Floor Plan from vendor way out to EPC

SameOldRoundabout

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

I really don’t get your gripe here. Presumably you’ve offered on it for the house you viewed not the square metres written on an advert! The plan is quite clear with the room sizes even if some are a bit out, you can see easily it’s not 265m2. 

Who on Earth would base an offer on the square footage rather than a house they have obviously been in and gauged the size. 

AdrianC

moneysavinghero said:

The valuation and the floorplan are not related by anywhere near as much as you seem to be thinking they are.

And, of course, if the valuation was based on the floor area, then the surveyor would simply take his own measurements.

youth_leader

My listed house was 265 sq m, exempt from EPC luckily, would have been a G.  Visitors would get lost in it and have trouble finding the front door.  10 rooms and huge porch downstairs, four bedrooms and a bathroom plus airing cupboard upstairs.   

saajan_12

The advertised floor plan vs the EPC has highlighted a question, now you need to investigate properly if you're concerned, not keep relying on the ad. That means either measure yourself or get a surveyor / builder / planner to check for you. 

The advert is legally meaningless, its served its purpose once you viewed. Besides it looks odd / unreliable anyway.. 
- do you really go through a kitchen>laundry>corridor>bedroom to get through to the lounge? 
- Ground floor bedroom and back lounge apparently line up with the rest of the house despite no dimensions in common
- First floor landing looks illogically large if there's no storage / window / etc 
- Magic elevator to the second floor, with no hallway? 

Storyboard

All comments helped. Thank you. Yes I like the house and hope to still go ahead, but still the EA are completely erroneous and really it shouldn't be allowed to be so out

Sunsaru

Storyboard said:

All comments helped. Thank you. Yes I like the house and hope to still go ahead, but still the EA are completely erroneous and really it shouldn't be allowed to be so out

It is what it is.

It's been established that the EA can't measure for toffee. The main thing is you like the house, you and yours will fit in it nicely and life will inevitably go on.

Storyboard

Sunsaru said:

Storyboard said:

All comments helped. Thank you. Yes I like the house and hope to still go ahead, but still the EA are completely erroneous and really it shouldn't be allowed to be so out

It is what it is.

It's been established that the EA can't measure for toffee. The main thing is you like the house, you and yours will fit in it nicely and life will inevitably go on.

Great measured response. Thank you

sharp910sh

This is why I always bring a tape measure, unless its clearly very big, i.e. very big rooms. After a while of viewing many houses you get to know what is big and what is not. 

AdrianC

Storyboard said:

All comments helped. Thank you. Yes I like the house and hope to still go ahead, but still the EA are completely erroneous and really it shouldn't be allowed to be so out

So make a mental note never to sell through that EA in the future.

leroyJ

Have to say I totally disagree with most of the comments here. 

The floorplan is part of the sales literature, any misrepresentation here (intentional or not) can have a crucial effect on the sales
process, i.e. the number of viewings and offers. 

Yes of course you see the property for yourself to get a feel for the size, but it’s disingenuous to ask someone to bring a tape measure and go through every room. That work has already been done, and you would assume by someone with good intentions.

When viewing properties, some may have lots of furniture in, some may be cluttered and messy. Seeing the full potential size is not easy, hence the floorplan and why it’s one of the first things people look at one rightmove/zoopla.

I would totally be asking for a reduction on the agreed price for this.