Help with Homebuyers results

Gimmeshelter75

I'm a first-time buyer and have just received results of a Homebuyers survey. There are a few 3s that I would appreciate some input on; I guess some surveyors may make small issues sounds bigger to cover themselves, so I just wanted to seek some advice:

1. 'Low-level damp readings' were noted to the rear reception chimney breast, but no damp was found at any of the other places checked. The surveyor then rated this a 3 and recommended instructing a contractor to check the whole house! Is that not a bit excessive?
2. The other 3s all relate to services: electricity, gas, heating and central heating, but these seem to be standard issue paragraphs that a surveyor will always include. In all cases they've said 'service xyz seems to be connected, but get this checked by an electrician/Gas SAFE engineer' etc. Is this just standard wording they put in all reports when they don't check the services themselves? Is it normal to request copies of service certificates etc from the vendor? If so, is that usually done via the solicitor?

Some 2s related to raking out and re-pointing bricks, and another 2 was a recommendation to have a roofing contractor look at the house due to a few cracked slates...

Any advice would be appreciated!

Carrot007

1. Yes it seems excessive. It there were damp you would see it unless you are not looking! (damp meters are not really helpful without many many many more details, and even then...)


2. Yes standard nonsnece. You can ask the seller, however if they were also the occupier there is no reason they would need any. It's probably fine. You would see if it was old (I bought a property with a singole plug in the kitchen, living room and upstairs hall, I realised it needed updating!)


Re-pointing. Well have a look you will see if it needs doing. Maybe best to get a camera check for wall ties is apppropriate first as, you know easier before repointing!


Slates? Lovely. Just get a nice loval guy to replace. I had a 20s (as a guess) property with orig slates, no underlay, could see the saltes in the loft, silicone goop in a few spots, was fine and never leaked (excepting after some force wind and of course that was cheap to replace a few). Suprised they did not advice to repalce the whole roof!

Gimmeshelter75

Thanks so much mate!

I don’t really know what re-pointing is, but I’ll have a look.

It’s actually tiles on the roof... I just mistyped because I’m a noob...

sevenhills

Gimmeshelter75 wrote: »

It’s actually tiles on the roof... I just mistyped because I’m a noob...

I have just got my ladders out this week, because a tile has slipped down from the chimney, to the gutter. Everything looked ok. I have looked in the loft, all seems dry. You could look in the loft if you want to check it further, or get an expert in.

Gimmeshelter75

Thanks. The surveyor looked in the loft and didn’t report any problems, but included the usual disclaimers about searching with a torch, not being able to see past stored items, it not raining at the time etc

AdrianC

Gimmeshelter75 wrote: »

1. 'Low-level damp readings' were noted to the rear reception chimney breast, but no damp was found at any of the other places checked. The surveyor then rated this a 3 and recommended instructing a contractor to check the whole house! Is that not a bit excessive?

Look at the top of the chimney. Is it still functional? Does it have a weather shield in place? Is the brickwork good or does it need attention? Is it capped?

2. The other 3s all relate to services: electricity, gas, heating and central heating, but these seem to be standard issue paragraphs that a surveyor will always include. In all cases they've said 'service xyz seems to be connected, but get this checked by an electrician/Gas SAFE engineer' etc. Is this just standard wording they put in all reports when they don't check the services themselves?

Yes.

Is it normal to request copies of service certificates etc from the vendor? If so, is that usually done via the solicitor?

You can do. But while there might have been boiler services, there's very unlikely to be any paperwork for any of the rest, unless it's had major work (and BR sign-off) in the last few years.

Some 2s related to raking out and re-pointing bricks, and another 2 was a recommendation to have a roofing contractor look at the house due to a few cracked slates.

Basic ongoing maintenance, and should have been visible when you viewed.

FreeBear

Gimmeshelter75 wrote: »

1. 'Low-level damp readings' were noted to the rear reception chimney breast, but no damp was found at any of the other places checked. The surveyor then rated this a 3 and recommended instructing a contractor to check the whole house! Is that not a bit excessive?

Where abouts on the chimney breast were these readings ?
Is there a fireplace, or has it been bricked up ?
If the latter, check to see if the pot externally gas been capped and there is a ventilation grill inside - Should one or the other be missing, that is the likely cause of the slight damp.

What ever you do, do not get a free survey done. It will end up with a sales pitch for expensive and pointless remedial work. If you pay for an independent survey, just make sure thay have no ties with the PCA or any damp treatment company.

Repointing bricks - If the house was originally built using lime mortar, use the same for repointing, It need not be any more expensive, and the house will thank you for it in the long term.

Gimmeshelter75

Thanks mate. The fireplace has been bricked up. Cant be certain if the chimney is capped/ventilated from the ground. Is there any easy way to tell without getting on the roof?

I’m thinking about getting a damp surveyor in as it looks like it’ll only cost approx £250.