What survey points would make you cry?

SameOldRoundabout

Can’t think of a better way to word the title right now....

Partly inspired by a post below about a hellish survey, partly because our own survey on a period doer-upper is taking place on Friday, what faults in a survey would make you shudder? 

We are expecting a reasonably dire one, but hopefully not too awful! We know the chimney needs fixing or removing, some wooden windows are rotten (but my OH is a carpenter so that’s sortable), some leaks, the usual stuff. But what is a big enough issue to be scared of? We are very handy, have done up a wreck before, but a modern wreck not period! 

I’m expecting the worst on the survey, but I don’t know what the cut off point should be between “let’s do this up bit by bit” and “let’s run away and never come back”

thearchitect

In no particular order:

- Extensive dry rot, insofar as the "slash and burn" required can cause huge disruption.

- Structural movement associated with defective lintels, often as a result of rot.

- Rising damp, because it's usually badly diagnosed and the repair recommendations can be very misguided.

- Condensation, likewise. 

- Slaterwork approaching the end of its life, because reroofing costs for good quality work are typically high.

- Stonemasonry repairs arising from old cement pointing, Linostone repairs, or aggressive cleaning.  Always pricey.

- Proper asbestos, and I don't mean the stuff in vinyl tiles or plastic toilet cisterns.

Things that don't scare me:

- Rotten timber window cills, because they're usually fixable at sensible cost.

- Woodworm, unless it's especially bad.

- Defective plasterwork, because it can be surprisingly cheap to skim rooms.

Things people do that muck things up:

- Injected damp proof courses of doubtfull efficacy.

- Cheap, rubbishy windows which will not last ten years.

- Poor quality masonry repairs (see above)

- Blocking-up or removing chimneys where done wrongly.

- Bodged electrical and plumberwork services.

SameOldRoundabout

Thanks thearchitect. As relative novices to the structural side of a doer upper it’s really helpful to hear from an experienced person as to what is really really bad and what is okay bad. I’m hoping for no nasty surprises next week but I am also expecting the report to be quite shocking reading, so an idea on what I should be concerned about is fab. 

notrouble

The best thing you can do is show it to a friendly builder who can put ballpark costs against each item. You can then decide if it's in your budget (bearing in mind a necessary contingency fund).

Smodlet

Great post from thearchitect... Builder's estimates tend to be cheaper than engaging an architect though I would never condone skimping, were the services of one required.  Time to turn on the charm full power, perhaps.  It is not about misleading a builder; it is about getting good advice at a realistic price with the intention of engaging the builder who gives you confidence; lotta dodgy ones out there.  Good luck, OP.

thearchitect

Thanks Smodlet.

What I would say is that architects and surveyors vary massively in capability.  If you've got one of the former who is a glorified plan-drawer, or only undertakes new-build work, then you're on a hiding to nothing.  Building Surveyors aren't quite as variable but I've lost count of the number of times the one round the corner asks me about stone or slate related issues.

And the experienced ones are expensive, which understandably discourages their use unless the owner is sure he's got the house (which is usually too late to adjust the price).

AdrianC

Your other half's a trade - so he'll know plenty of other trades, and he'll know what he's looking at. If he starts to get a squeeky bum about anything, he can call in a mate to have a look. TBH, I'd imagine it's mostly if he suspects structural issues that he'd get to that point anyway.

SameOldRoundabout

We do know a lot of trades, but mostly of the plumber/electrician variety. Unbelievably I hadn’t thought of asking a builder, I was thinking about the nightmare of trying to organise multiple trades for quotes, roofer mainly I suspect. OH is annoyingly skilled at all aspects of diy so it’s only the structural stuff we’re a bit clueless. 

The surveyor we’ve hired I have great confidence in as I sought his advice about a particular issue with the house and he talked me through all the possible causes then told me not to pay to instruct him unless the mortgage valuation went through, so I wouldn’t have to pay twice as he wasn’t on the panel. So I’m pretty sure he’s straight up, and he’s very experienced too. 

Smodlet

I'd google/whatever him if you have not already done so, OP, just to be on the safe side but nothing trumps your gut instinct, I think.  I just want to wish you good luck and ask if you are sure none of your partner's trusted mates know someone in the building trade; I would be surprised if they did not.

Please keep us updated.

ianthy

We have always bought doer uppers but never touched a house with Structural Movement .. Its the one thing that would make me have 2nd thoughts about buying.