Drainage survey report

User4search

I have received below report from drainage Surveyor and number 1 is my property and number 2 is neighbour property in image below. I never dealt with drains related problem before so I don't understand if it is big issue or is it small issue to fix? Or would it be common in uk to build extended rear kitchen on pipes as indicated in this report ? Please advise.
Thanks

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We attended the site address to carry out CCTV and jetting of the lines, the start point was the man hole in the front garden, we went upstream 13 metres and found root ingress this is the SVP line we asked the home owner to flush the toilet to confirm this. We would recommend root cutting and the pipe to be lined to prevent the roots growing back, also as the extension has been built over the pipe we would recommend an access point to be fitted for future works.

The cost of this is £1,650

We lifted the man hole in next doors garden and asked the neighbour to flush their toilet to confirm if this was shared or a private issue, the neighbours toilet does not run down the affected line so this is not a shared issue.

All the footage has been saved on a usb memory stick 

User4search

Any advice please,  

Irishpearce26

First question you need to ask is when did they extend? If it was after 2011 did they get a build over agreement from the water provider in the area. If yes then the water provider should sort this out however if not then you have a legal battle on your hands. 

User4search

As far as I know the rear kitchen extension was done before 2011 . Solicitor did mention in drainage search report that they are not aware of any build over agreement in place however my  Solicitor asked seller,'s solicitor for any building approvals for any extensions in the property  , I am sure they won't have any approval or documents on this older extension or any work in property as it. 

Do I need to secure build over agreement for extension before 2011 and will I need build over agreement any side extension work  as it looks like pipe work at side as well. 

Irishpearce26

No build over agreements were only needed from 2011 onwards, anything prior to this will be covered by the utilities agreement policy as long as they had building approval etc. 

User4search

Thanks I will share drainage survey with solicitor and will ask for approval if there is any. In absence of building approval,  what should I do ?
 I also dont see any past planning permission for rear kitchen extension .so I strongly feel that they won't have building approval either but let's see what solicitor comes back with. 

Irishpearce26

I would suggest claiming against your home insurance for the works needed. The build over agreement shouldn't be an issue as you are privately carrying out the works. Once complete make sure no potential regrowth can happen and you'll likely pay an extra couple of quid a month on your next insurance premium. 

user1977

Irishpearce26 said:

I would suggest claiming against your home insurance for the works needed.

For the works the OP already knew about before they started the policy? Doubt that will work.

Section62

User4search said:

We attended the site address to carry out CCTV and jetting of the lines, the start point was the man hole in the front garden, we went upstream 13 metres and found root ingress this is the SVP line we asked the home owner to flush the toilet to confirm this. We would recommend root cutting and the pipe to be lined to prevent the roots growing back, also as the extension has been built over the pipe we would recommend an access point to be fitted for future works.

We lifted the man hole in next doors garden and asked the neighbour to flush their toilet to confirm if this was shared or a private issue, the neighbours toilet does not run down the affected line so this is not a shared issue.

Is there no manhole where the pipe makes a 90 degree turn just before the point they have marked with 'Roots' ?  I would have expected a manhole to be provided there, what does the CCTV survey show at that point. (can you post a screen shot of the video at that point?)

The toilet flush test doesn't prove or disprove whether or not the pipe under the extension is shared (and therefore a public sewer).  The neighbour's toilet could be (and in this case is) connected to a different branch. Only surveying to the end of the pipe (which they cannot do because of the roots) would prove the situation.

From the photographs you've posted previously I think part of your 'extension' was built at the same time as the rest of the house (the part with a pitched roof). That possibly contained an outside toilet served by the pipe which then continues on to the soil stack at the rear of the building.

The flat roof part of the extension is a more modern addition. On previous threads I've said how that construction causes problems with access to your soil stack. The fact the pipe cannot be surveyed due to roots means there is a definite problem, and the options for resolving it are limited.

User4search

Thanks for inputs, there is no manhole at 90 degree turn. This is only manhole in front of property . See attached screenshot. 
Since survey did not complete due to roots i don't know how big problem is?  Surveyor just asked for additional access pointfor pipes that have got roots .

But as per attached pics , the svp is connected to next door neighbour's pipe for first floor bathroom and toilet.  It seems to me that pipes from kitchen is just for sink water not for toilet upstair. 

User4search

This is comment from building survey....

The main vertical drainage pipe (the soil vent stack or SVP) serving the first floor bathroom 

is located on the rear elevation and is made of cast iron.

There is no bird cage and one should be fitted to prevent birds from nesting on the top of 

the stack.The lower part or the pipe is within the boundaries of the adjacent property. Please see my comments in section I3.

Cast iron is one of the most common materials used for above ground drainage on older 

properties. The material is robust and will last for a long time if it is well looked after, 

however it can rust and leak without warning and should be well maintained or alternatively 

removed and replaced with plastic.

The waste pipes from the bathroom and the pipe from the wc have been painted, but these 

pipes could be lead although this can only be confirmed by inspection at close quarters. 

Again lead can be prone to splitting as it ages and so if found to be lead I would 

recommend replacement with plastic pipework.

Below ground drainage ­ Not inspected

The property is connected to mains drainage but without excavation, the layout of the 

underground system cannot be confirmed. Your legal adviser should seek confirmation 

through the local searches and obtain a Con29DW which will indicate the location of the underground drain runs.
....

Solicitor did mention that there will be saturatury  permission in place as per deed that neighbour should give access to fix the issue with svp