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Roof Condition Rated 3
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DandelionBlue
Posts: 10 Forumite
We are buying our first house. It is a 1920s end of terrace house in Harrogate.
We just got our Homebuyers Report back and it has flagged up several issues with the property, that have been condition rated 3.
The house desperately requires a new kitchen and bathroom. But if we need to fix everything that has come up in the report, than there won't be a budget left for the kitchen and bathroom.
So I am trying to understand how urgently these things need to be repaired and would be grateful for any advice.
Note that the house has stood empty and unheated for at least two months.
About the roof
"The tiled roof coverings are badly weathered, becoming porous and are generally in poor condition with a need for a complete overhaul/programme of replacement/re-covering."
"Closer inspection at roof eaves level may reveal defects, e.g., wet rot behind guttering and a need for repairs should not be discounted."
"Evidence of wood-boring beetle infestation was noted in some of the roof timbers."
"There is no underlay and consequently during periods of heavy and prolonged rain or laying snow, water
penetration may occur. A suitable weatherproof lining can be installed when the covering is renewed.
Torching can hold dampness in proximity to timbers increasing the risk of decay and it is important to maintain the covering in good condition."
About the Chimney
"Damp was found internally possibly due to poor weatherproofing or condensation or other defect within the stacks."
"A chimney breast section in the kitchen has been removed. The removal of the chimney breast may well have needed building regulation approval and your legal adviser should check whether such approval has been obtained. Although there were no signs of distress or disrepair where, it would be prudent to check the adequacy of support, where the chimney breast has been removed."
About the external wall
"It is unlikely that a damp proof course was fitted within the main walls at the time of construction. The walls
contain a subsequent injected chemical damp proof course. Despite this internal dampness has been identified.
The existence and validity of any guarantees for works already carried out should be established."
"A large number of bricks are weathered and deteriorating. The mortar pointing in several places has also failed and is defective and an extensive programme of re-pointing is required. High damp meter readings were recorded at ground and higher levels indicating a combination of rising and penetrating dampness. External ground levels to the rear are high"
Internal dampness
"High damp meter readings were recorded as reported previously and a need for associated repairs including
extensive re-plastering must be anticipated. "
"Internal dampness has been identified and therefore sub-floor timbers built into or attached to the walls are
susceptible to rot. A precautionary check of timbers is recommended. It is not possible to confirm that the solid floors incorporate a conventional damp proof membrane and as a result penetrating dampness is likely. To remedy any dampness, relaying of the floors including a damp proof membrane will be necessary."
"High damp meter readings were recorded in the chimney plaster and repairs are required"
We just got our Homebuyers Report back and it has flagged up several issues with the property, that have been condition rated 3.
The house desperately requires a new kitchen and bathroom. But if we need to fix everything that has come up in the report, than there won't be a budget left for the kitchen and bathroom.
So I am trying to understand how urgently these things need to be repaired and would be grateful for any advice.
Note that the house has stood empty and unheated for at least two months.
About the roof
"The tiled roof coverings are badly weathered, becoming porous and are generally in poor condition with a need for a complete overhaul/programme of replacement/re-covering."
"Closer inspection at roof eaves level may reveal defects, e.g., wet rot behind guttering and a need for repairs should not be discounted."
"Evidence of wood-boring beetle infestation was noted in some of the roof timbers."
"There is no underlay and consequently during periods of heavy and prolonged rain or laying snow, water
penetration may occur. A suitable weatherproof lining can be installed when the covering is renewed.
Torching can hold dampness in proximity to timbers increasing the risk of decay and it is important to maintain the covering in good condition."
About the Chimney
"Damp was found internally possibly due to poor weatherproofing or condensation or other defect within the stacks."
"A chimney breast section in the kitchen has been removed. The removal of the chimney breast may well have needed building regulation approval and your legal adviser should check whether such approval has been obtained. Although there were no signs of distress or disrepair where, it would be prudent to check the adequacy of support, where the chimney breast has been removed."
About the external wall
"It is unlikely that a damp proof course was fitted within the main walls at the time of construction. The walls
contain a subsequent injected chemical damp proof course. Despite this internal dampness has been identified.
