Homebuyer's report results

leypt1

Hello all,
I'd previously posted on here about some issues we'd picked up prior to our survey:
https://forums.moneysavingexpert.com/discussion/6216558/pre-survey-queries
We've now had our survey and it's come back with the following issues:

Main external walls (rated 2) - "Overall, wthin the limitations of our inspection, the wall surfaces appeared to be in a generally satisfactory condition and no significant defects were noted. You should be aware however that repairs to cracking in the render to the rear elevation wall of the rear addition appear to have been undertaken. Our inspection would suggest the movement which caused the cracking noted appears to be an established feature. We cannot however rule out further movement occurring. Based on our single inspection, we consider that this type of defect is common in buildings of this age and locality and that the extent of movement is within acceptable limits. We would recommend that the cracking noted be monitored on a regular basis and in the event of further movement being identified in the future, the matter should be referred to a Chartered Structural Engineer who should undertake a more detailed investigation on your behalf.

A circular hole was noted in left hand flank addition wall. This appears to be a redundant outlet for previous pipework or vents. We recommend a reputable contractor is instructed to undertake appropriate works to close of this aperture and make good the area"

Internal walls (rated 3) - "Tests were taken with a damp meter at regular intervals in a structured methodical manner to internal wall surfaces. The readings obtained indicate some minor dampness is present to the ground floor walls, for example to the left-hand flank walls of the rear addition. This is not unusual for properties of this age and type. Whilst the level of dampness is considered to be relatively minor and unlikely to adversely affect your quality of living at the property, please be advised that bathroom and kitchen units, wall tiles, furniture and floor coverings restricted our ability to test all areas. However, if you are concerned about dampness within the property or dampness that may be concealed behind such fixtures or fittings, then we would recommend that you instruct a suitable consultant to carry out further tests prior to exchange of contracts so that you are aware of your future liabilities"

Fireplaces (rated 3) - "It appears that a chimney breast to the left-hand flank wall within the forward-most bedroom has been partially removed. The means and extent of structural support for the remaining brickwork above cannot be ascertained as it is concealed within the construction. Although there are no external indications to suggest structural instability. It is imperative that the relevant documentation for this is requested to include Building Regulations approval. In the absence of such documentation we recommend that retrospective approval is obtained as this may affect resale. At best some opening up works will be required to confirm the adequacy of support. Although at worst some significant building works will subsequently be required to involve the installation of suitable steel structural support which will be messy and expensive. (Please see Section J1)."

Drainage (not rated) - "The soil and vent pipe is believed to be formed from a mix of both plastic and cast iron elements to the downpipe. Some patch repairs appear to be have been undertaken to the cast iron downpipes approximately 1m from ground level. The cast iron elements are likely to be reaching the end of their life. You should budget for their replacement which is likely to be required in the short term."

There are other issues which I'm not necessarily worried about, e.g. 3 ratings for the electric and gas, loose taps in the kitchen sink, etc. However, I am a bit worried that some of what I'd picked up in my previous post - the swirly "plaster "in the under-stairs cupboard, the cracks above the external bay window, the ripples on the back door's frame - weren't mentioned in the survey report. 

How should I follow-up? Specifically - 
- Is there anything above we should be particularly worried about? 
-The written report seems quite laid-back about the damp, but on the phone to the surveyor he said that the extent and placement of the damp was unusual. He wasn't sure what might have caused it - the DPC failing? The external decking maybe blocking off air bricks? He did recommend an extra damp inspection but warned us against using an inspector with vested interests. On balance would an extra inspection be sensible?
- Will the chimney breast removal really need retrospective certification, meaning an intrusive inspection? From other threads I've read a lot about indemnity insurance?
-How intrusive is the soil pipe replacement likely to be? Is the downpipe just the external bit or would it involve replacing the whole pipe right up to the toilet?
- Should I ask the surveyor about the artex (?) cupboard and the other issues I'd posted about previously? If that ship has sailed then how can I get these issues checked out?
- The property's been vacant/unserviced for a year and the boiler's 11 years old, so we would probably want to get gas and electrical safety checks - should we go for an electrical installation certificate or condition report? And is it a gas safety certificate that we should be asking for?

Thanks very much for all advice

greatcrested

Nothig much there to worry about. A useful 'to do' list of minor jobs which should fall within your contingency fund.

robatwork

If I was buying this house, I wouldn't see anything there to worry me unduly, nor knock money off the price. I may get a structural engineer in to examine the chimney, but they may not be able to do much without opening it up.

Unicorn_cottage

The more I find out about surveyors the less I think they know. Damp meters are not the correct way to diagnose damp in a building, Have a read of this https://www.heritage-house.org/damp-and-condensation/the-ping-prong-meter-guilty-of-fraud.html

FreeBear

leypt1 said: The written report seems quite laid-back about the damp, but on the phone to the surveyor he said that the extent and placement of the damp was unusual. He wasn't sure what might have caused it - the DPC failing? The external decking maybe blocking off air bricks?

Damp proof courses do not "fail" - They are protected from damage by bricks top & bottom, and only a very tin strip is exposed on the exterior. Any physical damage result in a pile of rubble. A DPC can be breached by elevated exterior ground levels or a buildup of debris in the cavity (if there is one). The former is easily fixed by reducing the ground level, the latter involves removing bricks and digging out the debris.

If there is decking, that could indeed be a contributory factor - Best to rip it out and have a bonfire....

Unicorn_cottage said: The more I find out about surveyors the less I think they know. Damp meters are not the correct way to diagnose damp in a building,

Used wisely, they can be used to identify areas that need a closer examination. But I would agree, just sticking them in a wall and declaring damp based on a false reading is bad. This surveyor would appear to be saying that there is a possible problem that needs looking at.

leypt1

FreeBear said:

leypt1 said: The written report seems quite laid-back about the damp, but on the phone to the surveyor he said that the extent and placement of the damp was unusual. He wasn't sure what might have caused it - the DPC failing? The external decking maybe blocking off air bricks?

Damp proof courses do not "fail" - They are protected from damage by bricks top & bottom, and only a very tin strip is exposed on the exterior. Any physical damage result in a pile of rubble. A DPC can be breached by elevated exterior ground levels or a buildup of debris in the cavity (if there is one). The former is easily fixed by reducing the ground level, the latter involves removing bricks and digging out the debris.

If there is decking, that could indeed be a contributory factor - Best to rip it out and have a bonfire....

Unicorn_cottage said: The more I find out about surveyors the less I think they know. Damp meters are not the correct way to diagnose damp in a building,

Used wisely, they can be used to identify areas that need a closer examination. But I would agree, just sticking them in a wall and declaring damp based on a false reading is bad. This surveyor would appear to be saying that there is a possible problem that needs looking at.

Thanks for your reply - based on our last visit (a few weeks ago) the damp manifested as light brown staining on the top and bottom corners of an external wall. I did a bit of reading yesterday but am still struggling to identify the "type" of damp - my best guess is penetrating. Would the air bricks still be the issue or is it more likely to be the gutter, the brickwork, etc.? Or could it be both?
Obviously I've not been back since and for all I know the wall could be covered in black mould now.

FreeBear

At the top of a wall, it is going to be guttering/roof, or a leaking pipe - I have a brown stain on my hallway ceiling. The result of a leak from a radiator that has since been fixed.

Any decking over air bricks could be compromising underfloor ventilation - That would need to be looked at before any problems develop.