Understanding home buyers report

Drem1992

Was anyone elses home buyers survey a terrifying read? 
I've just got mine through and I'm trying to understand what it all means 🙈
They seem to have concerns about the chimney, the roof mortar, the floors downstairs aren't level and need a timber specialist assessment, theres an internal wall with a high damp reading and the bathroom ceiling may or may not have asbestos in it 😬😬😬
It's a 1930s semi, is this a normal amount of things to find or should I be worrying?
They're basically recommending specialist roof and chimney assessment + repairs, a damp and timber treatment contractor assessment and gas and electrics assessments.
To me this all sounds super serious and I'm incredibly stressed out, I know that people say these things can often read worse than they are but...???

davidmcn

We can't give you much help if you don't tell us what it actually says. The whole point of the exercise is to report on any defects - and every property has defects, so they've listed what they've found.

Recommending gas and electrical checks is normal ar5e-covering by the surveyor because they're not specialists, it doesn't necessarily mean they've spotted a problem.

Similarly, any property over a certain age might have asbestos in it somewhere, it's not something to panic about.

Contact the surveyor to discuss further if there is anything which you genuinely don't understand.

FreeBear

Without reading the report, we can only speculate.

The chimney will probably need some repointing after 90 odd years, and it would pay to check flashing, flaunching, and ridge tiles at the same time. A half decent roofer shouldn't charge a fortune unless a lot of scaffolding is required.

Damp on internal walls points towards condensation or a leaking pipe - If the property has been empty & unheated over the winter, then condensation is the most likely culprit. It will dry out over the summer months, and once the heating is on, the problem shouldn't reappear.

Gas & electric checks are standard warnings, as very few (if any) surveyors are qualified to check & test these.

Drem1992

Thanks for the replies, I think it's probably this paragraph that's concerned me the most:

Parts of the ground floor are of solid construction which is likely to comprise of a cement screed however we are

unable to confirm the presence of any damp-proof membrane due to the firmly fitted floor coverings throughout. The

remainder of the ground floor and first floors are of suspended timber type which are likely to comprise of tongue

and groove floorboards laid over timber joists.

From foot traffic over and upon impact testing only, the floors were found to significantly and noticeably un-level in

places e.g. in both ground floor reception rooms especially close to the party wall. Whilst such movement is not

untypical in properties of this type, the degree of distortion is greater than the norm for a property of this age and

type. Although such movement may be of long standing and non-progressive we are unable to confirm this from a

single inspection and this requires investigation by a specialist.

It is recommended that the floor timbers are checked and the sloping investigated as a precaution by a specialist

timber and damp-proofing firm or specialist flooring contractor after floor coverings have been removed. Their

findings and recommendations should be contained within their report and estimate and recommended works

carried out under a long term guarantee. In order that you are aware of the cost of any remedial works

recommended, the report and estimate should be obtained prior to making your decision as whether to proceed

with the purchase.

MaryNB

Drem1992 said:

Thanks for the replies, I think it's probably this paragraph that's concerned me the most:

Parts of the ground floor are of solid construction which is likely to comprise of a cement screed however we are

unable to confirm the presence of any damp-proof membrane due to the firmly fitted floor coverings throughout. The

remainder of the ground floor and first floors are of suspended timber type which are likely to comprise of tongue

and groove floorboards laid over timber joists.

From foot traffic over and upon impact testing only, the floors were found to significantly and noticeably un-level in

places e.g. in both ground floor reception rooms especially close to the party wall. Whilst such movement is not

untypical in properties of this type, the degree of distortion is greater than the norm for a property of this age and

type. Although such movement may be of long standing and non-progressive we are unable to confirm this from a

single inspection and this requires investigation by a specialist.

It is recommended that the floor timbers are checked and the sloping investigated as a precaution by a specialist

timber and damp-proofing firm or specialist flooring contractor after floor coverings have been removed. Their

findings and recommendations should be contained within their report and estimate and recommended works

carried out under a long term guarantee. In order that you are aware of the cost of any remedial works

recommended, the report and estimate should be obtained prior to making your decision as whether to proceed

with the purchase.

If you get a damp proof check done make sure to get an independent surveyor who doesn't sell treatments. Do not get a firm who will do a free survey so they can sell you £5k worth of "fixes". 

FreeBear

Drem1992 said: It is recommended that the floor timbers are checked and the sloping investigated as a precaution by a specialist timber and damp-proofing firm or specialist flooring contractor after floor coverings have been removed.

