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Homebuyer survey advice wanted please!
Charliebiscuit
Posts: 8 Forumite
I'm a first time buyer and close to exchange on a three bedroom semi. I had the homebuyers report back today and it has flagged up a good few concerns. My offer was accepted at £2k below asking price, but having had the mining report back (living room is directly on top of a mine shaft) and the survey now flagging up lots of issues I need to pay for, I don't think £2k is enough of a reduction. Put it this way, I wouldn't have offered this amount had I known what I know now.
Windows: The brick lintels over the various door and windows appear to be the same width as the opening and the one above the kitchen has dropped slightly. As a result the weight of the external brick skin may be resting on the door and window frames. There is no evidence of recent or progressive fracturing, however, this should now be monitored over time. If the door and windows are replaced in the future then lintel support should be upgraded at that time. Condition rating 1. No urgent repair is currently needed. The property must be maintained in the normal way.
The windows have been replaced with uPVC framed, double glazed, items. Legal adviser to confirm that any required certification is in place for this. There seems to be a lack of escape windows at first floor level. This presents a potential hazard and escape provision must be improved as a matter of urgency. Condition rating 3. These works should be carried out urgently.
There are failed sealed units in the lounge, front right bed and rear right bed. This is made apparent by misting between the glass panes, that can be subject to atmospheric conditions at the time of inspection. As such, there could be additional failed units present that were not obvious at the time of my inspection. Any failed units should be replaced. Condition rating 2. These works should be carried out soon. Please see comments in section E4 above about lintel support. This can cause the window frames to bow slightly under the weight of the brickwork over which can affect the operation of the opening / moving parts and the lifespan of the glazed units etc.
Outside doors: There is a failed sealed unit to the side door to the kitchen. This is made apparent by misting between the glass panes, that can be subject to atmospheric conditions at the time of inspection. Any failed units should be replaced. There are also some cracks to the front door, the frame is damaged and it requires some adjustment in order for it to close properly. You may wish to allow for the replacement of the doors. Condition rating 2. These works should be carried out soon.
Internal walls: It appears that some internal walls have been removed in the kitchen and that there may have been an integral outbuilding and also a wall removed in the bathroom, which would have originally had a seperate wc. Legal adviser to confirm that any structural alterations / conversion works etc., have all required approvals in place. Condition rating 2. These investigations should be carried out soon. The appropriate and accessible areas of the property have been tested and inspected for dampness. See comments in 'Limitations to inspection'. My limited inspection revealed elevated to high moisture readings in the kitchen, to the right of the external door. This is likely to be due to the raised ground level externally. See comments in section E4. Due to my restricted inspection, It would be beneficial to test other areas of the walls for high moisture readings, once the vendors belongings have been moved. Condition rating 2. These investigations should be carried out soon.
Main walls: There is also a fracture below the side window to the hallway. This does not appear to be recent or progressive, however, this would need to be monitored over time in order to confirm. Condition rating 2.
I have left other issues out because some things are to be expected and I certainly wasn't expecting a perfect survey! I have 6 'condition rating 3' and 8 'condition rating 2'. Would anyone be concerned or consider lowering the offer based on this?
Windows: The brick lintels over the various door and windows appear to be the same width as the opening and the one above the kitchen has dropped slightly. As a result the weight of the external brick skin may be resting on the door and window frames. There is no evidence of recent or progressive fracturing, however, this should now be monitored over time. If the door and windows are replaced in the future then lintel support should be upgraded at that time. Condition rating 1. No urgent repair is currently needed. The property must be maintained in the normal way.
The windows have been replaced with uPVC framed, double glazed, items. Legal adviser to confirm that any required certification is in place for this. There seems to be a lack of escape windows at first floor level. This presents a potential hazard and escape provision must be improved as a matter of urgency. Condition rating 3. These works should be carried out urgently.
There are failed sealed units in the lounge, front right bed and rear right bed. This is made apparent by misting between the glass panes, that can be subject to atmospheric conditions at the time of inspection. As such, there could be additional failed units present that were not obvious at the time of my inspection. Any failed units should be replaced. Condition rating 2. These works should be carried out soon. Please see comments in section E4 above about lintel support. This can cause the window frames to bow slightly under the weight of the brickwork over which can affect the operation of the opening / moving parts and the lifespan of the glazed units etc.
Outside doors: There is a failed sealed unit to the side door to the kitchen. This is made apparent by misting between the glass panes, that can be subject to atmospheric conditions at the time of inspection. Any failed units should be replaced. There are also some cracks to the front door, the frame is damaged and it requires some adjustment in order for it to close properly. You may wish to allow for the replacement of the doors. Condition rating 2. These works should be carried out soon.
