Buyer pulled out following survey

RamBro

I've had a buyer pull out of the purchase of our house following the results from the survey. Looking through the findings, I don't think/feel anything is as urgent as the surveyor reported, but the buyer wants the findings remediated or the purchase price discounted by £20K. As I'll probably get the same with the next surveyor, I'd like to get your thoughts on the findings marked as urgent and whether they are real issues that need addressing.

FRONT ELEVATION

We have observed slightly sagging roof to the front elevation. The cause of this we suspect is possibly dislodged purlins or the use of unseasoned timber. Therefore, in view of the amount of distortion this would require further investigation by a PCA registered reputed roofing and timber specialist contractor for the extent of the damage and remedial action work which should be according to the structural engineer's specifications. The roof covering is significantly vegetated with moss. This needs to be cleaned off occasionally to prevent it from accumulating and then falling into the rainwater gutters, causing blockages to occur, as well as affecting the aesthetic appearance of the building. This work should not be necessary more often than approximately every 10 years or so.

REAR ELEVATION

Main roof has been found slightly affected possibly due to the inward movement caused by leaning chimney stack that has also caused distortion to the gable wall. There is an evidence of lateral support provided to the roof internally, which should have been carried out in accordance with the Building Regulations requirements and according to the structural engineer's specifications, which will be checked by your Legal Advisers to confirm appropriate documentation is in place. Without appropriate documentation it would be difficult to know whether the support is adequate, therefore, a structural engineer's specifications would be required for adequate support necessary. There is perished mortar visible to the verge fillets to the rear extension roof. It will be necessary to allow for chopping out the perished mortar and renewing the verge fillets as appropriate, otherwise, the mortar will continue to perish and degradation will accelerate owing to the absorbency of the perished mortar.

SIDE ELEVATION

As mentioned earlier in the report, the gable wall has been noted slightly leaning inwards which has been caused prevailing wind and driving rain resulting in sulphate attack, and the brick bonding is not working correctly, this occurs mostly in south west elevations and therefore repair work must be carried out according to the structural engineer’s specifications.

REAR ELEVATION

There is a bulge in an external wall to the rear extended part of the building. We therefore comment as follows:

We have noted bulge to the side of the rear bedroom wall. Bulges can either have been built that way or acquired. It was inconclusive within the confines of our inspection to determine the reason and we would recommend further investigations. It is possible that the leaking drainage has undermined the foundation and this is rotating at this position, or sulphate attack or that the floor is inadequately tied to the wall. We would recommend the drains were either air or water tested.

FIRST FLOOR (internal observations)

The height of the rear bedroom window/s is below 800mm and there is a risk of people, particularly young children, from falling out and seriously injuring themselves. You should consider having windows with top openers installed that will prevent falling, but allow escape in the event of a fire. The hinges/scissor stays to the windows are stiffening, therefore, same concerns apply as described above.

FIRST FLOOR (internal observations)

The windows to all of the first floor habitable rooms have been checked and middle/rear bedroom do not comply with current Building Regulations with regard to adequate escape in the event of fire. New windows may be required to bring the means of escape up to modern standards. It is recommended that this is addressed by a FENSA registered specialist. << the windows are probably around 30 yrs old>>

ROOF VOID (Roof structure)

The roof collar appear to have been cut in between which could lead to some localised roof spread. Also velux has been added to the roof which should have been installed in accordance with the structural engineer's specifications approved by the Building Regulations. We assume this work has been carried out under the supervision of structural engineer and Building regulations requirements have been met. Your Legal Advisers to check and confirm all necessary documentation is in place. There appears to be insulation material blocking the eaves ventilation. It is important to have good ventilation in lofts to help prevent the onset of rot and woodworm infestation. The insulation should therefore be pulled away from the eaves. If it is found that the ventilation is still restricted, further works should be carried out to increase it and this should be discussed with a roofing contractor. You should be aware that there could be materials containing asbestos in the roof and at the eaves. Therefore this work should be carried out by a

contractor who is qualified in asbestos awareness.

GROUND FLOOR

There are cracks near the bathroom wall which may not be of concern, however, we suspect this has been caused by faulty drainage, which is not unusual for a property of this age. Drainage leakage often causes gradual cracking that will appear longstanding but could be progressive. Faulty drainage and plumbing can cause movement and properties of this age can often be found to have defective drains. We therefore recommend that the drainage is tested by means of a pressure test, possibly followed by a CCTV inspection. A CCTV inspection alone will not confirm whether or not there are any leaks. The local Water company could be responsible for the drainage and your legal advisors should be able to confirm this. The plumbing system should also be tested for leaks by a reputable plumbing contractor. If any movement continues, or any cracks appear after drainage repairs, you should contact a Structural Engineer for further advice.

