Survey Results- What would you do?

Sunny_Angel

I would really appreciate some experience and non emotionally involved answers to the following quandry, so where better to ask?:beer:

My partner and I have just had the survey report(homebuyers) back on the 1930's property we are interested in buying, and need advice on what to do next. There are many "faults" mentioned in the survey but we are aware that these reports can often make it seem like the property is going to fall down tomorrow and so are trying to look at it realistically.

The main issue which concerns us is that the loft space has been boarded, insulated, with velux windows etc and the surveyor says that as he cant actually see the roof supports due to the boarding that we should have it inspected by a structural engineer to ensure it is stable. As it is accessed via a drop down loft ladder rather that stairs it is not been sold as a bedroom and therefore i understand it dosen't need building regulations. (? )

The estate agent reckons that as it was built in the 30's that the cross frames would be higher up that in a more modern house and it would not have been necessary to remove them to convert the space and therefore we would be wasting our time and money getting an engineer in to check. However the solicitor seemed quite concerned (as is his job i guess)

So what would you do? Does anyone have any professional knowledge which could help us out here? As i said there are some other issues which are being looked into pre exchange, but i am struggling with getting the balance right between understanding that a house nearly 100yrs old will have issues and taking on a house/home that will cost us unnecessary expense......

Advise appreciated:T
Sunny Angel

silvercar

Poor sellers can't win. Either people complain that there is insuffucent loft insulation (building regs require 10 inches now!) and buyers prefer boarded lofts or they complain they can't see the roof supports.

I'm no expert but, I can clearly walk around in my loft, also 1930s build, so the EA may have a point - but who would trust an estate agent?

I would have expected the surveyor to see cracks in the walls and other signs of movement if the roof wasn't supported. Why not phone the surveyor and see if he is just writing standard words to cover himself or if he really thinks there will be a problem.

17Dave

Can you find out who did the "conversion" - was it a reputable builder or just a DIY job?
Although the valuer has to cover his ar*e by being cautious a problem with the roof could be very expensive and traumatic. Worth checking out a bit further i think. Do you know anyone in the building trade who might check it out? If the vendor is serious in selling he/she should assist you in sorting this out even if it means removing a board.

elvis_girl

Is the mortgage conditional on getting a structural engineers report? If not I would think that they don't seem that worried about it. If it is you won't be able to proceed without it anyway.

courtjester

First of all take NO notice whatsoever of any opinion the estate agent may give - it's not their neck on the line if the conversion is poorly done - remember the agent has the seller's interests in mind, NOT YOURS! They just want you to buy it.

It doesn't follow that just because there are no obvious cracks /faults visible now, that these won't develop in the future IF the conversion is faulty and there is a lack of support.

It shouldn't involve any significant opening up to have the boards lifted so that an engineer can properly inspect the structure - discuss your concerns with the vendor and ask for an engineers visit to be made available (you will need to find and appoint an engineer although your surveyor can probably suggest someone.

I would get this looked at as, even if you don't and there proves to be nothing amiss, this could become a problem when you want to sell in future.

Doozergirl

Are you going to use it as a habitable room? If not, it doesn't matter. It will structurally adequate for it's original purpose. A bit of insulation, plasterboard and a window won't affect that.

Nenen

Doozergirl wrote: »

Are you going to use it as a habitable room? If not, it doesn't matter. It will structurally adequate for it's original purpose. A bit of insulation, plasterboard and a window won't affect that.

I'm not a builder/surveyor etc and have no knowledge of any of these but I just wondered if it is pertinent that they have installed a window and/or if they have been using it as a habitable room?????

As a PP said, it is quite normal (and I guess many would say desirable) to insulate and board a loft. However, the fact that they have put a window in could possibly suggest they have been using it as a room without planning/building regs. Doozergirl, you know much more about this than me.... if they have been using it as a room could they have done structural damage through constant use which would only come to light through engineer's report or in years to come?

If this is an issue on your survey maybe that would be the same for anyone who wants to buy with a mortgage... would it be possible to go back to seller and try and negotiate them to pay for some (if not all) of the engineer's report? That way your mind is put at rest but for less/no cost!

guppy

Doozergirl wrote: »

Are you going to use it as a habitable room? If not, it doesn't matter. It will structurally adequate for it's original purpose. A bit of insulation, plasterboard and a window won't affect that.

I'd agree with Doozer.

If the structure was inadequate the surveyor should have noticed. You might expect the shape of the roof to be affected in a way that was visible from outside, or the external walls where the joists tie in might be bulged or cracked. I'm not an expert but surely a competent surveyor would be able to pick that up with binoculars if there was a problem.

So if there's no existing damage, and you don't overload the loft, I wouldn't foresee a problem. I'd be more worried about adequate ventilation and possible condensation than structural problems.

Phone the surveyor and try and get him to elaborate. You are his customer remember.

P.S. For what its worth, if there was only ladder access, I don't see how they could cause damage through use. I don't think people are heavy enough...the worst thing would be people storing tonnes of junk....i.e. a huge vinyl LP collection or something. See if you can poke your own head up there and see what the present owner's use it for.

Jonbvn

As a structural engineer, I would advise as follows:

1. Have the original roof trusses been modified in any way to make the space habitable? If yes then you need an engineer to look at it.
2. When were the works done? If some time ago, and there was a structural problem, I would expect to see some sagging.
3. In most loft spaces the timber joists supporting the ceiling below, and tying the trusses together are not usually designed to carrying normal floor loading. Therefore, you should never consider this space as a habitable room.
4. If the changes are purely cosmetic, just with an additional velux and boarding I really don't see any problem. In such a case the surveyor has just flagged it, to cover his @ss.

HTH.