Building survey shows £9.5k of urgent repairs required

cherryduck

Hi all,

Having a hell of a time with my first house purchase. Solicitor is pushing for us to send the deposit money over because the exchange of contracts is apparently imminent, and today the estate agent handling the sale has said the seller has signed contracts and are we going to sign soon.

Thing is, we just got the building survey results yesterday and there's £9.5k of repairs marked as urgent and to be dealt with as soon as possible.

Where do we go from here? Demand the seller get everything fixed first? Lower our offer by £9.5k? Or just give up and start the whole process with a different house?

I'm utterly fed up of this whole months long stressful process and don't event want to buy a damn house anymore.

G_M

No do NOT get the seller to deal with this. They woud, of course, do soas quickly and cheaply as possible. Why should they care if the work falls apart after 6 months..........?

Either
* put the money aside and fix it yourself after Completion, or
* negotiate all, or some, of the £9.5K off the purchase price, or
* walk away and find another property.

But one has to ask - what are these issues that cost 9.5K?


On a separate point, signing the contract and returning it to you solicitor commits no one to anything. It is just a preparatory step. The olicitor sticks it in a draw until 'Exchange'. Then he has it ready to take out and swop with the other side. So sign it (leave the date blank for solicitor to fill in) and send it back.


Same is true for the deposit money which the solicitorwill stash safely in a 'client account'. Just means one less task to do in a hurry when everything else has fallen into place.

anfieldred

Don't send anything until you're 100% ready to go ahead. It depends what the repairs are - personally I'd walk away as there may be other problems that you'll uncover once you've moved in.

It depends on how much you want that house. If you're set on it, send the EA your survey and say your offer is £9.5k less to account for the work required.

Robin9

There are urgent repairs and urgent repairs - top of the list would be roof issues, wood rot and drains.

G_M

anfieldred wrote: »

Don't send anything until you're 100% ready to go ahead. It depends what the repairs are - personally I'd walk away as there may be other problems that you'll uncover once you've moved in.

Ha ha! :rotfl: Totally contradicts my post above!



Any rational reason why you are suggesting imposing last minute delays to Exchange which will simply aggravate everyone?

need_an_answer

What issues have been highlighted on the survey?

£9.5K is quite an amount but is it lots of little things a few medium things or a whacking big thing?

Many surveys bring up things consistently around electrics and often frighten FTB's into thinking that they have an unsafe house that needs a rewire for example....the reality often turning out to be maybe a new consumer box and a set of electrics that don't conform to current standards (standards that change almost yearly)

List a couple of your concerns and someone might be able to talk you through your options for renegotiating or fixing.

Smodlet

Just in case it is actually exchange that is imminent, I would also wait until you have made a firm decision to go ahead. Once you have exchanged, you are stuck with the house whatever state it is in.

Of course, none of us have seen the house but the point about the electric regulations changing frequently and therefore what is current this week "not being up to current standard" possibly even next week is a good one. It does not mean your wiring is unsafe; it may be, it may not. If you would like to share the bones of the report here I am sure some of the many experienced posters will be able to put things in perspective for you.

Another thing you could do, which I always advocate, is ask a builder to view it with you. If the vendors do not like this idea, I would conclude they have something to hide and walk away. In the meantime, you will have met a builder whom you can ask to view the next property with you. HTH.

AlexMac

Agree most of the above, but without more detail it's hard to comment.

I assume £9.5k is a large proportion of the purchase price, and that the deficiencies are significant, so, subject to getting more advice, ideally from a builder, it would be quite reasonable and normal for you to delay completion and potentailly, to open negotiation with the seller on at least a partial price reduction as a contribution towards the repairs.

As in any negotiation it will depend on how resolute or tough you are prepared to be; your ultimate backstop will be to walk away as you are not yet committed til exchange of contracts. And there are many factors;

Attitude; not everyone is "reasonable and normal" so it may be that your buyer will be reluctant or unreasonable.

Urgency: It may also depend on how desperate they are to sell quickly; or if they really need the money or similar circumstances

It might also depend on whether you are paying top price for the house/area/street, if you paid near the asking or have already beaten them down, and if you bought the house with a reasonable expectation that it was pretty near perfect.

Even if the vendor agrees to move on the price, they might also think that as they are happily living in the house, and it's you who will benefit, you should share the cost of remedials.

I experienced this when my (then soon to be) wife sold her house; a 100-year old property with the obvious faults that come with age. We'd sold for £10k+ less than next door were selling for as the roof was shot - which was OK as the buyer planned a loft conversion anyway. But their surveyor dredged up £20k of problems, which made my wife so angry that she wanted to walk away.