FIRST FLOOR

There are similar cracks near the front bedroom, which we suspect are associated with the movement caused by faulty drainage, therefore, same concerns apply as described above.

FIRST FLOOR

There is a trip hazard in-between the landing area. You should have a sloping threshold strip fitted by a reputable joinery contractor to help prevent injury from tripping. 

GROUND FLOOR

Faulty fires and flues can be harmful by causing lethal gases to build up within the home. The fire and flue should therefore be tested by a HETAS registered engineer prior to recommissioning. << The fireplaces are not used and are boarded up>>

GROUND FLOOR

The chimney breast appears to have been removed from the kitchen. Any removal of chimney breasts should have been implemented with Local Authority Building Regulation approval. Your legal advisers should confirm that all appropriate documentation is in place. <<Sign-off was received by the BC and supplied to buyers solicitor >>

GROUND FLOOR

There is a RCD unit in place. However the box does not appear to be up to current safety regulations. Newer boxes are made of metal to reduce the risk of fire when a fault occurs. Faulty electrics can cause fires and electrocution. You should therefore obtain a test for the electrics from a registered electrician. <<All the electrics were updated six year ago by a qualified engineer and a new RCD box put in. >>

GROUND FLOOR (Gas)

There is a gas-fired appliance. It is recommended that all gas appliances are tested by a Gas Safe registered contractor, any recommendations being implemented. <<We haven't had the hob tested>>

GROUND FLOOR (Gas)

There is a gas-fired boiler. The boiler is relatively old and could be dangerous if faulty. There is no evidence of any recent test. Faulty gas appliances can be lethal. It is recommended that all gas appliances are tested by a Gas Safe registered contractor, any recommendations should be implemented.

The boiler could be found to be obsolete and require replacing. <<The boiler is six years old and serviced every year by a registered engineer>>

GROUND FLOOR

There is a gas boiler that appears to be in a reasonable condition. However, the boiler should be tested by a Gas Safe registered contractor for safety. Faulty gas appliances can be lethal. <<The boiler is six years old and serviced every year by a registered engineer>>

pinkteapot

All the short items in the second half of your post are absolutely bog standard and nothing to worry about. They'll always advise that gas appliance are tested (testing them isn't part of the survey), and unless the house is brand new they'll say the electrics aren't current. 

The first half however would have spooked me too! Reads like an iffy loft conversion has been done which has led to roof sagging? 

The next step for any buyer still interested in proceeding after reading it would be to commission a structural engineer's report to find out exactly what's wrong and what needs doing. Did you buyer do that or did they just pluck the figure of £20k out of the air?

Had all the work been done when you bought the house? If so, did your survey highlight anything?

comeandgo

The first few points would make me run for the hills.  

RamBro

No loft conversion, but a velux was put in for light as the loft is boarded up. The builders who did the work cut one of the supports that went horizontally across and connected the two much larger pieces of timber. This has caused the roof the sag a little as it can be seen from outside.  I didn't think much of it when they did it six-years ago, but clearly it was cowboy work.

I could fit a similar size timber as a replacement piece to provide the same reinforcement as before.

The survey carried out was a "Survey level two: HomeBuyer report – Survey and Valuation"

The electrics and gas were put in by us, along with chimney and wall removal - that latter two has sign-off.

FinallyStoppedLurking

I would have thought such work would require building regs approval? I'm presuming you didn't get it?
I think you will need to get the work properly assessed and repaired before you sell. 

csgohan4

Seems like a good survey and picked up on something important. OP best to either fix it, or expect lower offers

RamBro

Thanks all - will get a structural engineer and take it from there.

eddddy

It might be worth getting a structural engineer to inspect the roof and tell you what work needs doing to correct the problems. It may cost a lot less than £20k.

Once the problems are fixed, ask for a final report from the structural engineer confirming that everything is OK - which you can show to future buyers. 



(As an aside, and it doesn't help you, but lots of posters complain on this forum that homebuyer's surveys are a waste of money because they don't tell you anything. But that's generally because everything is fine, and there is nothing to tell.

Your buyer's survey demonstrates that they are valuable, when there really is a problem - that a 'lay person' may not have spotted.)

ProDave

Depending on the value of the property, I would be tempted to let the buyer proceed at £20K less and save yourself a lot of extra grief later.

RamBro

(As an aside, and it doesn't help you, but lots of posters complain on this forum that homebuyer's surveys are a waste of money because they don't tell you anything. But that's generally because everything is fine, and there is nothing to tell. 

Your buyer's survey demonstrates that they are valuable, when there really is a problem - that a 'lay person' may not have spotted.)

That's an excellent point re value from the survey.

RamBro

I've got an engineer booked in for Thursday - I'll report back here to let you know how I get on.