Internal walls: It appears that some internal walls have been removed in the kitchen and that there may have been an integral outbuilding and also a wall removed in the bathroom, which would have originally had a seperate wc. Legal adviser to confirm that any structural alterations / conversion works etc., have all required approvals in place. Condition rating 2. These investigations should be carried out soon. The appropriate and accessible areas of the property have been tested and inspected for dampness. See comments in 'Limitations to inspection'. My limited inspection revealed elevated to high moisture readings in the kitchen, to the right of the external door. This is likely to be due to the raised ground level externally. See comments in section E4. Due to my restricted inspection, It would be beneficial to test other areas of the walls for high moisture readings, once the vendors belongings have been moved. Condition rating 2. These investigations should be carried out soon.
Main walls: There is also a fracture below the side window to the hallway. This does not appear to be recent or progressive, however, this would need to be monitored over time in order to confirm. Condition rating 2.
I have left other issues out because some things are to be expected and I certainly wasn't expecting a perfect survey! I have 6 'condition rating 3' and 8 'condition rating 2'. Would anyone be concerned or consider lowering the offer based on this?
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Comments
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There are many posts on this forum why vendors have issues selling to first time buyers. Sealed double glazed units are £100 each. How many do you need? A house needs maintenance. If you are overly concerned, perhaps a new build would be a better option? Your offer, when accepted, was for the house as is, but subject to survey. It's your call what to do next. An experienced eye over the place might be your best option. Do you have any builder friends?Signature on holiday for two weeks2
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@Mutton_Geoff, no, I don't have any. I got three quotes today for replacement windows (bog standard, nothing fancy) and it was £6-7000 for the whole house from two different firms and if I just get the ones done in the report, £2600 (much more likely to do this). I do not want a new build, certainly not. I understand a house needs maintaining, but I don't expect to move into a house that I am paying nearly asking price for and having to remedy faults that should have been maintained throughout. FTBs are going to be cautious, we don't know the process well enough to not be. It is the biggest purchase most of us will have made so far in life and I'll happily be over cautious if it means I do the right thing and don't lose a lot of money before I've even stepped foot in there
thank you 1 -
You’ve stated that you wouldn’t have offered what you did had you known about the issues, that’s the point of surveys. Now you need to decide if you want to go back to vendors and renegotiate the price. They may say yes, they may so no. Whatever they say you can then decide if you proceed or notCharliebiscuit said:I'm a first time buyer and close to exchange on a three bedroom semi. I had the homebuyers report back today and it has flagged up a good few concerns. My offer was accepted at £2k below asking price, but having had the mining report back (living room is directly on top of a mine shaft) and the survey now flagging up lots of issues I need to pay for, I don't think £2k is enough of a reduction. Put it this way, I wouldn't have offered this amount had I known what I know now.
Windows: The brick lintels over the various door and windows appear to be the same width as the opening and the one above the kitchen has dropped slightly. As a result the weight of the external brick skin may be resting on the door and window frames. There is no evidence of recent or progressive fracturing, however, this should now be monitored over time. If the door and windows are replaced in the future then lintel support should be upgraded at that time. Condition rating 1. No urgent repair is currently needed. The property must be maintained in the normal way.
The windows have been replaced with uPVC framed, double glazed, items. Legal adviser to confirm that any required certification is in place for this. There seems to be a lack of escape windows at first floor level. This presents a potential hazard and escape provision must be improved as a matter of urgency. Condition rating 3. These works should be carried out urgently.
There are failed sealed units in the lounge, front right bed and rear right bed. This is made apparent by misting between the glass panes, that can be subject to atmospheric conditions at the time of inspection. As such, there could be additional failed units present that were not obvious at the time of my inspection. Any failed units should be replaced. Condition rating 2. These works should be carried out soon. Please see comments in section E4 above about lintel support. This can cause the window frames to bow slightly under the weight of the brickwork over which can affect the operation of the opening / moving parts and the lifespan of the glazed units etc.
Outside doors: There is a failed sealed unit to the side door to the kitchen. This is made apparent by misting between the glass panes, that can be subject to atmospheric conditions at the time of inspection. Any failed units should be replaced. There are also some cracks to the front door, the frame is damaged and it requires some adjustment in order for it to close properly. You may wish to allow for the replacement of the doors. Condition rating 2. These works should be carried out soon.
Internal walls: It appears that some internal walls have been removed in the kitchen and that there may have been an integral outbuilding and also a wall removed in the bathroom, which would have originally had a seperate wc. Legal adviser to confirm that any structural alterations / conversion works etc., have all required approvals in place. Condition rating 2. These investigations should be carried out soon. The appropriate and accessible areas of the property have been tested and inspected for dampness. See comments in 'Limitations to inspection'. My limited inspection revealed elevated to high moisture readings in the kitchen, to the right of the external door. This is likely to be due to the raised ground level externally. See comments in section E4. Due to my restricted inspection, It would be beneficial to test other areas of the walls for high moisture readings, once the vendors belongings have been moved. Condition rating 2. These investigations should be carried out soon.
Main walls: There is also a fracture below the side window to the hallway. This does not appear to be recent or progressive, however, this would need to be monitored over time in order to confirm. Condition rating 2.
