Surveyor missed several major problems

Tucker65

We purchased our house in October last year and paid for a homebuyers survey to be completed before purchase.

The survey didnt point anything significant out, mentioned the windows were in need of replacement, told us a gas fire needed to be replaced and not used (said gas fire actually turned out to be an electric plug-in fire)there was no electrical or gas safety certificate and didn't mention anything else as a point of concern.

Since moving in, we've found a lot of problems, the day we moved in we noticed damp in the upstair bedroom at the top of the wall around the chimney breast, damp on a wall in the centre of the house near the floor (has turned out to be rising damp) a broken lintel on a front window which has visible cracking outside and inside (although the cracks inside were behind some curtains) the roof obviously has some issues due to the damp aroudn the chimney, so I popped my head through the loft hatch and on the oppose side of the roof to where the damp is, I spotted a rotting beam or.. strut? one of the ones that holds the roof up, it is white and mouldy.

At first we didnt feel that a bit of damp around the chimney was worth complaining to the surveyor about, perhaps it wasnt visible on the day, we thought.

But now we've uncovered more and more issues that should have been flagged up on a survey we're feeling like we massively overpaid on the property compared to what we should have, had we known about the fact it needs a new roof and replacement strut, a new lintel and a damp issue, we certainy would not have paid the asking price of the house.

I know surveyors tend to cover themselves from a legal standpoint but surely the level of incompetency here is something I can persue for some form of recourse?


I'm honestly feeling cheated out of a lot of money by not only the seller but the surveyor.

We're now facing huge repair bills that we simply cannot afford, we have a baby on the way and it's financially stretching us already paying out for problems we didnt expect to have.

the house was built in the 1920's so we expected a few things needed to be done, redecorate throughout, new windows, that sort of thing... we didn't expect to need a new roof, or be tackling damp problems from day 1.


Does anyone know what my first move would be on this? have we left it too late?

Edit: forgot to mention we found signs of woodworm upstairs, too.

AdrianC

Tucker65 wrote: »

We purchased our house in October last year

Completion in October 2019?

and paid for a homebuyers survey to be completed before purchase.

So the surveyor visited, when, August or so?

...there was no electrical or gas safety certificate...

There never is, unless you pay for one to be done.

Since moving in, we've found a lot of problems, the day we moved in we noticed damp in the upstair bedroom at the top of the wall around the chimney breast, damp on a wall in the centre of the house near the floor (has turned out to be rising damp) a broken lintel on a front window which has visible cracking outside and inside (although the cracks inside were behind some curtains) the roof obviously has some issues due to the damp aroudn the chimney, so I popped my head through the loft hatch and on the oppose side of the roof to where the damp is, I spotted a rotting beam or.. strut? one of the ones that holds the roof up, it is white and mouldy.

What level of survey did you have done?
What's the EXACT wording of the survey when it comes to the areas you're talking about?
Was the loft empty when the surveyor visited?

But now we've uncovered more and more issues that should have been flagged up on a survey we're feeling like we massively overpaid on the property compared to what we should have, had we known about the fact it needs a new roof and replacement strut, a new lintel and a damp issue, we certainy would not have paid the asking price of the house.

A lot of those issues would have been visible to even a layman - no need for a surveyor to spot big cracks and furry timbers, right?

I know surveyors tend to cover themselves from a legal standpoint but surely the level of incompetency here is something I can persue for some form of recourse?

Maybe, maybe not. What's the exact wording of the relevant sections and any caveats?

Does anyone know what my first move would be on this? have we left it too late?

Have you spoken to the surveyor at all yet?

Edit: forgot to mention we found signs of woodworm upstairs, too.

Active, or historic?

Tucker65

Hi Adrian,

Thanks for the reply... here's some answers for you from what I know or have to hand.

Completion was 18th October 2019

The surveyor did visit site on 24th July 2019

The level was a homebuyers report (mid-level survey, I believe).

The attic had two boxes in it, I know this as the previous owner had mentioned they didnt have time to clear the attic and asked if it was OK for me to dispose of their stuff, I said we didnt mind and to be honest the two boxes are still there now.

The wording regards the roof is:
"The main roof is of traditional timber pitched construction with a side hipped section. This
has been built out of conventional timber jack rafters supported by purlins on top of which
are timber battens to which the slate cladding has been secured. The roof cladding
appears to be reasonably secure and watertight although further improvements are
required. The party wall between the two houses is incomplete and does not provide an
adequate fire break and you will therefore need to obtain a builders estimate for the cost of
installing blockwork to comply with the requirements of Building Societies or other lending
institutions. (Condition rating 3)


Thermal Insulation :! There are layers of fibreglass quilt across the ceiling joists in the roof
which appear to have been laid to an adequate depth in order to minimise heat loss and
comply with Energy Efficiency Guidelines. (Condition rating 1)"

We had the fire wall built as per the recommendation but seeing as it wasn't expensive we didn't renegotiate the price.

I've not yet spoken to the surveyor, I don't really know how to confront them about it.

I think it's historic woodworm, but we only noticed it a week ago so not had chance to look into it more than noticing the skirting board in one room was crumbling.

AdrianC

Tucker65 wrote: »

Completion was 18th October 2019
The surveyor did visit site on 24th July 2019

Now, what changed with the weather between those two dates?

The level was a homebuyers report (mid-level survey, I believe).

So a quick once-round, not too much poking. Lots of boxes ticked, certainly nothing moved.

The attic had two boxes in it, I know this as the previous owner had mentioned they didnt have time to clear the attic and asked if it was OK for me to dispose of their stuff, I said we didnt mind and to be honest the two boxes are still there now.

And that's all?

The roof cladding appears to be reasonably secure and watertight although further improvements are required.

Backside covered, to an extent.

We had the fire wall built as per the recommendation but seeing as it wasn't expensive we didn't renegotiate the price.

And while the builders were up there, they didn't mention the manky, mouldy, mushroomy rafters?

I think it's historic woodworm, but we only noticed it a week ago so not had chance to look into it more than noticing the skirting board in one room was crumbling.

Trivial, then.

Tucker65

AdrianC wrote: »

Now, what changed with the weather between those two dates?

Aye, it has gotten colder and wetter, would that apply to the damp on the internal wall that appears to be rising?

AdrianC wrote: »

So a quick once-round, not too much poking. Lots of boxes ticked, certainly nothing moved.

Seems thats the standard procedure for that level of survey, yep!

AdrianC wrote: »

And that's all?

Yes, those boxes are by the party wall that was only half built.

AdrianC wrote: »

Backside covered, to an extent.

AdrianC wrote: »

And while the builders were up there, they didn't mention the manky, mouldy, mushroomy rafters?

They accessed the roof from the neighbours side and built the wall up from the neghbours side, we split the costs with the neighbours and they organised the builder.

AdrianC wrote: »

Trivial, then.

Hopefully!

AdrianC

Tucker65 wrote: »

Aye, it has gotten colder and wetter, would that apply to the damp on the internal wall that appears to be rising?

Damp on an internal wall is probably a leaking pipe. It's VERY unlikely to be "rising damp" from ground water. Just pause and think about how that would happen...

Tucker65

AdrianC wrote: »

Damp on an internal wall is probably a leaking pipe. It's VERY unlikely to be "rising damp" from ground water. Just pause and think about how that would happen...

Only way I can find out if it's a pipe is to take the floor up, a job for the warmer months, perhaps.

As far as the other issues go, do you feel it would be worth persuing this further, or cut losses and work on fixing the issues?

AdrianC

I'd certainly be talking to them tomorrow.