Results for Survey have us worried.

RedrubyRed

Hi first post here so please be kind.
Just some background about the house we are hoping to buy. It was originally on the market beginning of this year in Feb for 125,000 and was under offer for a few months.  Then people buying it  pulled out but we do not know why. The house was then put back on the market around September at 115,000 (which is when we viewed and offered). It is a 3 bed ,3 storey mid terrace house built around 1900. An exact same terrace had sold a few months prior for 125,000 but this had been made into 4 beds, had higher spec of decoration/modernisation and also an en-suite built into the attic room. Hence why the price of our house we are looking to buy was dropped 10,000. 125,000 Is really the ceiling price for the area/houses on this row. 

We offered 113,500 as it had been on the market now for a good few months and the sellers where/are desperate to move and we are first time buyers hence no chain on our side. It also needing modernising inside therefore our offer reflected this. Our offer was accepted and we have just had back our RICS Home Surveys- Building Survey back. Given the age of the property we expected some repairs to be needed of course or to be needed in the near future however not to this possible extent. 

Our  report has came back with mostly 3's and a few 2s obviously no number 1's as its an older house and not been updated or modernised. 
We have spoken to the surveyor on the phone and his main issue is the Roof which he said is damaged in parts and at the end of its life span as its looks like the original roof so possibly 120 years old. There is also damp detected on his reader and it was the highest reading of damp. He has urged if we proceed to have a roof inspection for a specialist and timber and damp specialist in order to determine what is causing the damp and the levels of it. Obviously if you are talking about a whole new roof your looking at easily 10,000 and damp depending how bad it is can be up to £2000 to treat. There is also other issues that are pressing or will be in the near future.  I will post the findings below as its easier than me waffling on. The roof may be patched for now but he said it will probably need replacing fully in the next 5/10 years is what he has advised.

My issue is if we sink at least £10,000 into repairs then we will be at 125,000 and I highly doubt the house would sell for that price without modernising (such as adding an extra bathroom, updating kitchen and the current bathroom (it has been adapted for disabled living at the moment). ) Adding those things on top is probably an extra £5000 at least. My main concern is that if we want to sell in 5/10 years time we will lose money. Now hopefully we won't but you can't predict the future and I would hate to be unable to move as we would lose money on a house. With the price at the moment and the possible repairs needed we would be losing money I feel. 

Roof- Condition Rating 3 

There are sections to the rear of the main roof which could not be inspected in detail due to the profile and restrictions imposed by the site. Therefore all comments below relate to the visible aspects and are not necessarily to be construed as exhaustive. The main roof is pitched surmounted in slate finished with ridge tiles.  The general surface of the main pitched roof would appear in fairly average condition with no indication of significant deflection or distortion. However, there is sag noted to the roof line surface It is considered prudent to monitor for any progressive movement or related distortion concerns to the roof line which may require further investigation and or remedial action. 

From a limited ground level inspection, it is observed there are a number of defective tiles, also with the presence of lichen and moss, with associated concerns which will require repairs. However, it should be considered likely that the roof covering maybe nearing, if not exceeding life expectancy, and this will potentially present increased maintenance and repair requirements. . From a limited ground inspection, the ridge tiles would appear bedded however, there is evidence of defective mortar, lichen and moss. There is an inadequate overhang to the rear verge.  The current verge is a traditional mortar-bedded type and this can be adequate if kept in good condition. The verge mortar areas are showing signs of defective and loose mortar. This will require maintenance repairs. The visible verge mortar areas are showing signs of defective parts. There are valley gutters at the junction of the roofs. The valleys could not be inspected in detail. However, it should be considered likely that the original main roof covering maybe nearing, if not exceeding life expectancy. This will potentially present increased maintenance and repairs to ensure its upkeep, and you may need to consider a major roof overhaul.

Bay Roofs -The rear bay roof is pitched, covered in interlocking concrete tiles. The roof would appear in overall fairly average condition. Whilst there does not appear to be any immediate signs of significant defect, the roof is suffering from wear and tear and the presence of lichen and moss. The front bay roof is flat. The roof could not be inspected due to its height and restrictions imposed by the site. Therefore I am unable to confirm the condition or state it is free from defect.  In summary, due to the limitations and observations noted internally and externally we would advise you obtain a full roof report from a reputable roofing contractor to fully assess all roof areas, which may highlight further defects to areas. This should also comment on if hidden areas are subject to water ingress damage to nearby timbers. 

