Selling house and we've just found a drain problem

skm1981

We have just sold our house (or in the process) and the buyer's surveyor is coming round on Thursday.  Anyway, we've noticed a dip in our driveway near the drain which seems to have got a bit worse, so lifted up the drain cover and we have a cracked pipe (soil pipe I believe).  As it's a shared driveway, I think this is covered by Thames Water so they are coming out to look at it and hopefully to fix it. 

So I'm just wondering, when the surveyor comes, I'm guessing this work is not going to be done by then, is it likely that he is going to advise the buyers to have a drain survey or will it be the fact that since it's being fixed by Thames Water, that it'll just be noted on the report?  Also concerned because we have cracks in our pebble dashing that leads up the side of the house near that particular drain, although these cracks have been there since we bought the house 15 years ago (and don't appear to have got worse) and our survey never picked up any problems with the drains, so I'm hoping it's not caused any damage to the foundations of our house.  I have noticed almost identical cracks in the same place on lots of other houses round here as well (and as far as I'm aware, I don't think I live in an area known for subsidence), so I'm hoping it's just the pebble dashing that's cracked and nothing else.  We don't have any other signs of subsidence or anything, no cracks inside the house or sloping floors or wonky doors/window frames.  

Also, just to add, I believe our buyers have got a home buyer's survey, so I'm also wondering if the surveyor will recommend they get a structural survey done as well because of the cracks?  

adonis

Some people would just park their car over it before the surveyor comes.

skm1981

haha I have considered this

[Deleted User]

skm1981 said:

We have just sold our house (or in the process) and the buyer's surveyor is coming round on Thursday.  Anyway, we've noticed a dip in our driveway near the drain which seems to have got a bit worse, so lifted up the drain cover and we have a cracked pipe (soil pipe I believe).  As it's a shared driveway, I think this is covered by Thames Water so they are coming out to look at it and hopefully to fix it. 

So I'm just wondering, when the surveyor comes, I'm guessing this work is not going to be done by then, is it likely that he is going to advise the buyers to have a drain survey or will it be the fact that since it's being fixed by Thames Water, that it'll just be noted on the report?  Also concerned because we have cracks in our pebble dashing that leads up the side of the house near that particular drain, although these cracks have been there since we bought the house 15 years ago (and don't appear to have got worse) and our survey never picked up any problems with the drains, so I'm hoping it's not caused any damage to the foundations of our house.  I have noticed almost identical cracks in the same place on lots of other houses round here as well (and as far as I'm aware, I don't think I live in an area known for subsidence), so I'm hoping it's just the pebble dashing that's cracked and nothing else.  We don't have any other signs of subsidence or anything, no cracks inside the house or sloping floors or wonky doors/window frames.  

Also, just to add, I believe our buyers have got a home buyer's survey, so I'm also wondering if the surveyor will recommend they get a structural survey done as well because of the cracks?  

The 1st point - if it's on your drive or your neighbours/shared drive the water company will say it's not their domain, it would be if it's in the pavement.
That's what i got told by my water board.

2nd point - you're thinking subsidence ..... it could be soil erosion from the cracked/faulty drains.
Again what i was told.  

Just my twopenneth.

greatcrested

Just tell the surveyor that Thames Water are booked to fix.

Trouble with cracks in pebble dash is that water can then get behind the pebble dash but can't evaporate when the rain stops so has nowhere to go except.... through the wall.

Any sign of internal damp? Even if not, surveyor might highlight this as a potential risk.

skm1981

From what I've seen online, it seems like as it's a shared drain, which it is, shared with my neighbour, then it is Thames Water who sort this.  I did originally get Homeserve to look at it because I have cover with them, but they said it's a shared drain so they can't.  No, no signs of dampness inside.

oystercatcher

If surveyor comes before drain is fixed mention what is happening to him and also maybe the buyer and then when the work is complete forward paperwork to solicitor as proof that work is completed. Or if it turns into a larger job you don't wish to bother with the you could perhaps reduce the house prices by the estimated cost of the work. Seller may want to run for the hills or may be fine about sorting it themselves.

Grumpy_chap

If the drain is shared, it is for Thames Water to sort it.  They won't be likely to do a camera survey on first visit.

skm1981

I'm wondering if he'll actually look under the drain cover.  It's cast iron and I certainly can't lift it, although my husband can.  But the fact that there is a dip just in driveway just ahead of the drain might flag his suspicions.  I'll just need to see what Thames Water say I guess.  They've told me as it is a suspected drainage leak that we shouldn't have baths, showers or use the washing machine.  So I'm hoping they will act quickly as I have a husband and 2 young kids, we need to wash and I need to do washing.

princeofpounds

Practically-speaking, there probably isn't a big problem here. The water company will come along and fix it at some stage. If the surveyor is aware of it, but also has evidence that the water company are involved, he will report it but will also be able to report it should be repaired.

However, I can imagine one scenario were this becomes a bigger problem. Damaged drains is a very common cause of localised subsidence in buildings, and they may put 2 and 2 together with the cracking on the pebble dash to make 5, and include a sentence about it in their report. I'm not sure what the best way to deal with this is, but it's probably not saying 'hey Mr/Ms Surveyor, here is a collapsed drain and here is some cracking on our building, they are close but promise you they're not linked'. Just be responsive to questions. If you do get questions, focus on the drain issue being down the driveway, without sounding ridiculous about it. 

I would be cautious about the cover-up route in this instance. Not on moral grounds per se, but because you don't know when the work will be done. There is a fair chance that the buyers will find out about the wholes issue at some stage in the process, especially if you actively deceive them and then they buy before the fix is in.

skm1981

This is my main worry, that he'll just look at the cracks and say possible subsidence, but then the cracks don't run on the inside and, as I think I said earlier, we don't have any other signs of subsidence.  No cracks on the inside wall, no sloping floors, no stiff windows/doors.  So then if this does happen and the buyer freaks out (understandably), maybe I could offer to pay for a structural survey (if they don't offer it first) and then see what that brings up, as I'm assuming a structural survey might be able to better tell?  

The other thing is when the lady called me to book in the surveyor, she told me I can't be at my house because of COVID, so I said if it's sunny, I'll just sit in the garden.  I mean I don't like the idea of a random stranger being inside my house with me out shopping or whatever, but maybe that's just me.  But this might mean I don't actually get to speak to the surveyor.