HOMEBUYERS REPORT- Advice on class 3 actions

peppapig14

the report shows a few no 3's listed below, any advice / costs involved would be appreciated.
I'm assuming new Windows and heating system needed?
Would we need a complete 're wire or just update the fuse box?
* WINDOWS -Most windows are old with some very badly weathered and rotten in places. The glazing has no British Safety rating
*ELECTRICITY-the consumer unit contains older type wire fuses
*WATER - pipes under sink are possibly leaking. water stored in water tank in loft space, not insulated and missing lid
*HEATING- Warm air heating system , expansion tank in loft above hot water tank
* WATER HEATING - provided by warm air heating system and stored in airing cupboard.Electric Immersion heater also in cylinder

davidmcn

Some will be "3" just as a precaution because (presumably) the surveyor has recommended you get specialists in to check electricity/gas etc, not necessarily because anything urgently needs done.

SameOldRoundabout

Surveyors won’t check services or their condition other than a vague look. I’d be getting an EIRC (I think that’s the right letters!) check when you move in to test the wiring. Also get a plumber to check the pipes and heating system. Doesn’t sound too bad. 

AdrianC

peppapig14 said:

the report shows a few no 3's listed below, any advice / costs involved would be appreciated.
I'm assuming new Windows and heating system needed?
Would we need a complete 're wire or just update the fuse box?
* WINDOWS -Most windows are old with some very badly weathered and rotten in places.

But you knew this from viewing the place, right?

There are a myriad of replacement window suppliers and options, from the big national as-seen-on-tv tupperware merchants whose salesman will take up residence on your sofa with an ever-more-desperate line of "special offers" to try and get you to sign before he leaves, through to one-man-in-a-shed heritage hardwood specialists.

The glazing has no British Safety rating

Not an issue for old windows. For new ones, they'll need toughened glass if below a certain height from the floor, IIRC. But new windows will come with the right glass, obvs.

*ELECTRICITY-the consumer unit contains older type wire fuses

Again, you knew this from your viewing...? If the wiring's that old, you probably want a complete rewire, simply to put sufficient sockets and lights where you want them.

*WATER - pipes under sink are possibly leaking

How long's a piece of string? Again, if the place is that un-modernised, you probably want a new kitchen/bathroom.

water stored in water tank in loft space, not insulated and missing lid

Cold? If so, then again it's an ancient setup and you probably want it reworking so there isn't a tank up there at all...

*HEATING- Warm air heating system , expansion tank in loft above hot water tank
* WATER HEATING - provided by warm air heating system and stored in airing cupboard.Electric Immersion heater also in cylinder

And modernisation again... So a new boiler and wet CH. How big's the house? If small, a combi boiler will remove the need for a HW cylinder.

I'm presuming this house is pretty much a project with guess-the-demographic threadbare decor? If so, these are all pretty much to be expected.

peppapig14

yes we knew the house needs updating from viewing, hence offeŕing under asking price. 
it's more costing we are concerned about ( no idea for re-wire, assuming £5k for heating system and £5-8k for Windows)

AdrianC

Given that we have no idea of the size of the house or any of the other factors that'd affect it, we can't give anything more than a wet finger in the air.

Paying a builder for a couple of hours of his time would probably have been a better choice than a surveyor.

peppapig14

sorry for being vague. house is mid terrace 2 bed house. we know it has been used as holiday home for past 5 years ( owners only visted in school holidays)  so general decoration is good condition

notrouble

"we knew the house needs updating from viewing" so in terms of negoiating price there's really nothing here.

As for what to budget, yes, it's likely to need a full re-wire (£2500 - £4K?), but only a sparkie can really tell you the extent of work needed.

New plumbing in your new kitchen - how long's  piece of string for a new kitchen! Insulation costs peanuts.

Windows is entirely at your discretion.

Heating -just depends if you are happy with the warm air system or want to install solar panels, a heat pump, wet ch system or whatever.....

But that's all part of your modernisation budget.