Main Walls- Condition level 3 

The external walls have been heavily retro-painted. Therefore this impacted the inspection of the walls in full detail, which presence of significant decoration could conceal some defects the brickwork and or mortar, and could impact visibility of signs of movement. Therefore I am unable to confirm the overall condition or state all external wall areas are free from all defect. Therefore all comments below relate to the observed visible aspects, and are not necessarily to be construed as exhaustive. The main front walls are assumed to be of nominal ('finger') cavity brick construction. The main rear walls appear to be of solid brick construction. The external walls appear in overall average condition with considered aged related weathering and wear and tear apparent consistent with the property archetype noted. There are defects noted which will require remedial works and further investigations. General maintenance and repairs will be required. The mortar between the brickwork (called the pointing) to the external walls would appear in overall average condition, and appears to be defective in areas requiring repairs. There are areas of defective brickwork to the external walls. A number of the brickwork, notably to the rear, to the external walls have deteriorated (called spalling). There is moss and vegetation growth to localised areas of the external walls. There are masonry dressings (for example: headers and cills), which have deteriorated, and suffered wear and tear, and weathering; with areas which are degraded. General maintenance will be required. The external ground level is high to areas of the external wall. The high ground level can impact and effect the service of the sub floor ventilation. Also this is encroaching the damp proof level (dpc).. There are exterior solider bricks to the support arches above external openings which appear to have dropped slightly. As the arches have become weakened, it is possible they can be exerting pressure on the opening framework.  I recommend repairing or rebuilding the affected solider course arches. General maintenance and repairs will be required.  The external walls show evidence of movement, but the majority of minor to moderate movement is likely to be considered longstanding. The majority of such minor to moderate movement has likely happened some time ago. It is always prudent to monitor for structural movement and if any concerns arise you must seek immediate specialist advice.he foundations to any part of the property have not been exposed during the inspection. Therefore I am unable to comment on the foundations construction and or condition.  There is movement detailed to the front bay, which are characteristic of differential movement.It should be considered that the bay may require structural repair and it is recommended you instruct a qualified structural engineer to further investigate and provide recommended remedial measures. There are signs of slight undulation (bulging) to the rear outrigger walls. Due to the observations made to the property, and considered potential structural concerns, we would strongly recommend you instruct a qualified structural engineer to undertake appropriate investigations, and a full structural assessment of the property, to ascertain the extent of concerns highlighted, and provide report upon any related remedial proposals. 

Roof structure- Condition Rating 3 

The inspection has taken place by standing on a ladder at shoulder height position. This kind of inspection has its limitations. The loft space contained stored chattel which limited and restricted the overall inspection of the roof spaces. I therefore cannot confirm the overall condition or state unseen, inaccessible areas are free from defect. It would be prudent to have a qualified roofing contractor undertake a more detailed inspection to ensure there are no unforeseen issues. The main roof structure is supported by timber rafters and purlins. Timber members which are visible appear in overall fairly average condition. This does not construe timbers which are in inaccessible, unseen areas are free from defect.  There is daylight visible to areas within the roof space. This indicates a roof covering defect or inadequate covering / seal. Further investigation and repairs will be required. There are, however, some of the roofing timbers which appear to be potentially suffering from water ingress / dampness. This could be affecting associated roofing timbers, and as aforementioned, this could be also affecting concealed timbers, such as wall plates, which will require further intrusive investigation. I recommend you instruct a qualified roofing contractor to undertake a full detailed inspection and carry out necessary remedial action. General maintenance and repairs will be required.  It should be duly noted that there are what appears to be staining to some of the roofing timbers, which is characteristic of mortar torching, which is how the original roof was weatherproofed. However, it this can sometimes mask or conceal white spot mould and it should be ensured there are no associated concerns. There is no felt to the underside of the slates. This is an indication that the roof may have a limited life and you should plan to recover this. The torching appears to be perished and to be degrading.  There is therefore a considered amount of natural ventilation provided to the roof space given the lack of underfelt. However upon any major overhaul underfelt will be installed and you will need to consider ventilation carefully. The levels of loft insulation are not to current standards.

