Dealing with survey

SunnyCat

Exciting day! We received the survey report today Overall good. There was a long list of things we will need to fix over the coming years, which is useful to know and plan for (original roof from 1930s, 15 year old boiler).

There were a few things that need sorting out sooner - can we ask the seller if they would do them? For example blocked gutters?

The report mentions some damp proofing work that the seller is doing, which is scheduled for a date after the survey.

Additionally, it also mentions a damp wall adjacent to the area, which the surveyor thinks is potentially a leak issue (underneath upstairs shower), while this planned proofing work is for rising damp. I'm sorry if this is a dumb question (FTB here), but what steps can lead us to resolve this? We only have contact with the sellers via the EA and it sounds like a very roundabout way of asking questions... in any case should this be going through EA not solicitor? Potentially, should we be getting someone else involved to check this out, like a plumber?

Finally, the report mentions that some of the PVC windows were not able to be opened as there were no keys and we should ensure we are given all windows keys by the vendor. But in reality, if they don't have them now, it's unlikely they will be found, so what can be done about that?

G_M

SunnyCat wrote: »

Exciting day! We received the survey report today Overall good. There was a long list of things we will need to fix over the coming years, which is useful to know and plan for (original roof from 1930s, 15 year old boiler).
Good attitude! So many buyers panic at the sight of a list in a survey!


There were a few things that need sorting out sooner - can we ask the seller if they would do them? For example blocked gutters?

Probably OK for clearing gutters, but in principle it's best to fix things yourself - the seller has little incentive toanything but the minimum, using the cheapest contractor and cheapest solution he can find. He's moving on - he does not care what happens 3 months down the road......


The report mentions some damp proofing work that the seller is doing, which is scheduled for a date after the survey.

I would want to know
* cause of damp
* what remedial work is being done
* who by and exactly when
Whether you ring your surveyor to disuss this, or ask the EA to ask the seller for details - up to you. Or both......


Additionally, it also mentions a damp wall adjacent to the area, which the surveyor thinks is potentially a leak issue (underneath upstairs shower),

Did he suggest it is an ongoing leak, or hisoric?
How damp? Soddon wall or a stain on wallpaper? Or something in between? Again I'd be tempted to ring the surveyor and ask fo more info. A decent surveyor will be willing to discuss his report.

while this planned proofing work is for rising damp.
I'm a sceptic. 'Rising damp' is very rare and some people argue it does not even exist....
So hence my ealier Qs above.
Far more likely causes of damp at ground level are
* raised ground level outside breaching the dpc
* blocked drain, or damaged downpipe

I'm sorry if this is a dumb question (FTB here), but what steps can lead us to resolve this? We only have contact with the sellers via the EA and it sounds like a very roundabout way of asking questions...

Via EA. Or ask for another viewing (I'd recommend this anyway to look at the areas the survey has highlighted yourself) and if the seller is present you can discuss direct.
But many sellers prefer to delegate all Qs via the EA - that's what they pay thm for!

in any case should this be going through EA not solicitor?

these are not legal matters.
Unless you agree a change of price the solicitor will not care.

Potentially, should we be getting someone else involved to check this out, like a plumber?

You prob need to establish if the bathroom leak is ongoing. A viewing would probably let you see how bad it is.
Plumbers like most contractors, are unlikely to give a free quote to a buyer (as the chance of actually getting the work is low). You could pay for investigation/quote. But that also assumes the seller is happy for your plumber to lift flooring etc to look at pipes/drains under the shower.........




Finally, the report mentions that some of the PVC windows were not able to be opened as there were no keys and we should ensure we are given all windows keys by the vendor. But in reality, if they don't have them now, it's unlikely they will be found, so what can be done about that?

Keys can be bought on the internet unless the windows are really unusual an are cheap. eg
https://www.replacementkeys.co.uk/house/window/

SunnyCat

G_M thank you so much for a super thorough response! I will enquire further both from the surveyor and the seller via the EA.

On the potential leak, this is what the survey says:

"Contaminated, blown and cracked plaster was evident to the right-hand side of the front wall at high level and active damp readings were also obtained within this area. The damp identified is too high to be caused by rising damp (which only reaches a maximum height of 1.5m) and we therefore anticipate that this has been caused by a potential leak to the plumbing serving the shower located directly above. Please make enquiries with the vendor to ascertain if they are aware of any leaks, or if recent plumbing repairs have been undertaken. If not, we would recommend that this area is further inspected by a plumber."

You prob need to establish if the bathroom leak is ongoing. A viewing would probably let you see how bad it is.

Do you mean just run the water in the shower and see what happens?

AdrianC

SunnyCat wrote: »

There were a few things that need sorting out sooner - can we ask the seller if they would do them? For example blocked gutters?

The report mentions some damp proofing work that the seller is doing, which is scheduled for a date after the survey.

Additionally, it also mentions a damp wall adjacent to the area, which the surveyor thinks is potentially a leak issue (underneath upstairs shower), while this planned proofing work is for rising damp. I'm sorry if this is a dumb question (FTB here), but what steps can lead us to resolve this?

Get up a ladder with rubber gloves, and clear the gutters! If they really are blocked, then I bet that'll solve the damp, too...

It's regular basic maintenance of any house. Leaves, moss and the like builds up in gutters. You can get "hedgehogs" to put in the gutters - I'm unconvinced...

Finally, the report mentions that some of the PVC windows were not able to be opened as there were no keys and we should ensure we are given all windows keys by the vendor. But in reality, if they don't have them now, it's unlikely they will be found, so what can be done about that?

They're hardly high security - it's unlikely to be hard to find keys to fit or to simply pick them then swap the handles, if they're the type with lock built in.

SunnyCat

To clarify, all the walls in question are internal walls (although at least one has been an external wall before the extension was built)

FreeBear

SunnyCat wrote: »

On the potential leak, this is what the survey says:

"Contaminated, blown and cracked plaster was evident to the right-hand side of the front wall at high level and active damp readings were also obtained within this area. The damp identified is too high to be caused by rising damp (which only reaches a maximum height of 1.5m)

Have a quick read of this thread and also of the links - https://forums.moneysavingexpert.com/discussion/comment/76033920#Comment_76033920

IF there is any "rising damp", it is only likely to be a couple or three courses above the ground level. This 1.5m figure being quoted is just a random number circulated by the damp proofing industry without any verifiable evidence to support it. By all means get the vendor to fix the leaks from the bathroom, but skip any "rising damp" remedies. Better to get him to reduce the price of the property to offset the cost of fixing the rising damp and give yourself a few extra £1000s towards a new kitchen.

SunnyCat

Ok, thank you all, this is very useful. So I think my next steps will be

1. Speak to the surveyor to understand what might be going on with these internal walls, in addition to what is said in in the report
2. Speak to the EA/seller to understand what work they are doing (we have been entirely unaware that anything is being done) and why
3. Re-visit the property (possibly with a plumber? Please advise on this - we are by no means clued up about leaks or damp) to try figure out if there is a leak.

Anything else?

SunnyCat

Any thoughts? Thank you!