FTB - need help interpreting building survey

sb29

I am an FTB and about to purchase a 1930 semi-detached house. I recently commissioned a building survey and have got the report back. Although the survey found the property to be of adequate standard, the surveyor pointed out issues that need to be fixed. I am not from the UK and being a first time buyer, feeling very lost.

1. The surveyor wrote that the lead flashing for the chimney is weathered and have been overlaid with bitumen as a temporary measure. The flashing will require replacing in the short term. I did not know what flashings were and had to google. Is this a major issue, worth negotiating with the vendor for making right?
2. Upgrading the thermal insulation of the roof void from 4mm to 10mm. How important is this?
3. Making good as necessary pointing to the external walls. I understand that the pointing at some places are not good. However, does this affect the structure of the wall?
4. Clearing the debris and flushing through the main drains.

Apart from these, the surveyor also recommended carrying out surveys for electricity, gas, and inspecting the cavity wall ties. Are these necessary?

Thankfully, there was no damp and dry/wet rot.

I really like the property and don't want to push the vendor too much. But I don't want to get stuck with a house that needs extensive repairs. Are any/all of the above sufficient grounds for renegotiating the price or asking the vendor to make good before the sale?

walwyn1978

Gas and electricity surveys are standard clauses in these things because almost certainly the current fixtures won’t meet modern standards, because the standards change all the time. They are nothing to worry about.

Ask the vendor if they know how old the boiler is and when the last rewire was done. Be prepared that they may not know. Accept that and assume youll have to budget for a new boiler and potential remedial gas and electric work in the next few years,, then if you don’t thats a bonus. Equally if you’re told the boiler is 20 years old you know what’s likely to be required soon.

AdrianC

sb29 wrote: »

1. The surveyor wrote that the lead flashing for the chimney is weathered and have been overlaid with bitumen as a temporary measure. The flashing will require replacing in the short term. I did not know what flashings were and had to google. Is this a major issue, worth negotiating with the vendor for making right?
2. Upgrading the thermal insulation of the roof void from 4mm to 10mm. How important is this?
3. Making good as necessary pointing to the external walls. I understand that the pointing at some places are not good. However, does this affect the structure of the wall?
4. Clearing the debris and flushing through the main drains.

All fairly standard maintenance on an older property.

I suspect the insulation is 4" (100mm) to 10" (250mm), though! How necessary? Well, how do you feel about using more energy for less warmth...?

Apart from these, the surveyor also recommended carrying out surveys for electricity, gas, and inspecting the cavity wall ties. Are these necessary?

They're as necessary as you think they are. The surveyor hasn't inspected them, because they're specialist.

I really like the property and don't want to push the vendor too much. But I don't want to get stuck with a house that needs extensive repairs.

It's an 80-90yo pile of bricks... It's going to need maintenance over time.

Are any/all of the above sufficient grounds for renegotiating the price or asking the vendor to make good before the sale?

What did the valuation part of the survey say about the value relative to your offer?

cloo

As always with these things, you can call the surveyor and clarify - we have done this a few times and they are always open to a discussion to explain things. You can ask them if you think it's worth renegotiating/asking vendor to make good (but be aware with latter they are not incentivised to do a good job).

FreeBear

Loft insulation is fairly cheap and is something most people can do themselves. £150 should be enough to get sufficient rolls - Keep your eyes open for the likes of B&Q or Wickes doing a three for two offer.

Flashing - If you can find someone willing to do the work off a ladder, £500. If scaffolding is required, add another £1200 or so.

The mortar in a 1930s property will probably be a lime mix. Do yourself and the building a favour by repointing with lime mortar. Especially important if the facing bricks are soft and friable. This is also something that is a fairly simple DIY job and lime mortar is very much more forgiving than cement which sets fast and way too hard.

martindow

sb29 wrote: »

or asking the vendor to make good before the sale?

It is not a good idea as the vendor is going to do the least they can get away with and do the cheapest 'repair' possible. It is much better that you get the work done so that it is done properly.


It sounds as if the flashing will need replacing at some point but if it is not leaking it is probably not urgent.

sb29

AdrianC wrote: »

All fairly standard maintenance on an older property.

I suspect the insulation is 4" (100mm) to 10" (250mm), though! How necessary? Well, how do you feel about using more energy for less warmth...?


They're as necessary as you think they are. The surveyor hasn't inspected them, because they're specialist.


It's an 80-90yo pile of bricks... It's going to need maintenance over time.


What did the valuation part of the survey say about the value relative to your offer?

Thanks for your answer. The surveyor wrote: The purchase price agreed is a fair valuation of this property...but it might not fully reflect the cost of any remedial work found necessary as a result of specialist reports.


The surveyor also proviede a valuation of property for re-instatement purposes which was 13,000 more than the agreed sale price.

sb29

FreeBear wrote: »

Loft insulation is fairly cheap and is something most people can do themselves. £150 should be enough to get sufficient rolls - Keep your eyes open for the likes of B&Q or Wickes doing a three for two offer.

Flashing - If you can find someone willing to do the work off a ladder, £500. If scaffolding is required, add another £1200 or so.

The mortar in a 1930s property will probably be a lime mix. Do yourself and the building a favour by repointing with lime mortar. Especially important if the facing bricks are soft and friable. This is also something that is a fairly simple DIY job and lime mortar is very much more forgiving than cement which sets fast and way too hard.

Thank you, this was very helpful

AdrianC

sb29 wrote: »

The surveyor wrote: The purchase price agreed is a fair valuation of this property...

There's your answer, then...

The surveyor also proviede a valuation of property for re-instatement purposes which was 13,000 more than the agreed sale price.

That's for ensuring you get adequate buildings insurance.

Albala

"The purchase price agreed is a fair valuation of this property...but it might not fully reflect the cost of any remedial work found necessary as a result of specialist reports."
What specialist reports did the surveyor suggest? In general, I'd always have an electrical inspection unless the property had a certificate already, any others I'd follow the surveyor's advice.

AdrianC

Albala wrote: »

What specialist reports did the surveyor suggest?

<points to top>

sb29 wrote: »

Apart from these, the surveyor also recommended carrying out surveys for electricity, gas, and inspecting the cavity wall ties. Are these necessary?