Home buyers report

Juneycelestia

Hello, I am buying a flat. I've just had a survey carried out and had a number of '3s' in the condition rating. Some of these are to do with the actual flat block and so I don't know what I can do about them. Others are in the actual flat and I can't work out if some of these are standard things that appear on all home buyers reports - not the damp and possible leak but things like the boiler and electrics. The valuation was the same as the price I am paying. I'd be so grateful for any comments I feel a bit overwhelmed

Outside the flat
The guttering and or downpipe adjoining the flat is leaking in places as evidenced by staining to the adjoining wall .... The remaining rainwater goods appeared in satisfactory condition but the gutters are not precisely true and level in places.

Inside the flat

High damp meter readings were recorded on the bathroom ceiling. It is possible that the water storage or bathroom fittings from the flat above are leaking. It is recommended that the cause of the leak is traced and all repairs are carried out prior to exchange of contracts.

The textured ceiling finishes may contain asbestos but only a detailed laboratory test can confirm this. In the meantime the material should not be disturbed, sanded or drilled, without taking suitable safety precautions.

Staining and condensation were noted under the sink unit. Whilst no current dampness was recorded it would appear that there was a leak. As the property has been vacant for a while the dampness may have dried out and the problem may return upon regular use of the sink and associated fittings.

The property is connected to the mains supply...The installation is dated, is in disrepair and may not have been inspected/tested for some time. The comments regarding a potential leak applicable here. It is recommended that the system is inspected by a qualified plumber prior to exchange of contracts.

Hot water is provided by an electric water heater in the airing cupboard. The hot water pipes, where visible, are in copper...The installation appears to be dated and does not appear to have been inspected and checked for serviceability for some time. If there has been no inspection or test within the last 12 months then an inspection and service/safety test of all water heating appliances must be carried out before use. Due to its age the hot water cylinder will require more frequent repair. There may also be difficulty in obtaining spares.

The property is partially heated by electric storage heaters. We do not know of any service agreement or current test certificate for the storage heaters... You should ask an approved electrical engineer to inspect and report on the storage heaters as the installation appears not to have been inspected within the last 12 months and this should be done before exchange of contracts.

ex_surveyor

Condition 3 items are those needing attention now to prevent further/future deterioration. You should have any further investigation of them made (and estimates obtained if necessary) before committing yourself to purchase (exchange of contracts).
Guttering and downpipe - your solicitor should get confirmation from the managing agent that this will be checked and remedied.
Bathroom ceiling (often likely to be a problem area with flats) - liaise with the flat occupant above for this to be investigated and remedied by them. Your solicitor should get written confirmation this will be attended to.
Under sink unit - as there's no damp found now, and assuming the flat is currently occupied, be sure to keep an eye on it.
Get a plumber to check the plumbing/hot water installation generally.
Have the electrics (and heaters) tested.
The services comments (last 3 items) are quite a standard inclusion - most vendors won't have had these checked out recently.
Once you've obtained any estimates you could try to negotiate a price reduction to reflect the cost, but at least say 50%.
If you don't follow your surveyor's advice for the Condition 3 items, you might have problems if you then needed to query any of his report subsequently.

Juneycelestia

Thank you so much for your reply. This is really helpful and reasurring

ex_surveyor wrote: »

Under sink unit - as there's no damp found now, and assuming the flat is currently occupied, be sure to keep an eye on it.

The flat is empty at the moment I am not sure how long it has been empty for. I guess this is something I could ask to be checked along with the damp ceiling in the bathroom