Floor Plan from vendor way out to EPC

Storyboard

That is the floor plan. There was no wardrobes so there is no error there. It is a sizeable difference and I am more believing the EPC is correct even accounting for their 15% margins than the floor plan from the vendor

user1977

What do you make the total if you add up the measured rooms (assuming those measurements aren't far off)? I've got 193 sq metres. Bit more for the hall/stairs/landing and you're closer to the EA total than the EPC.

moneysavinghero

It would be informative if you could post what the valuer valued your house at. Was this massively different to the asking price?

MaryNB

user1977 said:

What do you make the total if you add up the measured rooms (assuming those measurements aren't far off)? I've got 193 sq metres. Bit more for the hall/stairs/landing and you're closer to the EA total than the EPC.

I got 172 m2 adding up the rooms with measurements (so minus the hall/stairs/landing).
That floor plan is a mess imo. The top floor is the easy one but is 7 m2 out (maybe they're missing eaves storage/stairs from the image?). I'm assuming in the reception they only measured to a fireplace if it's 0.3m out. The rooms get progressively narrower as you move towards the back of the ground floor. 

AdrianC

It only takes a two-second look at that floorplan to show that whoever drew that up was probably too busy drooling over their tape measure and eating their crayons to actually do their job properly.

That long thin line of rooms at the back of the ground floor. All the same width, right?
No, they vary between 3.25m and 3.96m, with a 3.71m wide room above.

And how do you get to the second floor? No stairs... I presume the 5.28m wide room is above the 5.33m wide one...?

Just taking the room dimensions shown, I get a ground floor of 95m2 (instead of 140.5m2), a first floor of 60.5m2 (instead of 101.6m2) and as for that second floor... How the hell they get a single room of 5.3m x 3.2m = 23.6m2, I'm open to explanations. The total from the room dimensions on that floorplan is 172.25m2, not 265.7m2.

But I would like to hope you didn't need the EPC to tell you that? Just a bit of basic maths and a health dose of cynicism.

Storyboard

moneysavinghero said:

It would be informative if you could post what the valuer valued your house at. Was this massively different to the asking price?

Standard valuation said it was all fine. Homebuyers is going over this next week. It is all interesting and a learning curve and everything is appreciated.

Storyboard

AdrianC said:

It only takes a two-second look at that floorplan to show that whoever drew that up was probably too busy drooling over their tape measure and eating their crayons to actually do their job properly.

That long thin line of rooms at the back of the ground floor. All the same width, right?
No, they vary between 3.25m and 3.96m, with a 3.71m wide room above.

And how do you get to the second floor? No stairs... I presume the 5.28m wide room is above the 5.33m wide one...?

Just taking the room dimensions shown, I get a ground floor of 95m2 (instead of 140.5m2), a first floor of 60.5m2 (instead of 101.6m2) and as for that second floor... How the hell they get a single room of 5.3m x 3.2m = 23.6m2, I'm open to explanations. The total from the room dimensions on that floorplan is 172.25m2, not 265.7m2.

But I would like to hope you didn't need the EPC to tell you that? Just a bit of basic maths and a health dose of cynicism.

Surely it isn't ethically/morally/legally correct to be so far out? The disclaimer being irrelevant since it is so much of a difference. As someone mentioned previously, negotiate and run the risk of deal falling through

user1977

Storyboard said:

moneysavinghero said:

It would be informative if you could post what the valuer valued your house at. Was this massively different to the asking price?

Standard valuation said it was all fine. Homebuyers is going over this next week.

Surveyors will be looking at the actual size. If they think the value is ok as it is, I'm not sure what you'd be quibbling about.

AdrianC

Storyboard said:

AdrianC said:

It only takes a two-second look at that floorplan to show that whoever drew that up was probably too busy drooling over their tape measure and eating their crayons to actually do their job properly.

That long thin line of rooms at the back of the ground floor. All the same width, right?
No, they vary between 3.25m and 3.96m, with a 3.71m wide room above.

And how do you get to the second floor? No stairs... I presume the 5.28m wide room is above the 5.33m wide one...?

Just taking the room dimensions shown, I get a ground floor of 95m2 (instead of 140.5m2), a first floor of 60.5m2 (instead of 101.6m2) and as for that second floor... How the hell they get a single room of 5.3m x 3.2m = 23.6m2, I'm open to explanations. The total from the room dimensions on that floorplan is 172.25m2, not 265.7m2.

But I would like to hope you didn't need the EPC to tell you that? Just a bit of basic maths and a health dose of cynicism.

Surely it isn't ethically/morally/legally correct to be so far out? The disclaimer being irrelevant since it is so much of a difference. As someone mentioned previously, negotiate and run the risk of deal falling through

The whole point of a floorplan on a listing is to persuade you to view.

Once you've viewed, you rely on what you find during that viewing. The floorplan is not contractual for your purchase. Many do not even have dimensions on them.

moneysavinghero

At the end of the day, you viewed the property and were not put off by what you actually saw. You made an offer based on what you saw.

Your valuation has confirmed that your offer was an accurate market price (ie you did not make an offer based on a much bigger property that would command a higher price).

You just need to make your mind up if you want the property or not. You are not going to get a discount based on an inaccurate EPC / Floorplan.

If the EA messing up the floorplan is really bugging you that much then wait until the property sale has completed and then take what ever action you want against the EA. You need to separate the two things. The valuation and the floorplan are not related by anywhere near as much as you seem to be thinking they are.