I urged her to be moderate; built a written defence against some of the sillier problems and she settled somewhere below the mid-point; about £7-8k off...

So think it over tonight- and ultimately, while you may thisnk this is the only house for you, there will always be another one

cherryduck

A few people have asked about the report, it's quite extensive but I will share the problem areas.


Chimneys

FRONT ELEVATION AND RIGHT FLANK ELEVATION
CHIMNEY DESCRIPTION: There is a brickwork to the multiple-flue chimney.
CONDITION SUMMARY: The coping slab on top of the chimney is perished. This may allow rain penetration to damage the building below. An appropriately skilled contractor should repair this as soon as possible. To repair the chimney safely and avoid damaging the roof covering, contractors will have to use appropriate access equipment (for example scaffolding, hydraulic platforms, etc.).
CONDITION RATING: Serious or urgent and should be repaired as soon as possible
ASSUMED REPAIR COST: £750

FRONT ELEVATION AND RIGHT FLANK ELEVATION
CHIMNEY DESCRIPTION: Same as above.
CONDITION SUMMARY: We observed small areas of open-jointed masonry. The open joints need to be raked out to a depth of twice the width of the joint and then repointed with lime-based mortar. Lime-based mortar should be used as this allows the masonry to breathe and any moisture to escape.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.ASSUMED REPAIR COST: £500

REAR ELEVATION
CHIMNEY DESCRIPTION: The chimney above can also be seen from other locations and remarks have been made accordingly.
CONDITION SUMMARY: There is a open chimney pot which appears to be damaged. This could result in rainwater penetration causing damp patches to appear within the building. Birds can also become trapped in disused flues. It is therefore recommended that redundant flues are fitted with capping vents and that flues serving appliances are fitted with cowls, subject to an appropriate guard being fitted. The chimney pot will need to be replaced as well.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £250

REAR ELEVATION
CHIMNEY DESCRIPTION: Same as above.
CONDITION SUMMARY: There are lead flashings around the chimney that are damaged. An allowance will need to be made for renewing any defective flashings. CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £750

External wall finishes

FRONT ELEVATION AND RIGHT FLANK ELEVATION
WALL FINISH DESCRIPTION: There appears to be impervious masonry paint.
CONDITION SUMMARY: There appears to be impervious masonry paint to the front elevation and right flank elevation. The paint is blistering in places. This type of paint can help to cause damage to the wall and dampness internally. We therefore recommend that the paint is removed. However, sandblasting should be avoided as this can help to cause surface damage to the bricks, increasing the rate at which they deteriorate.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £3000

REAR ELEVATION
WALL FINISH DESCRIPTION: There appears to be impervious masonry paint.
CONDITION SUMMARY: The condition of this part of the property is similar to the front elevation, with blistering masonry paint.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £1500

Ceilings

HALLWAY, WC, STAIRCASE, LANDING, LIVING ROOM, DINING ROOM, KITCHEN, UTILITY ROOM AND PASSAGE
CEILING DESCRIPTION: The ceilings have a textured finish to the hallway, landing and living room. Textured material can contain asbestos of the type which is hazardous when disturbed. This should be of little concern unless areas of the material are to be removed or you consider drilling or nailing into the coating, in which case this work should be implemented by an appropriately qualified contractor. This type of finish is very common in residential property. However, if this of a particular concern, you can have the coatings tested by an asbestos specialist.
CONDITION SUMMARY: The ceiling is of timber boards in the kitchen, which is not considered to be fire retardant. In the interest of safety we strongly recommend you have the ceiling covered with plasterboard and plastered.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £250

Dampness and timber defects

HALLWAY, WC, STAIRCASE, LANDING, LIVING ROOM, DINING ROOM, KITCHEN, UTILITY ROOM AND PASSAGE
DAMPNESS DESCRIPTION: We found evidence of dampness at low level in the passage.
CONDITION SUMMARY: We found some slight damp readings in the passage and this is not unusual for a property of this age. This is considered to be caused by condensation. Simply adding ventilation to the front and rear elevations in the form of air bricks and/or trickle vents on the windows can help reduce excess moisture within the property. Alternatively, you can install mechanical ventilation to meet current standards in the building regulations
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £500

Electricity

HALLWAY, WC, STAIRCASE, LANDING, LIVING ROOM, DINING ROOM, KITCHEN, UTILITY ROOM AND PASSAGE
CONDITION SUMMARY: There is an old rewireable fuse board still in place and whilst some of the fuses have been replaced for miniature circuit breakers, there is no Residual Current Device to the fuse box and this is considered to be a Health and Safety risk. An Electrical Installation Condition Report should therefore be obtained from a qualified electrical contractor and all recommendations implemented.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £500