Walls and partitions- Condition Level 3 

The internal walls are a mixture of masonry walls and stud partition construction, finished with a plaster finish, and are mainly decorated in emulsion paint and wallpaper. It should be duly noted that wallpaper can conceal defects, cracks and rough surfaces which upon removal may present additional remedial works. I am unable to confirm the condition of these concealed areas and you should prepare for unforeseen issues in these instances. It should be duly noted areas of wallpaper appears to be uneven in areas, and this could indicate underlying concerns. There are wall tiles in areas of the property. Tiles conceal the condition of the walls beneath and I am unable to confirm the condition of these concealed areas and you should prepare for unforeseen issues in these instances.There are minor to moderate cracks in areas which are a likely cause of shrinkage, differential movement and normal wear and tear, and are not necessarily considered immediately serious.There are areas of rough, and or uneven plastered surfaces. Whilst not considered immediately serious, it is possible these areas may worsen over time. Minor repairs and redecoration should suffice.There are areas of defective plaster and or skim coat mainly caused from normal wear and tear, with areas which are excessively worn. Whilst not considered necessarily serious these areas will require more extensive plastering works and redecoration. The plaster coats on a masonry wall can become loose causing a hollow sound when tapped. There are signs of plasterwork which is hollow.

Damp (side note he said the reading where near the highest possible when using the protimeter moisturiser measurement system)
There are concerns with considered dampness detected in the property (dampness can be referred to as unwanted moisture).The dampness was detected using an non-intrusive Protimeter moisture measurement system.. In order to ascertain the extent of dampness (unwanted moisture) concerns, I recommend you instruct an appropriately qualified timber and damp proofing specialist to inspect the entire property and undertake a full timber and damp survey

Electrics- Condition Level 3 
Mains electricity is connected with the meter. The wiring installation would appear in overall poor condition. It is likely upgrades will be required. 

Gas and heating - Condition Level 3 (there is a combi-boil we have been told and from what we saw when walking about viewing it) 

Mains gas is connected with the meter.  The central heating is provided by a gas-fired boiler.

Other

The property is bounded mainly by timber, ironwork and masonry which appear in overall poor and average condition. General maintenance and repairs will be required. The hardstandings should be regularly maintained and weed treated

I will do the level 2 conditions once I able to post again but the ones above our obviously the main concern. 

. 

RedrubyRed

Chimney- Graded level 2 

The rear of the chimney stacks could not be inspected due to the profile and restrictions imposed by the site therefore I am unable to confirm the condition or state the chimney stacks are free from defect. The rear areas should be inspected by a qualified contractor to avoid unforeseen issues. Therefore all comments below relate to the visible aspects and are not necessarily to be construed as exhaustive. 

There are two visible chimney stacks to the main roof structure. The chimney stacks located to the main roof are shared with the adjoining property. The chimney stacks structures appear in overall fairly average condition. The chimney stacks are sealed to the roof coverings with flashing which appears fairly adequately dressed were visible, however, appears to be suffering weathering wear and tear which may require maintenance. I am unable to confirm the condition of unseen, inaccessible areas. It would be advisable to have the flashing completely checked by a qualified roofing contractor to avoid unforeseen issues. The mortar between the brickwork (called the pointing) to the chimney stacks appears in overall average condition and appears to be eroded in areas requiring repairs. General maintenance and repairs will be required.  A number of the bricks to the chimney stacks are defective, and have deteriorated (called spalling). There is evidence of vegetation growth to areas of the chimney stacks. I recommend you remove any growth, and make good any further defects identified. General maintenance and repairs will be required. The flaunching, and or top of the chimney stacks could not be seen or inspected in detail, and therefore I am unable to identify the condition or state these areas are free from defect. It is strongly advisable to have the flaunching and top of the chimney stacks checked to avoid unforeseen issues.

The chimney breasts have been made redundant and blocked up. Redundant flues which are not adequately ventilated can lead to condensation build up and dampness which can lead to damage to internal plasterwork and decorations. Therefore ventilation should be installed.

Rainwater pipes and gutters- Condition rating 2 

The visible rainwater downpipes and gutters appear in overall average condition; suffering from wear and tear and with evidence of staining at joints. General maintenance and repairs will be required. There appear to be no or inadequate rainwater goods to the bay roofs. I cannot comment upon the complete serviceability of the system and confirm water tightness of all the joints or connections. These items should be regularly maintained and checked. 

Windows -Condition rating 2 

The external windows are of uPVC with double glazing. The uPVC windows would appear in overall fair average condition, suffering from normal wear and tear, and considered weathering. General maintenance will be required.The design of some of the windows does not allow people to adequately escape from a fire escape route. This is a safety hazard (see section J3 Risks). To reduce this hazard, you should ask an appropriately qualified person for advice. 

There is a double glazed skylight, to the rear roofline, which would appear in overall fair average condition, suffering from wear and tear, and considered weathering. It is however, prudent to have the entirety of the skylight(s) closely inspected due to inherent limitations to avoid unforeseen issues. General maintenance will be required. It is believe this skylight may have been retrofitted, and I do not endorse the adequacy, safety, nor compliance of any aspect of the alteration. If no Building Regulation documentation is available to you should ask the local authority building control to inspect and provide you with supporting evidence of its compliance and safety. This will likely require invasive methods and can be disruptive which will require the consent of the current owner. 