I have left other issues out because some things are to be expected and I certainly wasn't expecting a perfect survey! I have 6 'condition rating 3' and 8 'condition rating 2'. Would anyone be concerned or consider lowering the offer based on this?MFW 2026 #5007/03/25: Mortgage: £67,000.00
Mortgage:
04/04/26: £33,500
07/03/26: £34,418.15
16/01/26: £56,794.25
02/01/26: £60,223.17
12/08/25: Mortgage: £62,500.00
12/06/25: Mortgage: £65,000.00
18/01/25: Mortgage: £68,500.14
27/12/24: Mortgage: £69,278.38
Savings: £20,0000 -
The overall condition is not bad. I recently had a survey came back with a lot of rating 3.
you don’t have to replace windows for now. If there is a lack of building regulations certification, your solicitor will suggest an insurance product1 -
Charliebiscuit said:(living room is directly on top of a mine shaft)would put me off more than anything in the survey. Is your lender happy with that?0
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Pfft. I suspect there's millions of houses in the country with 1st floor windows that aren't fire-escapable. It never used to be considered an issue.Charliebiscuit said:Windows:
...
There seems to be a lack of escape windows at first floor level. This presents a potential hazard and escape provision must be improved as a matter of urgency. Condition rating 3. These works should be carried out urgently.
Blindingly obvious to a layman's glance, and very cheap. Work on about £50 per unit, unless they're HUGE, and an easy DIY job.
There are failed sealed units in the lounge, front right bed and rear right bed. Condition rating 2. These works should be carried out soon.Outside doors: There is a failed sealed unit to the side door to the kitchen. This is made apparent by misting between the glass panes, that can be subject to atmospheric conditions at the time of inspection. Any failed units should be replaced. There are also some cracks to the front door, the frame is damaged and it requires some adjustment in order for it to close properly. You may wish to allow for the replacement of the doors. Condition rating 2. These works should be carried out soon.
Again, all obvious to a pre-offer glance.Legal adviser to confirm that any structural alterations / conversion works etc., have all required approvals in place.
Is there any suggestion this work was even vaguely recent, let alone in the last year?My limited inspection revealed elevated to high moisture readings in the kitchen, to the right of the external door. This is likely to be due to the raised ground level externally.
An afternoon's gardening.
But you aren't worried about the mineshaft...? That one's a binary "Meh" or "RUN!", zero negotiable middle-ground.0 -
Mutton_Geoff was not suggesting replacing the entire windows (though even £2600 is a lot for just 2 windows - are they very large? Bay windows?).He was suggesting demisting the exiting ones!Plus, of course, the misted up windows must have been apparant when you viewed the property so the seller would be justified in expecting your offer to have been 'as seen' ie with misted windows.Plus... why on earth is fixing them 'urgent'? They are not letting in water or causing damage - simply restricting the view (which as explained must have been noticeable). I lived with a misted window for 8 years before finally doing something about it.The lintels do not appear to be an issue - just need 'monitoring'.If the fact that the upstairs windows do not open sufficiently for escape worries you, change them. If not, don't.Current regulations when installing new windows require an escape window, but there are millions of properties with old windows that do not conform to current standards. It's a matter of choice.Outside door sealed unit - see windows above.Outside door - adjust it.Building Regs certfication (installation of UPVC windows, removal of wall). If done more than 12 months ago it is beyond the date for enforcement action by the council (except against the installer - 2 years).Damp in kitchen. Cause identified. Spend a weekend lowering the external ground level to beneath the damp proof course level. Great excercise and mental satisfaction during lockdown!Fracture in main wall. Not currently an issue - monitor.
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@AdrianC
Yes I was extremely worried about the shaft. I was ready to pull out but I rang the people who did the report, spoke to numerous other professional bodies and got opinions from other people who have also bought directly over a shaft. I came to the conclusion that in my area, it's very common and was reassured by the people who did the report that many people buy and sell over them, and in my area, if you didn't buy and sell over them then you probably wouldn't buy and sell at all! So I accepted the small risks and proceeded with the purchase. I did look at another house and that was also directly over a shaft, very annoying and I never realised that it was so common.
Good to know about the regs- thank you. Work was definitely done a good few years ago! The misting of the windows was not apparent when I viewed, it was a warm sunny day in the afternoon. They are large- very wide but not bay.
I think I've got my answers but I'm not sure how to turn comments off- if you even can! Thank you everybody.0 -
@davidmcn yes, but I need to show evidence to them of the insurers being aware. I was a lot more concerned about the shaft until I researched more into it.0
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You make no mention of where in the country you are, but I guess it must be an ex-mining area...Charliebiscuit said:Yes I was extremely worried about the shaft. I was ready to pull out but I rang the people who did the report, spoke to numerous other professional bodies and got opinions from other people who have also bought directly over a shaft. I came to the conclusion that in my area, it's very common and was reassured by the people who did the report that many people buy and sell over them, and in my area, if you didn't buy and sell over them then you probably wouldn't buy and sell at all! So I accepted the small risks and proceeded with the purchase. I did look at another house and that was also directly over a shaft, very annoying and I never realised that it was so common.
Are these modernish houses, built on landscaped post-industrial land? Or have they been there many, many years?0
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