The existence and validity of any guarantees for works already carried out should be established."
"A large number of bricks are weathered and deteriorating. The mortar pointing in several places has also failed and is defective and an extensive programme of re-pointing is required. High damp meter readings were recorded at ground and higher levels indicating a combination of rising and penetrating dampness. External ground levels to the rear are high"
Internal dampness
"High damp meter readings were recorded as reported previously and a need for associated repairs including
extensive re-plastering must be anticipated. "
"Internal dampness has been identified and therefore sub-floor timbers built into or attached to the walls are
susceptible to rot. A precautionary check of timbers is recommended. It is not possible to confirm that the solid floors incorporate a conventional damp proof membrane and as a result penetrating dampness is likely. To remedy any dampness, relaying of the floors including a damp proof membrane will be necessary."
"High damp meter readings were recorded in the chimney plaster and repairs are required"
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Comments
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Sounds like you will needa new roof and a proper (non chemical) DPC. No idea how much it will cost but you should perhaps get estimates and see if you can knock those costs off the price assuming you are willing to take on a money pit
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Done from ground level, with binoculars, I presume? Get a roofer up there.DandelionBlue wrote: »About the roof
"The tiled roof coverings are badly weathered, becoming porous and are generally in poor condition with a need for a complete overhaul/programme of replacement/re-covering."
"Closer inspection at roof eaves level may reveal defects, e.g., wet rot behind guttering and a need for repairs should not be discounted."
Historic or active?"Evidence of wood-boring beetle infestation was noted in some of the roof timbers."
Well, yes, but that's how roofs used to be done years ago. It's worked just fine as a concept for centuries. But, sure, if the roof's being done, slapping underfelt over is a no-brainer."There is no underlay and consequently during periods of heavy and prolonged rain or laying snow, water
penetration may occur. A suitable weatherproof lining can be installed when the covering is renewed.
Torching can hold dampness in proximity to timbers increasing the risk of decay and it is important to maintain the covering in good condition."
Possibly. Or possibly due to the fact the weather's cold, wet, and miserable currently, and the house is unheated.About the Chimney
"Damp was found internally possibly due to poor weatherproofing or condensation or other defect within the stacks."
Any indication of when it was done? Not recently, if the kitchen's ancient. So did it even need BR signoff when it was done? The surveyor didn't see any signs of cracking, so..."A chimney breast section in the kitchen has been removed. The removal of the chimney breast may well have needed building regulation approval and your legal adviser should check whether such approval has been obtained. Although there were no signs of distress or disrepair where, it would be prudent to check the adequacy of support, where the chimney breast has been removed."
Usual usual.About the external wall
"It is unlikely that a damp proof course was fitted within the main walls at the time of construction. The walls
contain a subsequent injected chemical damp proof course. Despite this internal dampness has been identified.
The existence and validity of any guarantees for works already carried out should be established."
Which would have been visibly obvious on a quick look-round, right?"A large number of bricks are weathered and deteriorating. The mortar pointing in several places has also failed and is defective and an extensive programme of re-pointing is required.
Aye, that'll do that. Shovel time.High damp meter readings were recorded at ground and higher levels indicating a combination of rising and penetrating dampness. External ground levels to the rear are high"
Backside covering. Cold, wet, heating, ground levels.Internal dampness
"High damp meter readings were recorded as reported previously and a need for associated repairs including
extensive re-plastering must be anticipated. "
"necessary" is a very strong word... They've been like that for many, many years."Internal dampness has been identified and therefore sub-floor timbers built into or attached to the walls are
susceptible to rot. A precautionary check of timbers is recommended. It is not possible to confirm that the solid floors incorporate a conventional damp proof membrane and as a result penetrating dampness is likely. To remedy any dampness, relaying of the floors including a damp proof membrane will be necessary."
(again)"High damp meter readings were recorded in the chimney plaster and repairs are required"0 -
AnotherJoe Do you really think it is a moneypit? That would be worrying. The location of the house s excellent but we are about to start a family.
Adrian C. Thank you for your detailed reply.
Yes the roof survey was done from the ground. I think we do need to get a roofer to look at it and tell us what is what.
In terms of the wood beetle. I have no idea. We would need to get someone in to look at it.
I have no idea when the chimney breast in the kitchen was removed. I was going to ask pur solicitors to dig up the paperwork anyway because we did spot that. The kitchen isn't ancient. But very minimal with 3 cupboards and no appliances.
I did notice that some of the bricks looked cracked / looked like they had seen better days. But I am not sure how much work this implies or what would need to be done. I know that repointing can get expensive. But it is unclear to me how soon this needs to be done.
The rear of the property is a yard that has flagstones. Do we need to lift those and lower the ground?0 -
AnotherJoe Do you really think it is a moneypit? That would be worrying. The location of the house s excellent but we are about to start a family.
Adrian C. Thank you for your detailed reply.
Yes the roof survey was done from the ground. I think we do need to get a roofer to look at it and tell us what is what.
In terms of the wood beetle. I have no idea. We would need to get someone in to look at it.
I have no idea when the chimney breast in the kitchen was removed. I was going to ask pur solicitors to dig up the paperwork anyway because we did spot that. The kitchen isn't ancient. But very minimal with 3 cupboards and no appliances.
I did notice that some of the bricks looked cracked / looked like they had seen better days. But I am not sure how much work this implies or what would need to be done. I know that repointing can get expensive. But it is unclear to me how soon this needs to be done.
The rear of the property is a yard that has flagstones. Do we need to lift those and lower the ground?0 -
Its a 1920's house. It may or mayn't be a money pit but as long as you go in eyes wide open then you shouldn't get any nasty surprises.
If you're worried by the damp get an independent damp specialist survey done, and by that I mean someone who doesn't sell Damp 'cures' but someone who actually knows what they are looking at and wont purely be trying to sell you something.
We're in the process of buying a 1940's house that properly in need of some love. It has all of the stuff in your report although it does have a proper damp proof membrane however the muppets who laid the block driveway have not dug down far enough so its breached the DPC hence the damp walls and rotten kitchen floor thats basically collapsed, plus the chimney has been removed up to the loft but no support in place. All simple fixes but looks really really bad on a report!Those who risk nothing, Do nothing, achieve nothing, become nothingMFW #63 £0/£5000 -
Probably just the ones immediately abutting the wall. Then dig out some of the ground, and put a trench of gravel next to the wall, down to below DPC level. You can relay the flags, but it might be wise to shorten them so they aren't right tight to the wall. 100mm or so width gap plus gravel should be more than enough.DandelionBlue wrote: »The rear of the property is a yard that has flagstones. Do we need to lift those and lower the ground?0 -
Advice:
What to do now really does depend on the basis of which you have offered on the house. If you have offered on a house in need of full renovation, then to some extent a lot of this was to be expected. You might be able to say the survey looks worse than expected and ask for a further discount (particularly given the time of year and presumably there are not too many buyers around). The type of work needed would be problematic if i was buying a place in good decorative condition / ready to go but this isnt the case for you.0 -
DandelionBlue wrote: »AnotherJoe Do you really think it is a moneypit? That would be worrying. The location of the house is excellent but we are about to start a family.
According to you it needs (take a deep breath) - a new roof, a new kitchen, a new bathroom and dampproofing works followed possibly by replastering. I wouldnt be surprised, give all that, that the electrics need a revamp as well. Oh, and repointing and replacing damaged bricks.
So yes i think that qualifies as a money pit myself.DandelionBlue wrote: »Yes the roof survey was done from the ground. I think we do need to get a roofer to look at it and tell us what is what.
Are you sure? They must be mighty good binoculars to spot woodworm in roof timbers and the lack of felting on the roof interior 0 -
I suspect he forgot to mention the loft hatch, y'know.AnotherJoe wrote: »Are you sure? They must be mighty good binoculars to spot woodworm in roof timbers and the lack of felting on the roof interior0 -
Does it really need a new roof, new bathroom and kitchen? On my homebuyers report 7 years ago it said the latter 2 could do with revamping (both function so I’m not bothering) and the flat roof needed doing, which I did a few years later.
I’d possibly take a builder round too as some might be just covering the back.:T:T :beer: :beer::beer::beer: to the lil one
:beer::beer::beer:0
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