The door is fine no issues just needs general maintenance condition rating 2 as the front door is made of timber and they recommend to upgrade the door in the future. 

Other joinery and finishes- Condition rating 2 

The external joinery is of timber, where visible, and would appear in overall average condition. Some deterioration was noted from ground level, notably to eaves level timbers. A closer inspection may also reveal areas of wet rot especially behind guttering. General maintenance and repairs will be required. There are areas of paint to the external walls which appear in overall fairly poor condition. I am unable to confirm the condition of any concealed joinery finishes. Outside decorations help keep the property in satisfactory condition. 

Ceilings- Condition rating 2 

The ceilings are likely to be made of a mixture of older plaster supported on thin wooden strips (called 'lath and plaster') and modern plasterboard Lath and plaster ceilings are difficult to repair as large areas can be dislodged by the repair work itself. In some cases, it may be more economical to replace the whole ceiling. The ceilings are finished with smooth plaster and textured coating, and are mainly decorated with emulsion paint and lining paper. A textured decorative coating may contain small amounts of asbestos fibres and if disturbed, it could be a safety hazard. It should be duly noted that ceiling lining paper can defects, conceal cracks, rough surfaces and defects which upon removal may present additional remedial works. I am unable to confirm the condition of these concealed areas and you should prepare for unforeseen issues in these instances. 

There are minor to moderate shrinkage, differential movement and normal wear and tear cracks visible. The majority of these will require filling and re-decoration. There will likely be occasions were minor repair will not suffice, and more extensive re-plastering works will be required. There are areas where the ceilings are uneven or have deflected. Whilst not considered immediately serious, it is possible these areas may worsen over time. There may however, be occasions wear minor repair will not always suffice and large replastering works will be required. It should be ensured there are no underlying concerns contributed to defective ceiling finishes. General maintenance and repairs will be required. 

The kitchen and bathroom ceilings are clad in plastic panels. The utility ceiling is clad in timber panels. It should be duly noted that these panels can conceal defects, cracks and rough surfaces which upon removal may present additional remedial works. I am unable to confirm the condition of these concealed areas and you should prepare for unforeseen issues in these instances. It is unknown if the cladding is of non-combustible material. If the cladding material is not fire retardant it can pose a fire hazard.

There are recessed spotlights installed within some ceilings. These should be checked to ensure they are shrouded and provide half hour fire resistance. 

Floors (Condition he put NI as he unable to view the properly due to the coverings)

The ground floor is of suspended timber and solid construction. The ground floors are covered with various floor coverings therefore I am unable to confirm the specific construction, comment on the condition or state it is free from defect. The ground floor levels appear overall fairly reasonable and overall sloping or undulation noted is currently considered within acceptable tolerances, likely suffered by longstanding building movement. The upper floors are of suspended timber construction. The upper floors are covered with various floor coverings therefore I am to comment on the condition or state they are free from all defects. The upper floor levels appear overall fairly reasonable and overall sloping or undulation noted is currently considered within acceptable tolerances, likely suffered by longstanding building movement. There are areas where the suspended timber floors spring, creak and or may have defective floorboards. Re-fixing and repairs will be needed, prior to renewal of any floor coverings. However, concerns to the floors may also relate to the damp concerns and require further investigation as detailed below.  Due to the detection of damp I have concerns over the suspended timber floors, potentially being prone to defect, in particular rot. I would recommend the floor timbers are further investigated in regards to this, in view of the aforementioned full timber and damp survey. The extent and adequacy of insulation to the floors and any concealed services within the floor voids cannot be ascertained. If the floors are exposed in the future, the opportunity should be taken to lift a few boards and upgrade insulation, where possible.

Woodwork- Condition level 2 

The internal doors, skirting boards, door linings and other areas of joinery are constructed of various timbers. The internal joinery appears in overall average and fairly average condition, with areas which are suffering from wear and tear. There are areas which are degraded consistent with the age of the property. General maintenance and repairs will be required. There appears to be considered historic and longstanding distortion to areas of joinery noted within the property, notably to door frames and openings. Whilst considered within common tolerances of a property of this archetype, it is prudent to monitor for any progressive movement or associated concerns. The stairs are covered with floor coverings therefore I am unable to confirm or state they are free from defect. The stairs are made up of risers, goings and stringer. The staircase has areas where it creaks. Re-fixing and repairs will be needed, prior to renewal of any floor coverings. 

