Opinions on photos from first viewing

NewShadow

Morning All,

Following on from your excellent advice on my previous thread - and subject to survey, should we reach that point.

So, this week I've viewed 5 houses. Three of them would meet my needs, but my preferred house is still my preferred house as I think it's got the most potential - I'd like your opinion on the images - allowing that this is a forever home rather than an investment.

I've tried to take a photo of everything that jumped out as 'possible issue' plus overview shots of each side of the rooms in case I missed something.

http://s1194.photobucket.com/user/NewShadow/library/Marl%20Drive

The house has been vacant/empty since the summer and the gas is turned off. Nothing smelt damp and I felt all of the walls and didn't find anything that felt damp or recently painted over. There was a patch of bubbled wallpaper in one bedroom but it was dry to the touch.

I took a short video of the external of the property but I'm still figuring out how to upload it - there was a clean/clear line between the bricks and the render along the bottom... which I assume is the damp course(?). The gutters looked clean and fairly new. There were a couple of tiles on the roof which I'd like someone to look at... and, obviously, the garden needs a good few days labour to put into order.

I know there were a few concerns about the construction method on the other thread - I wasn't able to get into the loft, but I've been assured by the EA that this is entirely standard construction - cavity wall - which is the same as the seller and the EPC; so probably have to assume it is until a survey comes back.

I'm looking for your opinions as to what would raise concerns if you were looking at this property/what work would to happen immediately/longer term - with an idea of PITA/cost if possible

That said - any and all comments appreciated.

Thank you in advance,

AdrianC

In order going through them...

Selling the wheelchair lift may raise a few quid.

That's a... novel approach to the kitchen door getting in the way of the worktop and cupboards. It's going to be in the way if you re-hang it hinged the opposite side, still opening into the kitchen, and a pain rehung to open out.

Under the kitchen sink - there's clearly been a leak there at some point. Is the base of the carcass just stained, or is the mince-and-glue of the carcass itself affected?

Bathroom - the mobility aids won't be hard to remove, but will leave visible mountings in the tiles.




Eww... That needs a bit more investigation. What's the other side of those walls?


Just the wallpaper coming away, or is the plaster/plasterboard itself problematic?

Electrics and boiler look modern, nothing scary. The gas meter positioning could be a PITA come meter-reading time.

NewShadow

Thanks Adrian - It probably would have helped if I'd included this:



The house is semi-detached so the lounge/two smaller bedrooms are on a shared wall, the kitchen/bathroom/bedroom 1 are external walls.

AdrianC wrote: »

Under the kitchen sink - there's clearly been a leak there at some point. Is the base of the carcass just stained, or is the mince-and-glue of the carcass itself affected?

There were no soft spots in the cupboard and when I ran the taps it didn't visibly leak anywhere plus no damp smell.

Eww... That needs a bit more investigation. What's the other side of those walls?

Hopefully the floor plan will now help:

The first image is of the shared wall in Bedroom 3. I 'think' it's where a bed was... the wall was smooth and the hight across both walls made me think a mattress rubbing against the wall.

The second two images are the external walls on either side of the master bedroom - no damp meter unfortunately, but dry to the touch, if cold given an unheated house.

Just the wallpaper coming away, or is the plaster/plasterboard itself problematic?

Not sure - it felt dry, and it was a very wet day. No noticeable soft spots - not sure what I'm looking for

It's above the window in bedroom 3.

Electrics and boiler look modern, nothing scary. The gas meter positioning could be a PITA come meter-reading time.

Also a little put out that I couldn't find the electric meter. I went everywhere so it must be well hidden

I understand the boiler/windows/CU and the like are around 2 years old - not sure about the wiring in the walls as apparently this was built around the 60's. I know/have been told the fire needs replacing.

AdrianC

NewShadow wrote: »

Not sure - it felt dry, and it was a very wet day. No noticeable soft spots - not sure what I'm looking for

Tap on it with your knuckles all over - does it sound or feel any different there?

I know/have been told the fire needs replacing.

On taste grounds alone.

NewShadow

AdrianC wrote: »

Tap on it with your knuckles all over - does it sound or feel any different there?

Not to me - but no one ever accused me of being sensitive.

The gutters external to that window look sound, but I do have a little concern about some of the tiles on the roof and couldn't get into the attic.

AlexMac

I'm no surveyor, but... I like it (apart from the style of the front- door; but at least that's thermally efficient!)

There are thousands of these post-war semi-detached cottage estates near where we live in south London- most built in the 50's and 60's and all originally Council houses. They must have been a popular vernacular design. Our kids owned one as their first purchase and like this one, it was solid, with decent sized rooms, and an insulate-able or boardable loft for storage I quite liked the style and garden size of theirs (and this one).

The break in the render above ground level is quite common too- you can't always see the DPC as it's often covered by mortar, but the fact that the pebbledash or mortar stops above soil-level and above the DPC is sensible- easier to clean and prevents damage from splashing or damppenetration. So nothing unusual.