You want a flooring contractor that specialised in suspended timber flooring. A damp proofing company will have neither the expertise or experience with floors (and they'll probably scare you in to spending loads on inappropriate "treatments"). An uneven sloping flooring is of concern, but the vendors will be unlikely to permit any invasive investigations as carpets & floorboards would have to be lifted.

I'd also be concerned as to the reasons for having part solid and part suspended timber flooring - It is usually one or the other. Mixed types would suggest that parts of the ground floor had failed and concrete was slapped in as a replacement. If this is the case, what measures have been taken to ensure the remainder is adequately ventilated - More questions to ask, and further investigations required.

Drem1992

Thanks for the advice, I've requested a quote of a damp and timber firm but will request one from a flooring specialist as well. 
The report is pretty clear that this assessment is something we should definitely have before we commit to buying the property. I'm going to ring our solicitors tomorrow and have a chat about it. Part of me is a bit worried about paying hundreds of pounds for a floor/damp survey that then reveals loads of extra costs (also concerned about how expensive this can get- we're FTB we don't have a lot of extra capital for major costs). If we have to pull out of the purchase because of this then we'll have spent so much money getting assessments done on a house that we don't even end up with. Is there any motivation for the seller to get the damp survey done herself/would it be unreasonable to ask her to contribute to the cost of it?
I've had a look online today and there's no other houses in the area that we like/are in budget, and also aware that there's no guarantee that we won't run into similar issues with other properties. 
In a real pickle really, feeling very deflated and unsure what to do.

edgex

FreeBear said:

Drem1992 said: It is recommended that the floor timbers are checked and the sloping investigated as a precaution by a specialist timber and damp-proofing firm or specialist flooring contractor after floor coverings have been removed.

You want a flooring contractor that specialised in suspended timber flooring. A damp proofing company will have neither the expertise or experience with floors (and they'll probably scare you in to spending loads on inappropriate "treatments"). An uneven sloping flooring is of concern, but the vendors will be unlikely to permit any invasive investigations as carpets & floorboards would have to be lifted.

I'd also be concerned as to the reasons for having part solid and part suspended timber flooring - It is usually one or the other. Mixed types would suggest that parts of the ground floor had failed and concrete was slapped in as a replacement. If this is the case, what measures have been taken to ensure the remainder is adequately ventilated - More questions to ask, and further investigations required.

Kitchens are often solid floors as they were designed to take extra weight. I grew up in a 1950s house that was the same.

Irishpearce26

Drem1992 said:

Thanks for the advice, I've requested a quote of a damp and timber firm but will request one from a flooring specialist as well. 
The report is pretty clear that this assessment is something we should definitely have before we commit to buying the property. I'm going to ring our solicitors tomorrow and have a chat about it. Part of me is a bit worried about paying hundreds of pounds for a floor/damp survey that then reveals loads of extra costs (also concerned about how expensive this can get- we're FTB we don't have a lot of extra capital for major costs). If we have to pull out of the purchase because of this then we'll have spent so much money getting assessments done on a house that we don't even end up with. Is there any motivation for the seller to get the damp survey done herself/would it be unreasonable to ask her to contribute to the cost of it?
I've had a look online today and there's no other houses in the area that we like/are in budget, and also aware that there's no guarantee that we won't run into similar issues with other properties. 
In a real pickle really, feeling very deflated and unsure what to do.

No seller would be motivated to pay for a survey that could potentially result in them having to lower the price of the house. Welcome to homeownership, unfortunately you will have to invest in your house. Stump up for the appropriate surveys to asses what is the total cost of work needed, if you also have a valuation survey based on what is known then it will help you negotiate.

If the valuation comes back at what your currently paying taking into consideration the work needed then the seller has no incentive to drop the price.

es5595

I’d take a survey with a pinch of salt. Especially the “may” or “could have” or “potentially”. I think you’d be better spending the survey money on a trusted workman or two to walk around and give their opinions. 

Surveys now seem to just be bottom-protection after bottom-protection.
You could send it to your seller for their thoughts, I believe they will be in a lot of trouble if they knowingly lie. 

Irishpearce26

es5595 said:

I’d take a survey with a pinch of salt. Especially the “may” or “could have” or “potentially”. I think you’d be better spending the survey money on a trusted workman or two to walk around and give their opinions. 

Surveys now seem to just be bottom-protection after bottom-protection.
You could send it to your seller for their thoughts, I believe they will be in a lot of trouble if they knowingly lie. 

There is no legal requirement to tell anyone buying your house if it has issues. It could be held up by string and you don't have to disclose it. That's the whole point of surveys which is the responsibility of the buyer to carryout their due diligence.