Would this put you off?

MUNSOP0810

Hi,
It’s a long one so apologies. We’re pretty much on the verge of exchanging on our first house purchase, a 1900 Victorian terraced. We’ve just had the Homebuyers survey back and there are a few things that have flagged up in the ‘urgent’ category which we are concerned about.

1. Properly formed lead flashings needed where roof joins the rear of the house as temporary flash band has been used
2. Damp in dining room ceiling from above shower room. It is still wet despite the property being empty for nearly 2 years
3. Artex covering front room ceiling needs to be tested for asbestos
4. Front room floor inadequately ventilated with potential rot under floorboards and insect infestation (they couldn’t lift floorboards. We noted upon viewing there were dead wood lice by the front room door)
5. Damp in doorframes
6. Garage roof needs to be belted and braced. Potential asbestos in one part.
7. High levels of damp in walls
8. Window panes needs sorting in bathroom as they have been sealed incorrectly 
9. Insulation in loft very poor, needs full insulation
10. Front and back garden extremely overgrown, needs immediate attention (this was visual to us upon viewing so we are prepared for this anyway and have factored this into our offer)

The house has been on and off the market for 2 years. We offered £11,000 under the asking price (it was priced far too high and the offer was accepted straightaway) I don’t want to offend the buyer by offering lower again but other than the damp on the ceiling that we were told by the estate agent had been sorted by the buyer and the overgrown vegetation, we weren’t expecting this many problems in the ‘red’ category. I’m aware an old property will have issues but I’m not sure whether to proceed. Any advice would be appreciated.

eidand

MUNSOP0810 said:

Hi,
It’s a long one so apologies. We’re pretty much on the verge of exchanging on our first house purchase, a 1900 Victorian terraced. We’ve just had the Homebuyers survey back and there are a few things that have flagged up in the ‘urgent’ category which we are concerned about.

1. Properly formed lead flashings needed where roof joins the rear of the house as temporary flash band has been used
2. Damp in dining room ceiling from above shower room. It is still wet despite the property being empty for nearly 2 years
3. Artex covering front room ceiling needs to be tested for asbestos
4. Front room floor inadequately ventilated with potential rot under floorboards and insect infestation (they couldn’t lift floorboards. We noted upon viewing there were dead wood lice by the front room door)
5. Damp in doorframes
6. Garage roof needs to be belted and braced. Potential asbestos in one part.
7. High levels of damp in walls
8. Window panes needs sorting in bathroom as they have been sealed incorrectly . sealing is a quick and inexpensive job
9. Insulation in loft very poor, needs full insulation. that's not difficult or expensive either
10. Front and back garden extremely overgrown, needs immediate attention (this was visual to us upon viewing so we are prepared for this anyway and have factored this into our offer).  it's your garden you can go and sort it out ... will cost virtually nothing. I quite enjoy working on my own garden, it's very therapeutic...

The house has been on and off the market for 2 years. We offered £11,000 under the asking price (it was priced far too high and the offer was accepted straightaway) I don’t want to offend the buyer by offering lower again but other than the damp on the ceiling that we were told by the estate agent had been sorted by the buyer and the overgrown vegetation, we weren’t expecting this many problems in the ‘red’ category. I’m aware an old property will have issues but I’m not sure whether to proceed. Any advice would be appreciated.

I am no expert so I can't comment on everything but on a few I can.

jimbog

Seems odd to me that an overgrown garden is a '3' and needs urgent attention

eidand

jimbog said:

Seems odd to me that an overgrown garden is a '3' and needs urgent attention

sounds like an over-zealous surveyor

HampshireH

1. Properly formed lead flashings needed where roof joins the rear of the house as temporary flash band has been used - ok.  Shouldnt be too expensive

2. Damp in dining room ceiling from above shower room. It is still wet despite the property being empty for nearly 2 years this is a concern. If the water has been off for 2 years & its still wet its not possible to be coming from the bathroom. Could it be tracking from elsewhere?