The slight signs of mould in the corners is probably nothing too- more likely to be condensation from inadequate heating, still, cold air and lack of ventilation; especially if it shows in upstairs rooms, Although even a bit of rising damp is nothing that can't be cured- but if you do buy- just strip, redecorate, heat and ventilate before allowing the DPC salesmen to spoof you into an OTT injection / re-plastering job.

Good luck

FreeBear

AlexMac wrote: »

There are thousands of these post-war semi-detached cottage estates near where we live in south London- most built in the 50's and 60's and all originally Council houses. They must have been a popular vernacular design.

If you can track down a copy of the Tudor Walters Report* from 1918, you'll find the recommendations and designs heavily influenced house building for 60 years or more. It is certain that we have the report to thank for what is regarded as generous sized gardens today - Certainly bigger than most postage stamp sized plots currently being developed.

A couple of observations on the property that the OP is looking at - There appears to be a waste pipe coming out of the wall close to bedroom three and going in to the hopper for the guttering downpipe. A drainage check should be made as it is possible that the downpipe goes to a soak away. Waste water from a sink should go to a sewer. Also, the purpose of the 6' of drainpipe next to the kitchen window needs investigating - If it a stench pipe, it should be terminated well away from any windows that opens. Oh, and please make sure there is a gap between the slabs & wall at the front. There is a chance that the DPC could be bridged and/or the front of the house will suffer from damp due to rain bouncing off the slabs and on to the wall.

In all, the property has potential to make a nice home. Still has several period features such as fire places in the bedrooms and reasonably high ceilings without any artex.



* http://www.socialhousinghistory.uk/wp/wp-content/uploads/2017/04/Homes_Fit_For_Heroes.pdf

Tea_Pea_Dee

"Also a little put out that I couldn't find the electric meter. I went everywhere so it must be well hidden "


It is next to the RCD unit in your picture 6

NewShadow

Tea_Pea_Dee wrote: »

"Also a little put out that I couldn't find the electric meter. I went everywhere so it must be well hidden "


It is next to the RCD unit in your picture 6

That tiny little box is an electricity meter?

All of my meters to date have been huge things the size of the consumer unit with flashing lights in their own cupboards...

Well - all I can say is thank you for pointing it out :rotfl:

So... If I were to buy it - re initial expenses in no particular order, I'm thinking I need to factor in:

- Carpets/curtains and redecoration
- A couple of skips and labour for the garden/broken down shed/greenhouse
- Patching the gaps in the hedge... not sure about maybe a fence to the height of the hedge, then I've not got to worry so much about keeping it trimmed...
- Replacing the fire... ideally with something not gas as I'm not a huge fan
- Checking the flues/sweeping
- Getting the roof checked/scoping out the attic
- Establishing if the damp is a problem or an artefact of being empty
- Getting the lift removed...

Maybe selling the lift to go towards the cost of making good/ reworking the platform into steps or a ramp/drive... Would a drive mean I need to factor in the cost of a dropped curb, and how much would you recon? It's not like parking seems an issue on the street so maybe forget that for now.

FreeBear

NewShadow wrote: »

- Replacing the fire... ideally with something not gas as I'm not a huge fan

If you replace the gas fire with say a wood burning stove, you will need to keep the shed to store fuel. I have a 10'x6' shed stuffed full to the brim with firewood, and it is just about enough for a cold winter. Also have a similar sized pile under cover seasoning for a year or three down the line.

There doesn't appear to be a modern gas boiler in the house, and the (boxed in) pipes down one side of the chimneybreast leads me to suspect a back boiler is fitted. If it a Baxi type back boiler, the gas fire will need to be retained if you keep the heating system as is.

NewShadow

FreeBear wrote: »

If you replace the gas fire with say a wood burning stove, you will need to keep the shed to store fuel. I have a 10'x6' shed stuffed full to the brim with firewood, and it is just about enough for a cold winter. Also have a similar sized pile under cover seasoning for a year or three down the line.

There doesn't appear to be a modern gas boiler in the house, and the (boxed in) pipes down one side of the chimneybreast leads me to suspect a back boiler is fitted. If it a Baxi type back boiler, the gas fire will need to be retained if you keep the heating system as is.

Sorry - I don't know what a back boiler is...

The boiler looks like this:


A google of logic boilers and the faceplate matches this one: https://www.mrcentralheating.co.uk/ideal-logic-combi-24-boiler

There're radiators in every room and the EPC suggests they were installed since 2013 - The seller says the system's around two years old.

I grew up in a house with a solid fuel cooker so I'm aware of the storage requirements for coal/wood - as well as the PITA of waiting for them to warm/cool and cleaning - and would rather keep them ornamental/occasional.

If that's the 'wrong' type of boiler then the plan would be to replace it with the 'right' kind and, if required, look into fitting larger/more radiators...