Homebuyers survey and issues flagged

Jay_S79

Hi all - first time posting on here.  Just wanted to get others views on some issues that have been flagged from a Homebuyers survey that we’ve recently had done- this isn’t everything in the report but the ones I was most uncertain of.

Condition rated 3
- Two air bricks were found fitted to the main front wall and another to the rear wall of the single storey extension at base level to suggest that the ground floor of the main property is of suspended timber construction. Air bricks are meant to provide ventilation to suspended floor timbers at sub-floor level to prevent them from developing condensation and decay. We would expect at least two air bricks to be fitted to the rear wall of the main property. However the rear extension assumed to be of solid construction would have compromised any air bricks that would have been fitted to the rear wall of the main property and only one vent was attached to the extension at base level instead of at least two.. In our opinion at least two air vents would be required even if the rear extension floor were to be of suspended timber construction.  It is recommended that a competent artisan is commissioned to inspect and where appropriate provide you with a firm quotation for upgrading of the sub-floor with adequate ventilation prior to your legal commitment to purchaser

Condition rated 2
- We did not find vent provision to the main, rear extension and porch roof coverings required to ensure ventilation to the roof space to assist in the reduction of condensation and prevent internal roof timbers from decaying. You may consider budgeting for its provision unless you receive satisfactory assurances from the vendor of the existence of such provision.

Additionally, no reflective chippings were found on the flat roof covering to protect the felt from damage and minimise movement during hot weather seasons through direct sunshine which have the tendency of the felt eventually developing splits.

Other Issues

Discharge mode of waste water and WC waste from the bathroom/WC

Cast iron stack pipe and drainage pipe into which WC waste and waste water respectively from the bathroom/WC is discharged are concealed within the single storey extension and the final mode of discharge was not visible for inspection although it is possible that they are concealed by the rear extension floor. We found a plastic stack pipe behind the single storey extension info which waste water from the kitchen is discharged. However we are not certain if any part of the WC waste or waste water from the bathroom/WC is connected to it through piping laid through the roof. The Seller’s agent who was present throughout the period of the survey did not have information on this and we have since sought clarification from the Seller through the Agents. It is recommended that in the absence of satisfactory clarification from the Seller, you commission a competent drainage artisan to advise you of the drainage system for future maintenance purposes ideally prior to your commitment to purchase.

In particular on the point around the sub floor ventilation any views around who I should get to assess this and what they are likely to do?  I don’t think the vendors would allow anything which is intrusive such as lifting up flooring etc.  Any views on this would be welcome!

greatcrested

Air bricks cost £5.87 each. Plus £20 to fit?

Attic ventilation can either e done by rolling back the insulation if it's been laid right ot he edge of attic floor,or adding a ventilation tile (£25.73) to the roof.

Reflective chippings cost £4.40

If you are concerned that the waste system might not work, flush the loo next time you view. If you want o know in detail where/how the drains go, yes, get a drainage expert to check.

That is a fantastically good survey.

princeofpounds

The drains - in some ways this may be a totally minor point, but drains can be a bit tricksy sometimes so you'll have to decide how important it is for you to know what is going on before you buy.

Essentially the surveyor is just saying that they don't know where the foul water from the upstairs WC/bathroom goes. It's possible that some of it goes out the same way as the kitchen water, but I would hope that doesn't include the WC because the first place you'll realise your drain is blocked is when sewage bubbles up through the sink...

More likely the extension has just built over the existing drains. That's not goodpractice but it's not uncommon either. It does mean that if something goes properly wrong with those drains - something a pressure rodding cannot fix - then it's highly disruptive to take up the extension floor to get at the drain. That usually means a drain collapse, not just a simple blockage.

It's up to you but a camera inspection might answer some questions about where it goes and the condition of the drains generally. 

As for the vents - well, if the property doesn't seem to have any damp issues and the extension has been there a long time, it's probably ok. Certainly you would expect it to be evident in the roof space - it's hard to tell under the subfloor, although if it's bad you could probably smell it faintly. It is not usually hard to fit an extra air brick or two if that's something you want to do. 

yllop1101

I've had very similar feedback from my survey with regards to lack of loft ventilation. This is causing damp to be detected in the rest of the house and there is also woodworm on one of the roof joists. This is something I'm keen to be fixed and sorted ASAP! 

That seems like a pretty thorough home buyers report. I paid for a full structural survey, although don't have the full write up yet so it may be more detailed than the verbal download he gave me. 

leypt1

Which company did you use for your survey? It looks v comprehensive

Jay_S79

Thanks for the replies that’s really helpful.  The survey did also flag high levels of damp on the front porch inside wall which I’m going to get looked into and have a damp survey done.  I spoke to the surveyor and he said it was just in the one area where he recorded high levels and it didn’t seem to be an issue elsewhere.

Jay_S79

leypt1 said:

Which company did you use for your survey? It looks v comprehensive

Used a company called Cross Roads Property Services

FreeBear

greatcrested said: Air bricks cost £5.87 each. Plus £20 to fit?

If an extension has been added along with a solid concrete floor, fitting air bricks to ventilate the suspended floor is going to need a "creative" solution - Ideally, ducting should have been placed under the concrete slab, but details like this are usually skimped or ignored.