3. Artex covering front room ceiling needs to be tested for asbestos Not an issue.

4. Front room floor inadequately ventilated with potential rot under floorboards and insect infestation (they couldn’t lift floorboards. We noted upon viewing there were dead wood lice by the front room door) big leap/assumption. Are the floorboards sound? Woodlouse will go where ever they can. My house isnt damp at all but i get them. They come in under my bifold doors which need sealing underneath. House has been empty 2 years.  It will have some nature. Whats made them suggest possible rot?


5. Damp in doorframes -ok so sounds like a damp house. Again if empty 2 years and not adequately ventilated/heated this will happen. Likewise if you have water ingress as suggested in your dining room.

6. Garage roof needs to be belted and braced. Potential asbestos in one part. ok? Probably visible in viewing?

7. High levels of damp in walls see above.

8. Window panes needs sorting in bathroom as they have been sealed incorrectly  easy fix. No dramas

9. Insulation in loft very poor, needs full insulation again easy fix. Not uncommon

10. Front and back garden extremely overgrown, needs immediate attention (this was visual to us upon viewing so we are prepared for this anyway and have factored this into our offer)ok

I'd get a damp survey done

Aside of that it doesnt sound too bad but damp can be really bad if a problem

getmore4less

£11k is meaningless without some context 

Sistergold

get why not get 3 quotes for the issues you are most concerned about? 

MovingForwards

What was your offer?
What has the surveyor valued it at?

walwyn1978

The damp especially where the water has been off for two years would be my concern. The rest, including the roof, should’nt be that much to sort and the likes of the garden and insulation you’ll be able to do yourself 

Falafels

Agree with the posts above. I'm bemused by the surveyor stating that the garden's overgrown as urgent, though. Are they worried about triffids lurking in there, or is it a question of ivy/woody climbers damaging the property?

AdrianC

MUNSOP0810 said:

It’s a long one so apologies. We’re pretty much on the verge of exchanging on our first house purchase, a 1900 Victorian terraced. We’ve just had the Homebuyers survey back and there are a few things that have flagged up in the ‘urgent’ category which we are concerned about.

1. Properly formed lead flashings needed where roof joins the rear of the house as temporary flash band has been used

I wonder...

2. Damp in dining room ceiling from above shower room. It is still wet despite the property being empty for nearly 2 years

See 1. Of course, it might just be BECAUSE the property's been shut up and unventilated or heated for two years...

3. Artex covering front room ceiling needs to be tested for asbestos

No, it doesn't NEED to be. You might want to. Or you might not.

4. Front room floor inadequately ventilated with potential rot under floorboards and insect infestation (they couldn’t lift floorboards. We noted upon viewing there were dead wood lice by the front room door)

Are there airbricks around the outside walls? Are they clear?

5. Damp in doorframes

They're wood. Are they rotten?

6. Garage roof needs to be belted and braced. Potential asbestos in one part.

What does "needs to be belted and braced" even mean? Yes, there might be asbestos in there. There might be asbestos in anything built more than a couple of decades ago.

7. High levels of damp in walls

Again, see 1 and 2? Plus, of course, that overgrown garden. Vegetarian all up the outside walls?

8. Window panes needs sorting in bathroom as they have been sealed incorrectly

...? Go on...?

9. Insulation in loft very poor, needs full insulation

Ah, the joys of laying a couple of rolls of insulation. An itchy weekend...

10. Front and back garden extremely overgrown, needs immediate attention (this was visual to us upon viewing so we are prepared for this anyway and have factored this into our offer)

I see the purchase of a strimmer and a pair of loppers in your near future.

The house has been on and off the market for 2 years. We offered £11,000 under the asking price (it was priced far too high and the offer was accepted straightaway) I don’t want to offend the buyer by offering lower again but other than the damp on the ceiling that we were told by the estate agent had been sorted by the buyer and the overgrown vegetation, we weren’t expecting this many problems in the ‘red’ category. I’m aware an old property will have issues but I’m not sure whether to proceed. Any advice would be appreciated.

All sounds pretty normal to me.