Gas

HALLWAY, WC, STAIRCASE, LANDING, LIVING ROOM, DINING ROOM, KITCHEN, UTILITY ROOM AND PASSAGE
CONDITION SUMMARY: The property is connected to mains gas and the incoming supply and meter are located outside, while there is a gas-fired boiler in the kitchen. Faulty gas appliances can be lethal. It is recommended that all gas appliances are tested and serviced annually by a Gas Safe registered contractor, any recommendations being implemented.
CONDITION RATING: Defects that are serious and/or need to be repaired, replaced or investigated urgently.
ASSUMED REPAIR COST: £500

SURROUNDING GROUNDS
CONSTRUCTION DESCRIPTION: There are paths and hardstandings surrounding the property.
CONDITION SUMMARY: There is a joint for a cable where an outside light has been fitted, but this is considered to be substandard because the joint is not waterproof. An appropriately skilled electrician should resolve this.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £250

SURROUNDING GROUNDS
CONSTRUCTION DESCRIPTION: There is a pond in the rear garden.
CONDITION SUMMARY: The pond is uncovered and is a safety hazard, especially for young children. Consideration should be made from making this safer.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £250

SURROUNDING GROUNDS
CONSTRUCTION DESCRIPTION: There is an electric car charger to the front of the property. You should ask your legal adviser to confirm whether building regulation approval has been obtained for this car charger and explain any implications.CONDITION SUMMARY: The supply cable for this is susceptible to damage. An appropriately qualified electrician should resolve this.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £250

Trees

SURROUNDING GROUNDS
CONDITION SUMMARY: There are some trees close to the property. All trees and bushes should not be allowed to grow any taller than their distance from the building to help protect the foundations. Mature trees should not be removed as this can cause even worse damage. The ground can swell due to the extra water in the ground. Your legal advisers should check for TPO’s (Tree Preservation Orders). Working on protected trees can incur a large fine. Further advice can be sought from a qualified Tree Surgeon. If a dispute is ever entered into with a neighbour, you will need to obtain advice from a Party Wall Surveyor.
CONDITION RATING: Serious or urgent and should be repaired as soon as possible.
ASSUMED REPAIR COST: £250

Davesnave

cherryduck wrote: »

Hi all,

Having a hell of a time with my first house purchase. No you're not. You are just a typical FTB getting stressed, when in fact you're in a better position than others to drive this deal. Whether you realise or act on it is another matter however.Solicitor is pushing for us to send the deposit money over because the exchange of contracts is apparently imminent, and today the estate agent handling the sale has said the seller has signed contracts and are we going to sign soon. People will put pressure on you and if you're not used to pressure it may be daunting, but be aware that you're not going to exchange contracts till you have a clearer understanding and are satisfied with the deal you have. If you can't be satisfied, the sky won't fall in.

Thing is, we just got the building survey results yesterday and there's £9.5k of repairs marked as urgent and to be dealt with as soon as possible.No one can comment on a description like that. Quote the report. Very often FTBs aren't well-placed to interpret survey findings, which are often written in a spceial language called '!!!!!-covering.'

Where do we go from here? Demand the seller get everything fixed first?No, as above. Lower our offer by £9.5k?Probably not. Another missing piece of info is what the surveyor valued the house at. Or just give up and start the whole process with a different house? If you like...

I'm utterly fed up of this whole months long stressful process and don't event want to buy a damn house anymore.You poor thing. Most purchases take 3 months+ The house we bought last had things wrong with the documentation, and then, when that was sorted, someone tried to gazump us, but it's all water under the bridge now.:)

TLDR. You need to deal with this calmly and logically. You are in control. It will be OK, or if it isn't, you walk away.

phill99

Reality is that every house you look at or offer on will require some work on it. If you are buying a second hand house, it will need work. Every house in the country requires a greater or lesser extent of repairs from simply having the gutters cleaned out to having a new roof.


Surveyors have to err on the side of caution (much of it to protect their own backsides). Also, they are not known to be the best at pricing. If you had builders quotes, you would find that they would be much lower than the surveyors estimates. Some of it may also be DIYable.


Unless the survey is actually saying 'if you don't have XYZ done within the next 48 hours then you and any one that looks at the property will die a very painful death', then much of it is probably routine maintenance. But we haven't seen the property or survey so we don't know.