Home Buyers Survey Wickford - cost of repair?

gaga1019

Hi all,

I'm a FTB with my partner and we just got the survey on a probate semi detached house around Wickford. The house has been empty since December/January, and the previous occupier was an elderly person who sadly passed away in January.

When we did the viewing we were aware that only the double glazed windows and the boiler look decent. So we were planning to re-do all the floors, walls and bathroom (entirely). We had budgeted about 10k.

However, in the survey it indicates we need to rebuild the lean to, fix some tiles in the ceilings and possibly rewire & modernise the electrics. This will probably add another 10k.

Could some of you guys please confirm if there's anything else that looks likely to prove pricey? We're first time buyers and were looking to get a personal loan for these decorations so if the refurb bill will come considerably more than 10k we're likely to pull out.

Thanks.

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Survey Result Begins

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* Structural movement / Dampness, rot, infestation / Windows, external doors & joinery / External decorations

All these areas got a score of 1, so nothing to worry here.

* Chimney stacks 2
Defective mortar joints to the stack should be raked out and re-pointed

* Roof including roof space 2
Flashings to the front porch and bay should be repaired or replaced
The roof space is inadequately insulated and adequate insulation should be provided.

* Rainwater fittings 2
Downpipes are corroded and should be repaired or replaced

* Main walls 2
Defective mortar joints to the front section of the building should be raked out and repointed
Defective render to the plinth should be hacked off and replaced. Concealed walls should be inspected and made good as necessary.

* Outside areas & boundaries 2
Boundary fences and wall should be repaired or replaced
The paths, patio and driveway should be repaired or taken up and re-laid

* Drainage 2
The rendering to the inside of the inspection chambers should be repaired
The soil stack is corroded and should be repaired or replaced

* Floors 2
There may be asbestos material within the floor tiles to the ground floor. This may represent a health risk if disturbed and you should take specialist advice.

* Internal joinery & kitchen fittings 2
Kitchen fittings are rather dated and worn and should be replaced in the near future

* Chimney breasts & fireplaces 2
There may be asbestos material within the board placed over the fireplace to the lounge. Risk, ask specialist bla bla.
The sealed fireplace to the lounge should be ventilated to avoid a build up of condensation

* Water, plumbing and bathroom fittings 2
The fitting to the shower room are worn and dated
Seals around the shower room fittings are prone to deteriorarion and should be replaced on a regular basis to prevent leaks and possible damage to concealed areas

* Internal decorations 3
Internal decorations are poor throughout and complete decoration is required

* Electricity 3
The electrical installation to the property does not comply with current standards and upgrading or complete replacement will be required. Further advice should be obtained from a qualified contractor

* Gas 3
You should make enquiries that the gas appliances have been serviced by a Gas Safe registered contractor in the past 12 months. If this cannot be confirmed (likely the case) then it is recommended that all gas appliances should be serviced to ensure safe operation


* Ceilings 3
Polystyrene tiles to some of the ceilings are a potential hazard in the event of a fire. Defects may become apparent when they are removed
Shrinkage cracks should be cut out and filled

* Heating and Hot Water 3
The pipework and radiators to the central heating system are old. It is recommended that heating and hot water installations are tested every 12 months. Seek professional advice, etc.
The electric shower heater is not working and should be inspected by qualified electrician.

* Internal walls 3
Polystyrene tiles to the reveal of the rear kitchen door opening are a potential hazard in the event of a fire. Defects may become apparent when they are removed
There may be asbestos material within the Artex type finish to some of the walls. This may represent a health risk if disturbed.
A wall within the lounge/dining area has been removed and suitable support should have been provided for the structure above. Possible means of support is concealed but I saw no evidence of a problem.

* Conservatory 3
The rear lean to is in a dilapidated condition, is beyond repair and should be replaced

phill99

Firstly, stop panicking.


The surveyor wouldn't be doing his job properly if he didn't point out these things. It seems a thorough report.


Most of this seems standard maintenance issues and can be addressed over time. It doesn't mean the house will fall down or explode.


In germs of the electrical installation, I can guarantee that less than 1% of the housing stock in the UK is up to current regs. This is simply because the regs change almost every 2 or three months. Just because it isn't up to regs doesn't mean it isn't safe.


I would suggest paying an electrician to undertake a domestic inspection and test (expect to pay £200 or so). (Don't expect the vendor to pay for it as it is part of your due diligence). This will identify any major failings.


Again, most houses have some form of asbestos in them as it was still used in construction up to the late 1990s. It doesn't mean it is dangerous.


I guess the house is priced to reflect the fact that it needs improvement (often the case with probate sales). So this is in your favour. Don't expect any house that you bid on to be perfect. That is just the nature of buying pre-owned houses.

G_M

You knew the property needed renovation/modernisation so none of this should come as a big surprise.


But I suspect £10K won't cover it if you plan to fix everything from the start.


Are you putting in a new kitchen and bathroom?


As Phill says, you can alays do the work gradually and spread the costs, but overall you'll need a bigger budget.

gaga1019

thank you both

@phill99 yeah we were wondering whether send an electrician and gas contractors to have a bit more detailed/specific feedback on those areas. However if we pull out it will add to the sunk cost if we decide to pull out.

@phill99 & @g_m we knew it was priced under market rate, however, in hindsight I think we may have offered a bit too much as we didn't expect to rewire the electrics, redo all the pipes and/or rebuild the lean to (worst case).

We were ok to do all decorations and redo bathroom before move in, and do the kitchen and any non-serious/cosmetic issue next year.

To add to our indecision we've just found a house in our first choice area (wickford was close second and gave up looking in our first choice place) for about 7% less price (just been reduced 2 days ago) and most decorations done recently, ready to move in. Although it is about 15% smaller in terms of built area and garden size.

We were probably a bit too hasty in making an offer to the Wickford house, but if we hadn't found about this other house we woulnd't consider pulling out of Wickford.

Thank you again for your opinions, I think we will give a call to our surveyor and see if they can tell us over the phone how urgent these issues really are.

Thanks