He just put the kitchen and bathroom as condition level 2 but here is nothing of note to put here just that kitchen needs upgrading and bathroom. 
Electrics- Condition Level 3 

UnderOffer

Sorry can’t help on specifics, but sure someone will be along to assist. Personally, it’s a 120 year old house so I’d expect problems and maintenance issues like he has suggested. If you don’t have a good amount of contingency money to plough in, I’d probably look for something else. You can bet once you start a job ie the roof, it will uncover other issues just due to the age of the property. 

ElephantBoy57

£10,000 less for one less bedroom, maybe the difference should be a little more, then you have the roof.

I am sure many old houses still have the same roof, perhaps with a different covering?

FreeBear

RedrubyRed said:

Main Walls- Condition level 3 

 The external ground level is high to areas of the external wall. The high ground level can impact and effect the service of the sub floor ventilation. Also this is encroaching the damp proof level (dpc)..

Damp (side note he said the reading where near the highest possible when using the protimeter moisturiser measurement system)
There are concerns with considered dampness detected in the property (dampness can be referred to as unwanted moisture).The dampness was detected using an non-intrusive Protimeter moisture measurement system..

His moisture meter can not be relied upon to give accurate and meaningful readings of damp within a wall - They are only good for ascertaining moisture levels within untreated wood. However, in the right hands, these meters can be used to give an indicator of possible damp areas... BUT one must take in to account that salt content, paint, type of plaster, and a bunch of other contaminants can throw the readings right out.

To the credit of the surveyor, he has pointed out the cause of damp - Namely elevated ground levels breaching the DPC. Fix that (an afternoons work with a spade), and much of the damp will be gone. Repoint any sections of brickwork that have deteriorated (using a pure lime mortar), job done.

AnotherJoe

The first house i bought was about that old with a similar list of issues though they surveyor didnt spot the roof as an issue but the report was as impressively caveated. 

I wont bore you with the details but suffice to say the next one was a new build* and that wasn't an accident.

* yes i know, potentially frying pan to fire but it worked out well.

sgun

None of it sounds major apart from potentially the roof but it all needs doing so it will cost you. You say you are planning on moving in 5 or 10 years? That's quite a difference. If I was planning on moving in 5 years I wouldn't buy a house that needed that much doing. If I was planning to stay for 10 then I might if it was somewhere I really wanted to live.

maisie_cat

When we bought our last house in 2006 the survey suggested the roof was nearing the end of it's life, we sold in 2019, having replaced a few cracked tiles over the period. the roofer said the roof had years of life left, and the fact that there was no sarking meant that the roof had good ventilation.
Surveyors will use a resistance type "damp meter" that is only meant for wood, so if it's used for walls it can pick up the salts in lime plaster that also conduct electricity, giving a false "damp" reading.  I would recommend getting an independent roofing inspection, that will confirm the position and you can decide from there. 

stuart45

Don't know why surveyors use the term finger cavity. It's a solid wall built in Stretcher bond.

Yellow_mango

As its a terrace house, take a look at the rooves on all the other houses in the terrace. If they’ve all been replaced and this is the only original, I’d be more concerned. 

We bought a house of similar age a couple of years ago. The survey said very similar things about the roof. It’s been absolutely fine so far, but we are trying to budget for a replacement within the next 10 years or so. If you’re looking to move on within 5 years chances are you’ll not have to replace it, but you will need to deal with your buyers survey saying the same thing and the impact that might have on value. 

RedrubyRed

Thanks everyone for the advice so far defo helped to ease my anxiety. 
Obviously I know a house that age will need repairs and maintenance. Its just when you hear damp and new roof and other issues it panics you. Obviously nothing can be determined properly until we have roof inspector out. 
We are just worried about sinking a lot of money into a house and if for some reason we need to sell we will lose money. 
My uncle is an ex general builder who is going to look at the survey as well. He came with us to view the house and couldn't spot any major issues. He looked at the pointing (but from the survey it looks like the damage bricks and pointing issue is at the very top of the external back wall as it has no drain and the slates are flush to the wall so the water is just pouring into the bricks basically. Same for the external bay window it's a flat concrete roof and the water just pours onto the wall. They use to be a glass window on the top of this bay window which has been removed. ) Therefore it's hard to see this when your just looking quickly and not on ladder etc. 

There is 3 floors and the 3rd floor is a kind of attic that has one bedroom and the other room is just the loft space where they are keeping storage. With a bedroom being in the attic i am worried that water or damp may get into this. However there was no signs of damp or mold or smell of it when viewing the property. If that's anything to go by.