Help, 11 condition rating 3s on homebuyers survey

laura130490

We are first time buyers and have just received the homebuyers survey report back for a house we are close to exchanging on and it has a high number of 3s and 2s. Some which we were expecting like the electrics and ceiling tiles, but others which we were not and are quite concerning such as damp.. The survey also valued the house 10k lower than the agreed price. The survey was commissioned by us due to the age of the house (1930s) and that it has been empty since last May and is very dated as it was occupied by an elderly couple.

I should add that the valuation survey by the lender found the value to be the price we have agreed to pay, however, obviously that survey is much less detailed.

We have also found out from the estate agents that the seller had an offer from another buyer last year who then pulled out when the seller refused to lower the price by 10k after the results of the homebuyers survey. They told us at the time the only issue on the homebuyers survey was the electrics, which we now believe was completely false, as our survey has revealed many defects and also suggested we pay 10k less.

My question is, is this house even worth purchasing? Or should we not even bother trying to negotiate over repairs and find somewhere else?
The condition level 3s are:

-E1 Chimney stacks ! Signs of damp were noted to the chimney breasts in the roof space, this needs to be rectified and any surrounding timbers examined for dampness or rot.

E9 Other ! There are load bearing bay windows incorporated into the property. Concern has been expressed where these are renewed in UPVC that sufficient reinforcement has been provided to support the load of the bay walls and the roof above. You should note the comments earlier in this report concerning slight movement to the upper floor front bay window and this should be checked by a Structural Engineer.

F1 Roof structure ! Signs of damp were noted to the chimney breasts in the roof space, this needs to be rectified and any surrounding timbers examined for dampness or rot. You are advised to instruct a competent contractor to provide a report and quotation for the work required to the chimney breasts in the roof space.

F2 Ceilings ! Polystyrene tiles are fixed to the underside of the bay window at the front first floor and constitute a fire hazard and could also conceal defective plasterwork. These tiles should be removed and all ceilings made good as necessary.

F3 Walls & partitions ! You are advised to instruct a licensed specialist contractor to provide a report and quotation for the work required to the dampness to the rear ground floor.

F4 Floors ! Ventilation to the timber ground floor is inadequate. In such situations there is a possibility that rot may have occurred and a precautionary check of timbers (including underfloor areas) is essential. You are advised to have the underfloor areas examined by a Property Care Association registered contractor and any areas requiring attention should have a report and quotation prepared by that contractor.

G1 Electricity; G4 Heating; G5 Water heating ! safety checks required and upgrading as necessary

H1 Garage ! The asbestos cement roof and walls are approaching the end of their useful life. Please be aware that materials containing asbestos must be removed by qualified personnel to a licensed site. Costs may be high.

[Deleted User]

Every house is worth buying at some price and with some level of motivation.

Ignore all the G parts for a start. Pay for some more of the recommended advice if you're very keen on the house and don't mind doing a bit of work, they may not be as bad as you think.

AdrianC

laura130490 wrote: »

-E1 Chimney stacks ! Signs of damp were noted to the chimney breasts in the roof space, this needs to be rectified and any surrounding timbers examined for dampness or rot.

"Signs of damp". In the roof space.

I bet he didn't do much more than stick his head up into the loft hatch, wave a torch around, and go "Ooh, that looks a bit grot". Well, of course. Who ever cleans and tidies the loft? If you're worried, get a roofer to have a look at the stack.

E9 Other ! There are load bearing bay windows incorporated into the property. Concern has been expressed where these are renewed in UPVC that sufficient reinforcement has been provided to support the load of the bay walls and the roof above. You should note the comments earlier in this report concerning slight movement to the upper floor front bay window and this should be checked by a Structural Engineer.

The original windows would have been load-bearing, and taken the weight from above. Tupperware windows don't. They may have other structural reinforcement in, they may not.

F1 Roof structure ! Signs of damp were noted to the chimney breasts in the roof space, this needs to be rectified and any surrounding timbers examined for dampness or rot. You are advised to instruct a competent contractor to provide a report and quotation for the work required to the chimney breasts in the roof space.

As E1.

F2 Ceilings ! Polystyrene tiles are fixed to the underside of the bay window at the front first floor and constitute a fire hazard and could also conceal defective plasterwork. These tiles should be removed and all ceilings made good as necessary.

A bit of DIY with a scraper and some paint.

F3 Walls & partitions ! You are advised to instruct a licensed specialist contractor to provide a report and quotation for the work required to the dampness to the rear ground floor.

F4 Floors ! Ventilation to the timber ground floor is inadequate. In such situations there is a possibility that rot may have occurred and a precautionary check of timbers (including underfloor areas) is essential. You are advised to have the underfloor areas examined by a Property Care Association registered contractor and any areas requiring attention should have a report and quotation prepared by that contractor.

Sounds like some backside covering, and probably just a bit of basic maintenance - clearing high ground levels that breach the DPC, making sure gutters etc are good.

G1 Electricity; G4 Heating; G5 Water heating ! safety checks required and upgrading as necessary

Backside covering.

H1 Garage ! The asbestos cement roof and walls are approaching the end of their useful life. Please be aware that materials containing asbestos must be removed by qualified personnel to a licensed site. Costs may be high.

Asbestos cement sheet is the least nasty of all asbestos. Just don't attack it with powertools and hammers. It's really not that bad to get shot of - many local tips take it, suitably bagged up. I suspect "the garage is ancient and shonky" is not a great surprise.