shower tray are defective. This may have caused damage to concealed parts ofthe structure, which may need repair.

Heating & Hot water:
There is no evidence of the appliance having recently been serviced. You should get advice from a Gas Safe registered engineer before you use it and repairs or replacement maybe necessary.
The location ofthe boiler flue may not comply with current safety and installation standards. Advice should be obtained from a Gas Safe registered engineer.

Followings are all 2's
Chimney stacks:
Rainwater fittings:
External Decorations:
Guarages & permanent outbuildings:
Drainage:
Ceilings:
Internal walls:
Floors including sub floors:
Internal decorations:
Water, plumbings & bathroom fittings:

Thanks for looking into this long text. I appriciate your effort.

G_M

So an older property that has perhaps been a little neglected and need some work? Is it by any chance also 'dated' insde and needing updating (just a guess).

But overall nothing serious

ric1982 wrote: »

Followings are all 3's

Dampness , rot & infestation:
High external ground levels were noted in various locations requiring reduction to at least two bricks depth below damp proof course level.
Easy enough to reduce the ground level outside. A weekend's DIY digging or pay a navvy.
Whilest not evidence of woodboring insect infestation was visible during the course of my inspection, older properties such as this one may be susceptible to such infestation and we adcise you to budget for further treatment.
'No evidence'. Maybe check once you own but no cause for alarm
You now need to instruct a damp proofing contractor to carry out an investigation to identify the full extent of the problem and the necessary repairs required, together with an extimate of cost.
Why? He says the ground level is too high. Reduce it!

Roof including root space:
Mortar joints to the ridge/hip tiles and roof verge are deteriorating and the rood should be overhauled and repaired.
Decent odd job man + ladder can re-cement the ridge tiles etc. No big deal. dy's work? Or use a roofer and pay a bit more.
The flat root to the front bay has been poorly fitted and repair or replacement needed. Defects may be affecting conceled parts of the flat roof. You now need to instruct roofing contractor to provide an estimate for the necessary repairs of renewal.
He does not actually say this flat (felt?) roof is leaking, so may not be serious. Maybe ask a roofer to look but Iguarantee he'll recommend replacement - he;l want the job!
Phone the surveyor and ask if the roof actually leaks or is causing problems.
I saw no evidence of defects to the flat roofing to the rear single storey extensions but this has a limited life and future renewal will become necessary.
So might last 12 months. Or 12 years. Or more.

Main walls:
Defective mortar joints should be raked out and re-pointed.
Defective render should be hacked off and replaced.
If the pointing is poor it can cause damp penetration, but he does not mention this. However re-pointing is sensible. Not a hard job, but price will depend
a) how much of the wall needs re-pointing and
b) how deeply the mortar needs raking out.
Concealed walls should be inspected and made good as necessary.
No idea what he means. What concealed walls?
High external ground levels were noted in various locations requiring reduction to atleast two bricks depth below damp proof course level.
already mentioned

Winodws, external doors & joinery:
A number of windows and doors do not fit well and should be adjusted.
Double glazing seals to a number ofwindows have failed causing condensation between the panes and these units should be replaced. Other units may be affected but not visible during our inspection. You should seek fiirther advice
from an appropriate contractor.
Either live with misted windows (you must have seen these yourself!), or budget to replace the windows. £200 - £500 each for upvc?

Gaps around the Windows and doors should be filled to prevent dampness.
Buy silicone and a silicone gun for around £5

Replacement window frames/door frames may have replaced the original loadbearing frames. Although I saw no evidence of distortion to the windows/doors there may be inadequate support for the structure above and future replacement maybe required.
'No evidence' - he's covering his ar*e.

The side access door does not appear to have safety glass fitted and replacement glazing maybe required.
Up to you. Thousands of doors/windows have standard glass.

The glazing, handles, seals, locks and hinges to the double glazing are coming towards the end of their serviceable life and you should budgetfor repairs or replacements.
Well that's part of replacing the windows if you choose to do that
The external joinery should be overhauled and repaired.
Woodwork needs painting. A nice summer job. Buy some paint.

Outside areas & boundary:
High external ground levels were noted in various replaced.
problems to the property. Specialist advice appropriate contractor.
See above. Buy a shovel and do some digging!

Although I saw no evidence ofdamage trees within locations requiring reduction
to at leasttwo bricks depth below damp proofeourse level.
??? Trees are fine. Dig to reduce ground level

The defective sections of boundary fence/boundary walls should be repaired or replaced.
your choice. Or live with a rickety fence!

Internal joinery & Kitchen fittings:
Some internal doors do not fit well and should be adjusted
Buy a screwdriver

Kitchen fittings are in satisfactory conidtion.

The internal doors do not appears to have safety glass and replacement glazing may be required.
See above

Chimney breast & fireplaces:
The chimney breast in the front ground floor bedroom has been removed.

Support for the structure above should have been provided but is concealed. I saw no evidence ofa problem.
Any idea how long ago this was done? If a few years, and there's no evidence of cracking/movement yet, there's no problem.


The coal effect gas fire may not comply with cun'ent safety and installation standards. Further advice should be obtained from a Gas Safe registered
contractor.
Either send in a gas engineer or wait till you move in - what's the worst? You need a new £80 gas fire. And very few installations are to 'current standards' as the standards keep changing!

Electricity:
I have not tested the system but I saw no evidence to suggest defects witin the scope of my inspection and report. It is recommended that installations are tested every 5-10 years and no change of ownership. I did not see full test certification and you should instruct a qualified contractor to test the system and to carry out any remedial works required.
So nothing worrying seen. Get electric inspection if you are paranoid.

Gas:
You should make enquries that the gas appliances have been serviced by a gas safe registered contractor in past 12 months. If this cannot be confirmed then it is recommended that all gas appliances should be serviced to ensure safe operation.
as above


Water, plumbing & bathroom fittings:
Although Ihave not carried out any tests I saw no evidence of defects to the water and plumbing systems within the scope ofmy inspection and report.
Seals around the bath and shower tray are defective. This may have caused damage to concealed parts ofthe structure, which may need repair.
You can use your silicone here too!

Heating & Hot water:
There is no evidence of the appliance having recently been serviced. You should get advice from a Gas Safe registered engineer before you use it and repairs or replacement maybe necessary.
The location ofthe boiler flue may not comply with current safety and installation standards. Advice should be obtained from a Gas Safe registered engineer.
as above

Followings are all 2's
Chimney stacks:
Rainwater fittings:
External Decorations:
Guarages & permanent outbuildings:
Drainage:
Ceilings:
Internal walls:
Floors including sub floors:
Internal decorations:
Water, plumbings & bathroom fittings:

Thanks for looking into this long text. I appriciate your effort.

All the '2's - he's making a general point that it's an older property and will need ongoing maintenance to various things at various points of time - welcome to home ownership!

Wittsend

Thanks both, G_M's response in particular makes me less paranoid about similar comments on my survey. I just don't feel confident in dealing with all this. Need all the information I can get.

SG27

So he found no damp but is recommending a damp survey? :think: