HB Report - High Number of 3's = concerning?

G_M

Soas said in post 2 above, the property needs a bit of work. Not a lot - but are you willing to do it? Most properties need work!

fluffy123 wrote: »

CHIMNEY STACKS (2)
....
The lead flashing to the stacks have lifted in places. Either a man on a ladder for half hour re-laying the flashing, or at worst, some new flashing. Peanuts.

ROOF COVERINGS (2)
..... The original roof covering
was replaced a few years ago. great

The bedding mortar under the hip and ridge tiles has cracked and is missing. The bedding mortar to the verge tiles
has cracked. While you man (above) is up the ladder, re-do the mortar. Hour or two depending how extensive.

The roof lining is torn. Lots of roofs have no lining at all!

This could lead to further damp and disrepair. Or equally likely, won't lead to damp or disrepair.

MAIN WALLS (2)
We cannot
confirm whether a damp-proof course is present because of the high ground levels and external render coating
obscuring the construction.
Reduce the ground level around the base of the walls to expose the dpc. Took me a day's digging to DIY this one weekend when I bought.
Make sure the render does not extend down over the dpc - if it does, hack it off horizontally just above the dpc.

However, bearing in mind the age of the property, the walls are likely to have a poured
bitumen damp-proof course.
So all good once you do the above.

.......We cannot confirm whether a damp-proof
course is present on the extension because of the high ground levels and external render coating obscuring the
construction. However, bearing in mind the age of the property, the walls are likely to have a plastic damp-proof
course. see above.
The high external ground levels bridges the damp course.see above.

WINDOWS (2)
The property has double glazed plastic windows.
A few window hinges are stiff and defective.
This could lead to further disrepair. :rotfl:WD40? Or replace the hinges.

OTHER JOINERY/FINISHES (2)
The external joinery comprises of fascias, soffits and eaves trims. These are made of timber.
Most of the joinery has not been maintained for some time.
Very common. Buy a sanding machine, some sand paper, and some paint. You are now a proud home-owner!

CEILINGS (2)
... The ceilings should be inspected from time to time and finishes maintained in the
normal way. Remember to look up once every 6 months.......

WALLS AND PARTITIONS (2)
......
There is some cracking in a few partitions. High damp meter readings were recorded throughout the older areas of
the ground floor.
This could lead to further damp and timber decay.
I would ask the surveyor
* exactly where
* how extensive
* what other evidence of damp eg smell? peeling paint/wallpaper? Mould? Or just a so-called 'damp meter' reading?

* cause of damp

FLOORS (3)
.
Ventilation to the air space beneath the timber floor is inadequate. I asume this means the ground floor? Check. If so, add a couple of air bricks (or if existing air bricks are blocked, unblock them!)
High damp meter readings were recorded see above

throughout the older part of the ground floor. The carpet to the first floor and laminate covering to the shower room
is damaged in a few places. :rotfl:

WOODWORK (2)
The property has timber doors, stairs and skirting boards.
The woodwork is generally in satisfactory condition but some wear and tear is evident in places. The internal
decorations are also in fair order. Woodwork requires regular maintenance and decoration. There are large gaps in
the stair balustrade. Make sure you don't stick your head between the gaps in the balastade and get stuck........

DRAINAGE (3)
..As it was dry, we also cannot say whether the rainwater system is fully effective. Go and visit during rain. Look at the gutters, drainpipes etc and see if the are overflowing or working.
The surface water gully to the block paving is missing.
This could lead to damp and disrepair. Not sure what/this means - ask the surveyor. But a gulley is easy to install if needed.

WATER HEATING (3)
.
Where visible the hot water installation appeared satisfactory with no serious defect or obvious leakage. Good.
If you are paraonoid, pay a gasSafe engineer for a report.

HEATING (3)
....There appears to be no current test certificate for the boiler. see above
The boiler flue discharges directly under the eaves. Nowadays they are directed away. Upgrade it if/when you want.
This is a risk to the building, and we refer you to our comments in section J.

Most people read these reports and panic.

In a few cases, they turn up a major issue. In most cases though, the report should be seen as a very useful 'to do' list of routine maintenance jobs, or ideas for upgrading/improvement.

fluffy123

Thanks everyone.

I've had some responses from the vendor regarding the issues including an offer to possibly resolve one of them (the flue - advising that it’s not in use and would be removed. Do you wish for this to be done because it will leave a part of that room undecorated?). Therefore, I decided to contact the surveyor to ascertain whether the vendors 'offer' tallies with the surveyors 'fault'.

Now I've been told that the surveyor won't field any queries regarding the report as it's for 'information only and beyond the parameters of the report'. How ridiculous.