Survey Results

scots1991

Hi All, 
FTB here so don't shoot me down for this thread- I just like an extra opinion. We have just had our survey back on a 3 bed 1950s semi detached house, and the following were marked as '3'. Just want to see if any of them really jump out as bad to you? We wanted to replace the flat porch roof anyway, but the other points don't seem too major (maybe the roof covering..)
E1 Chimney stack

•  There are small areas of perished masonry
• Some repointing is required

E2 Roof coverings

• We observed loose hip and ridge tiles.
• The felt roof covering to the flat roof is in poor condition.

E3 Rainwater pipes and gutters

• We also noted the underside to the joints of the gutters require repointing.
• There is a downpipe which drains directly on the canopy at the rear and in to a water butt
• There is a sagging rainwater gutter to the canopy roof and this can cause the gutters to overflow.

E4 Main walls

• There is cracking above the reception window, kitchen windows and patio doors that is associated with the windows being replaced and this is quite common for a property of this age.
• Some repointing is required to the lower half of the front of the property and lower parts of the side of the property.

E7 Conservatory and porches

• There is a missing soffit board to the porch

E9 Other

• There is an outside tap. You should have the tap, and associated pipework, insulated

ROOF (Roof covering)

• The roof covering and battens are underdrawn with bituminous sarking felt that was found to be badly damaged

The overall conclusion as 'The property appears to be in a condition that is consistent with its type and age, with several defects and maintenance considerations that require attention.'
Thanks

FinallyStoppedLurking

I'd only be worried about the roof. 

sheramber

What area does the flat roof cover?

scots1991

sheramber said:

What area does the flat roof cover?

Its just a small porch out the front which we wanted to replace with a gable roof anyway 

couriervanman

Let me guess.....the house was previously owned by an elderly person if not its a 1950s house its going to need a few jobs done on it

greatcrested

scots1991 said:

Hi All, 
FTB here so don't shoot me down for this thread- I just like an extra opinion. We have just had our survey back on a 3 bed 1950s semi detached house, and the following were marked as '3'. Just want to see if any of them really jump out as bad to you? We wanted to replace the flat porch roof anyway, but the other points don't seem too major (maybe the roof covering..)
E1 Chimney stack

•  There are small areas of perished masonry
• Some repointing is required

Does not sound serious or urgent, but at some point you'll want to get a builder to fix. If concerned,pay a builder to give you a quote (they are unlikely to quote for free for a buyer)

E2 Roof coverings

• We observed loose hip and ridge tiles.

As above - get fixed at the same time.

• The felt roof covering to the flat roof is in poor condition.

I assume here is no actual leak or damp (or this would have been mentioned). At some point the felt may fail/leak and need replacing. In 6 months? 3 years? 5 years?

E3 Rainwater pipes and gutters

• We also noted the underside to the joints of the gutters require repointing.
• There is a downpipe which drains directly on the canopy at the rear and in to a water butt
• There is a sagging rainwater gutter to the canopy roof and this can cause the gutters to overflow.

Gutters and downpipes are cheap and easy to get fixed. But this needs doing asap as overflowing gutters cause damp walls. Not clear what hapens when the water butt is full...... If it simply overflows, this could cause damp at the base of the wall. Check.

E4 Main walls

• There is cracking above the reception window, kitchen windows and patio doors that is associated with the windows being replaced and this is quite common for a property of this age.

Older wooden window frames provide a solid support for the brickwork above. When replaced by upvc double glazing, that support is often removed/reduced (ideally a support should be added above the new window, but window companies often quote cheap to get the job and do just the basics!). If the replacement windows were some time ago, and the cracking is historic/stable, just fill the cracks. If the replacement was recent, or the cracks are growing in size (monitor them over 6 monhs!), you may need to provide additional support.

• Some repointing is required to the lower half of the front of the property and lower parts of the side of the property.

Do some repointing when you do the roof work. Probably not urgent but put on your 'to do' list.

E7 Conservatory and porches

• There is a missing soffit board to the porch

£20?

E9 Other

• There is an outside tap. You should have the tap, and associated pipework, insulated

this is to stop th water freezing in winter and splitting the pipe. An alternative is to add a stopcock to the supplypipe internally, turn it off in winter, and drain the outside pipe/tap.

ROOF (Roof covering)

• The roof covering and battens are underdrawn with bituminous sarking felt that was found to be badly damaged

Not all properies have sarking at all. It is an added protection against rain driven under the roof tiles by strong winds. Only really needs replacing if you find the attic is atually getting damp from rain getting in.
The overall conclusion as 'The property appears to be in a condition that is consistent with its type and age, with several defects and maintenance considerations that require attention.'
Thanks

It's an older property so like all older properties will need some improvement and ongoing maintenance.

The survey gives you a useful 'to do' list, for your first year or so. Only the gutters are urgent and those are easy and cheap.

But be aware some expenditure over the next 12 months is needed.

edit: I far preferred the old forum where you could add comments in colour!

scots1991

greatcrested said:

It's an older property so like all older properties will need some improvement and ongoing maintenance.

The survey gives you a useful 'to do' list, for your first year or so. Only the gutters are urgent and those are easy and cheap.

But be aware some expenditure over the next 12 months is needed.

edit: I far preferred the old forum where you could add comments in colour!

Thanks so much-very useful. It's along the lines of what we were thinking, so will just make a to-do list!

Rambosmum

Nothing that would be making me run a mile, but I'd be looking o get a new roof in the near future (around £3k depending on the size of the house).

FreeBear

scots1991 said: E4 Main walls

• There is cracking above the reception window, kitchen windows and patio doors that is associated with the windows being replaced and this is quite common for a property of this age.

There shouldn't really be any cracking. It is possible that the original window frames were providing structural support for the outer leaf of the wall. Depending on how long ago the windows were replaced, FENSA (and others) strongly recommend surveying and fitting of a lintel where required. Unfortunately, this advice is regularly ignored, the old windows ripped out, and uPVC replacements whacked in. After a year or two, the brickwork above the window starts to sag and cracks appear in the mortar joints. Common problem, yes. Acceptable, no.

Repointing is not a real fix for the problem. It is just a cosmetic short term bodge. The real answer is to remove two or three course of bricks above each window & door (after inserting suitable supports - Strong boy & acro), insert a steel lintel on the outer leaf, and then put the bricks back neatly. Typical cost would be £500-1,000 per window/door depending on area.

If it is a case of missing lintel, it is a shame one wasn't fitted when the windows were replaced. It may have been possible to wriggle one in to place whilst the window was out and only disturb a couple of bricks - Had to fit a lintel for one window here, and got away with just three bricks being taken out. Now a solid wall with zero risk of cracks forming.