Will a homebuyers survey address a particular concern on a property?

bex2012

So we have offered on a property just around the corner to us. This house has a DIY timber/ upvc conservatory across the back, so not a small space. The vendors never sought planning permission for this conservatory, and where we live we dont have permitted development rights, these were removed as part of the consent to build the estate, so PP is a requirement for all building works. I know this can probably be overcome by the vendor either applying for retrospective PP or the purchase of an indemnity policy.

Now this conservatory does have an air of “home built” about it, and the intention would be to remove it and re-build a proper extension in a couple of years. Our concern is that we have no idea what footings (if any) were put in, or what the external supporting walls are built of. It is a space that we would wish to use fairly regularly. They have also extended the central heating into this space which I didnt think you could do, I thought heating in a conservatory had to be independently run. Would a surveyor doing a homebuyers report look into this bit for us? Or would a full survey be required? The rest of the house is ok, no other structural work has been done, just this conservatory.

greatcrested

The answer is to speak to the surveyor when instructing him.

The cheaper online companies basically work to a formula, but a decent surveyor will discuss your requirements and advise you accordingly.

cattie

No a homebuyer's wouldn't look into all that & I'm unsure even paying for a structural survey would look at the issue of footings. All surveys recommend you get your own specialist in to check things like gas, electrics, plumbing etc. as they are not qualified to give advice in these areas.

My sister had her ch  extended into her conservatory afer having one installed, so believe this is normal. Surely if it had to be independently run it would need it's own boiler, making it a very expensive installation indeed.

macman

Any grade of survey is purely visual, so, no, it cannot reveal the integrity of the footings or structural support.

oystercatcher

If you are planning to replace the structure anyway I wouldn't worry too much. Assume the footings aren't suitable and start from scratch. Or do as my son did when having an extension and being given variable answers from neighbours regarding their foundations that he was using, dig a hole and find the depth yourself ! Not for the faint hearted but I'm sure a builder could do this for you !

AdrianC

What can a surveyor tell you you don't already know?
You already know it's a bit shonky.
You already know it's not a long-term thing.
Surveyors can't - don't - dig holes to look at foundations, but you'd re-do them anyway when you build the extension.
Surveyors don't get involved in PP - that'd be one for your solicitor.

No, they shouldn't have put central heating in for Building Regs - but if the conserv's been there more than a year, lack of BR isn't enforceable.
No, they shouldn't have built a conserv without PP if PDR have been removed - but if the conserv's been there more than four years, lack of PP isn't enforceable. 

bex2012

AdrianC said:

What can a surveyor tell you you don't already know?
You already know it's a bit shonky.
You already know it's not a long-term thing.
Surveyors can't - don't - dig holes to look at foundations, but you'd re-do them anyway when you build the extension.
Surveyors don't get involved in PP - that'd be one for your solicitor.

No, they shouldn't have put central heating in for Building Regs - but if the conserv's been there more than a year, lack of BR isn't enforceable.
No, they shouldn't have built a conserv without PP if PDR have been removed - but if the conserv's been there more than four years, lack of PP isn't enforceable. 

Shonky, I like that word... that’s exactly what it is. Its the sort of thing you'd find cropping up on the ‘DIY on a budget’ facebook page. 

I know surveyors wont dig holes to inspect the footings, thats something we could probably do once we were in, I just didnt know if a surveyor would be able to tell us if it was likely to fall down any time soon or indicate how shonkily its been built.

ProDave

Can you determine from the vendors WHEN it was built.  If you are lucky it was long enough ago that no planning enforcement could be taken.

On the other hand if you are going to replace it, you will be seeking PP anyway so it should not bother you if the planners come along and tell you to take it down.

Only digging a hole next to the foundations will tell you if they are adequate to build your new extension onto, something building control would insist upon before allowing that.  Just factor in that you are going to have to start from scratch for your new extension then you won;t be disappointed.

princeofpounds

As the others have said, if it's been there long enough, it's protected from enforcement. I don't see why you would be denied the ability to replace it if it has become established in that manner.

You will not want to keep a single bit of that conservatory, given what you've said about its construction. Not even the footings, most likely. Just start from the ground up again, it will be simpler and better. 

As a result, it doesn't really matter what the state of it is, unless it upsets the bank's valuation surveyor. If anything I would ask your surveyor to concentrate on its effect on the original structure, including the opening that has been made to permit access into the conservatory and any attachments. 

The difference between a homebuyer survey and a full building survey is arguably even more in the reporting than it is the scope of the inspection. The full building survey is a narrative document, which contains lots of information about the property's construction and advice around maintenance and repair, not just a list of faults. The homebuyer survey is built from a standard (but detailed) checklist with space for brief comments, and largely just tells you about faults in a brief manner. 

If you go for a surveyor (usually from a smaller firm) who you can talk to, then ask them directly about this issue and how it would be covered under a homebuyers survey. You'll find that some of them will be quite happy to make a specific comment on it and even briefly discuss it with you afterwards, but you should ask in advance.

bex2012

Thank you everyone. 

We know its been built sometime in the last 18months, so possibly out of time for building regs, but within enforcement time for PP. Theres been no alterations to the house, its still accessed from the original garden doors, they have literally just attached a diy conservatory to the stand alone garage, across the back of the house, and built a supporting wall on the other side.

AdrianC

bex2012 said:

We know its been built sometime in the last 18months, so possibly out of time for building regs, but within enforcement time for PP. Theres been no alterations to the house, its still accessed from the original garden doors, they have literally just attached a diy conservatory to the stand alone garage, across the back of the house, and built a supporting wall on the other side.

You can't just say things like that and not show us pictures, y'know...