Property survey -woodwork rating 3

User4search

Hi guys 
Please advise on below from survey report.  Thanks
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The internal woodwork includes such items as: doors, frames, skirting, banisters and 

staircases.The internal doors were checked for normal operation and other woodwork examined for a range of defects.

Some of the internal doors to the first floor are trademark softwood 'one over three'. These are a design classic with a large square upper panel over three thin vertical panels. If paint stripping of these internal doors is being considered then cold dipping is recommended as the hot process can loosen joints and split panels.

The door furniture does not match.

Woodwork was also examined for evidence associated with movement of the structure of the property, woodworm and other infestations, and general condition.

The staircase is traditional construction formed by timber treads and risers; carpet was laid at the time of my inspection.

Around the edge of the landing and along the side of the stairs, vertical pieces of wood (called balusters or spindles) support the handrail. The balusters are too far apart this a safety hazard because they could allow small children to become trapped.

Further the height of the handrail on the landing is too low and the design of the guarding is climbable, handrails should be at a height between 900mm and 1000mm.

The staircase should be made safe now (see section J3 Risks). ­ Condition rating 3.

Condition rating 3 ­ Defects that are serious and/or need to be repaired, replaced or 

investigated urgently 

fiveacre

What's the question exactly? The report seems pretty clear.

User4search

Thanks how much would it cost to fix and should I ask owner to fix via solicitor before contract exchange? There are other issues with 3 ratings also so i am trying to see what to raise and what to fix myself?

fiveacre

What do you want to fix? If you want the door handles to match then it'll cost the price of new handles. If you have small children you're concerned may become trapped in the balusters, or if you want to replace all the internal doors with a more modern style then that will cost considerably more - get a quote from a carpenter.

On the other hand if you're happy with it how it is then the cost is zero.

Alter_ego

Didn't you see these things when you viewed/offered?

SpiderLegs

Why have you started three separate threads about this survey?

User4search

fiveacre said:

What do you want to fix? If you want the door handles to match then it'll cost the price of new handles. If you have small children you're concerned may become trapped in the balusters, or if you want to replace all the internal doors with a more modern style then that will cost considerably more - get a quote from a carpenter.

On the other hand if you're happy with it how it is then the cost is zero.

Thanks I got it. I never involved in any repairs in my rental property so raised it to know price to fix

User4search

SpiderLegs said:

Why have you started three separate threads about this survey?

There are many issues with property as survey so opened threads to get specific advice on each of issues.  Thanks .

User4search

Alter_ego said:

Didn't you see these things when you viewed/offered?

I saw it and my wife raised it with me.  But now need to know price for fix. Thanks 

fiveacre

Having read the posts, your survey is pretty comprehensive and quite clear about what needs doing or what could be improved. It might be worth having an informal chat to the surveyor, they may be happy to discuss more over the phone than they're willing to write down. 

If you've posted all the rating 3 defects, then overall it sounds like the property is OK, needs some modernisation soon (like the boiler replacement), and would benefit from some decorative work and further modernisation later (like the internal doors, stairs and electrics).

StandingInTheSun

It looks as though the 3 rating is for the safety of the stairs in relation to the distance of the balustrades etc.

Few staircases will meet modern H&S standards and so will always be rated 3. In your daily life you will have walked up and down many condition rating 3 staircases and not even known it.

Personally I don't think this is something to make an issue out of. The actual structural integrity of the stairs appears intact and that is really what matters here.