House Structural Survey Questions

sj15

Hope you guys can help with some survey concerns I have (first time buyer). This is on a property that Is 6 years old and still within NHBC warranty.

There were some bits for me to sort like a plastic RCD box which should be metal, gas appliances need testing and something about safety glass on a wardrobe door. They seem low cost so I’m not worried but below points have me a little nervous. I am unsure what I should be doing next or if it is even a concern.

Trees
Survey has marked these trees surrounding the back of the property (but not on my land) as being in influencing distance.

This is the garden and some pics of the trees imgur. com/a/cEoS3kp (remove space for link to work)

What type of trees are these and are they a subsidence/heave risk? Would people generally call out an expert to check these? Or is this just generic text to cover their backs.

Drains
The survey noted that the inspection chamber could not be opened due to “screws with damaged key”. I assume this refers to the manhole cover which couldn’t be opened. The survey also noted properties like this usually have a clay pipe with little protection from movement (not sure how they would know without checking inside). Should I go ahead and get a drain survey done to be on the safe side? Or do modern properties have better piping and this is not necessary? How do I know if I have clay on my property?

Roof
The roof was marked as a serious defect with the below text:

“The under felt appears to be too tightly fitted and any moisture running down the felt will soak into the battens which will cause battens to rot.“

“There appears to be insulation material blocking the eaves ventilation. It is important to have good ventilation in lofts to help prevent the onset of rot and woodworm infestation.”

I am checking this is covered under NHBC warranty but how big an issue is this?

Black Mould in Bathroom
There is no window in the bathroom or an extractor fan. How much would it cost to install a fan and do I really need it? Should I just treat/paint over the mould and continue as normal. Surely they are not expecting me to move in and make a hole down the side of the house…

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Also, what is this white box down the side of the house: imgur.com /a/w1z1yrO

Thanks in advance. I have a call with the surveyor next week so just wanted to be a bit more informed before speaking to him.

davidmcn

sj15 wrote: »

There is no window in the bathroom or an extractor fan.

If the property is 6 years old then it must have been built with one or the other (in fact I think building regs now require a fan even if there is an openable window). So are you sure there isn't just a broken (or turned off) fan there? At worst the job is replacing the fan, which is trivial.

sj15

davidmcn wrote: »

If the property is 6 years old then it must have been built with one or the other (in fact I think building regs now require a fan even if there is an openable window). So are you sure there isn't just a broken (or turned off) fan there? At worst the job is replacing the fan, which is trivial.

Oh. Interesting. In the report it mentions:

"You should consider having a specialised extractor fan, or ventilation system installed that helps reduce excess moisture in the air."

So I am assuming that there is nothing at present. The pictures don't show a fan but I don't have a full view of the bathroom. I'll query this.

foxy-stoat

Query with who? If it doesnt have an extract vent then consider fitting one after you buy.

G_M

https://imgur.com/a/cEoS3kp

AdrianC

sj15 wrote: »

Hope you guys can help with some survey concerns I have (first time buyer). This is on a property that Is 6 years old and still within NHBC warranty.

There were some bits for me to sort like a plastic RCD box which should be metal

If you're going to get that worried every time regs change, it might be easiest if you simply retrain as an electrician.

Metal used to be bad - for obvious reasons. But now metal is good, because plastic isn't as fireproof.

If your consumer unit is being melted by a fire, my personal opinion is that the material for the casing is probably not the root cause of the issue.

Trees
Survey has marked these trees surrounding the back of the property (but not on my land) as being in influencing distance.

This is the garden and some pics of the trees imgur. com/a/cEoS3kp (remove space for link to work)

What type of trees are these and are they a subsidence/heave risk? Would people generally call out an expert to check these? Or is this just generic text to cover their backs.

Stop panicking. They aren't your trees to panic about.

Drains
The survey noted that the inspection chamber could not be opened due to “screws with damaged key”. I assume this refers to the manhole cover which couldn’t be opened. The survey also noted properties like this usually have a clay pipe with little protection from movement (not sure how they would know without checking inside). Should I go ahead and get a drain survey done to be on the safe side? Or do modern properties have better piping and this is not necessary? How do I know if I have clay on my property?

The vast majority of drains around the country are clay. Clay drains are perfectly normal. They aren't a problem. If ground movement causes a problem, the pipe is a symptom, not the cause.

Roof
The roof was marked as a serious defect with the below text:

“The under felt appears to be too tightly fitted and any moisture running down the felt will soak into the battens which will cause battens to rot.“

“There appears to be insulation material blocking the eaves ventilation. It is important to have good ventilation in lofts to help prevent the onset of rot and woodworm infestation.”

I am checking this is covered under NHBC warranty but how big an issue is this?

Some time up there in a grotty old t-shirt and jeans, just moving the insulation a bit.

Black Mould in Bathroom
There is no window in the bathroom or an extractor fan. How much would it cost to install a fan and do I really need it? Should I just treat/paint over the mould and continue as normal. Surely they are not expecting me to move in and make a hole down the side of the house…

It's your house. If you want a hole, then - yes - make one.

But I doubt there really is no ventilation. I bet somebody just turned the fan off... Look more closely at the light, if there's no grille.

Also, what is this white box down the side of the house:

It's either your gas or electricity meter box.

davidmcn

foxy-stoat wrote: »

Query with who?

I presume clarify with the surveyor what they actually meant - sounds like they just mean the ventilation (whatever it is) is inadequate rather than necessarily non-existent. Or the current residents just have a particularly steamy lifestyle.

The same goes for other points in the survey - you are allowed to phone the surveyor and discuss with them.

sj15

foxy-stoat wrote: »

Query with who? If it doesnt have an extract vent then consider fitting one after you buy.

Yeah i'll probably have to fit one in.

But was going to query it with the vendor, if under NHBC they can install it if it should have been fitted as part of new build regulations (my assumption from post #2).

G_M

This is all insignificant.

The trees are some distance away. I have much larger trees, much closer, in my garden. 20 years here.No isu

Drains. There is no evidence of an issue, just he could not lift the manhole cover and look. If you are really worried,pay for an inspection, but first get the seller's permission for the contractor to do whatever is required (possibly breaking?) to lift the cover or you'll just pay for another wasted visit!

Clay pipes are normal.


Roof. Many older roofs have no felt at all. I don't. The tiles/slates should keep out the rain. It's a DIY job if you can be bothered once you've bought.

As is some insulation blocking the ventilation. 20 minutes in the attic with a torch to clear the insulation from round the areas in question!

Bathroom. Yes, if there is genuinely no window and no ventilation, you'll need to install. Not a big issue, but I'd put it near the top of our 'to do' list.

White box is for the meter(s).


Nothing there needs discussing wih the surveyor (unless you want to), the seller, or NHBC.

FreeBear

AdrianC wrote: »

It's either your gas or electricity meter box.

Most likely electricity.
One thing I would be concerned about - The paving and lawn are very high in relation to the door step. There is a possibility that the DPC has been breached. Could well be a source of penetrating damp at the front of the house.

Slithery

FreeBear wrote: »

Most likely electricity.

Yep, the brown box against the front wall is the gas.

One thing I would be concerned about - The paving and lawn are very high in relation to the door step. There is a possibility that the DPC has been breached. Could well be a source of penetrating damp at the front of the house.

Good spot, definitely needs checking.