Survey came back mostly category 3 - desperate for advice, please

purplebutterfly

So, the survey came back with mostly category 3 issues and, as a FTB,  it is freaking me out a bit.

Some of them honestly don't bother me - blown window panels etc can be replaced - but it also came back with the one thing I feared most...........a bloody missing chimney breast!!!!  

"There is a chimney breast to the the rear right hand bedroom located in the cupboard. This should run down into the kitchen. I could not see the chimney breast however in the kitchen.  The vendor stated that a wall had to be built to straighten the angles to the kitchen as the house is not perpendicular. It is not known if the chimney is behind this however it is of full depth in the bedroom and it is possible that it has been removed. If it has been then I cannot see how it has been supported and this should be investigated further. No signs of failure or cracking were noted to either the chimney breasts in the roof space or the bedroom. Usually a form of metal hanger or a beam is located under the chimney breast to support this. It is difficult to see how sufficient support has been provided due to the floor or ceiling height not being changed to accommodate this"

The owners have lived there 20 years and say that their survey never mentioned it.  They also have no paperwork from previous owners to suggest any work has been done - although this doesn't mean it hasn't been.  My surveyor was in the property over 4 hours, took loads of pictures and got a second opinion but I can't, in all honestly, subject the vendors to a full structural investigation.   Am I being stupid to hope that I would get some warning if the chimney was about to collapse on my head? 


My other BIG problem is the roof.  Original 1920's, no sarking felt and some missing and slipped tiles.  This came back a Category 3. 

"No evidence was seen of unusual sagging or other movement which might indicate that the structure is failing. There are a number of slipped, chipped and cracked tiles visible on the main roof pitches. This is the original roof and it is likely that it has not been recovered owing to the evidence of torching (mortar applied to the underside of the tiles) which helps secure the tiles to the battens and prevents water from getting under them and into the roof space. A lot of this has lost its adhesion and has fallen away leaving the tiles susceptible to slipping or being blown off in high winds as seen. Higher moisture meter readings were also noted to the timbers in the roof space most likely due to water getting in under the tiles. This was particularly noticeable to the rear pitch, see section 5.1 for further information. Please check with your building insurer that they will include it for repair. There have been instances where clients have had insurance claims turned down as there was no undercovering in place. Because of this it may be necessary to budget for a full recover within 5 years. The roof is certainly due an extensive overhaul. There is a tile to the front of the left hand bay window which looks like it has been pushed up"

"The roof structure is in a good condition with no evidence of structural failure or unusual movement. The rafters, purlins and strut timbers are complete with no evidence of any undue stress or cracking. No evidence was seen of any unusual movement or stress of the supporting timbers within the roof, and there have been no obvious significant alterations to the structure which might have resulted in it becoming substantially weakened. This is the original roof and it is likely that it has not been recovered owing to the evidence of torching (mortar applied to the underside of the slates) which helps secure the slates to the battens and prevents water from getting under the slates and into the roof space. A lot of this has lost its adhesion and has fallen away leaving the slates susceptible to slipping or being blown off in high winds.  This is a common issue with properties of this age. 
 Wood moisture content readings taken were found to be high particularly on the rear pitch. This is likely due to the north westerly aspect and this will receive the incoming weather from the coast."


Would you run screaming from this house?   PLEASE HELP!  Any and all opinions are welcomed. 

Crashy_Time

If you are not 100% confident don`t go ahead, or start negotiating the price down to a more comfortable level that allows you to overlook or cost for possible repairs.

Sunsaru

The first question is are you prepared to deal with the roof? The freaking out suggests not. If you are, try and get some costings and then negotiate. Personally, I'd head for the nearest hill just on the roof alone.

maisie_cat

We had exactly the same suggestions with the roof on the house we bought in 2006, no sarking and the odd slipped tile but no problems with the wooden elements. In the 13 years we lived there we had a roofer out twice to replace broken and slipped tiles, total cost £200. The roof is still there and the last surveyor said that the lack of sarking meant that the roof space is well ventilated.

purplebutterfly

maisie_cat said:

We had exactly the same suggestions with the roof on the house we bought in 2006, no sarking and the odd slipped tile but no problems with the wooden elements. In the 13 years we lived there we had a roofer out twice to replace broken and slipped tiles, total cost £200. The roof is still there and the last surveyor said that the lack of sarking meant that the roof space is well ventilated.

Thank you so much.  I have read some people saying that lack of membrane can be good for stopping condensation etc. 

I must add, my sister had a survey last year which showed rotten, wet roof timbers, missing tiles, no membrane and sagging of the whole structure.  Her report came back as a category 2 with no instruction other than "routine maintenance required". 

deannagone

The report suggests possible problems, with an almost certain need to replace tiles.  If wood is already showing higher dampness on exposed side I'd be looking at replacing the still original tiles fairly soon to prevent damage to the timbers although it seems like it hasn't already reached that state yet.  The high damp readings suggests this may not be far off. I wouldn't run if you love the place but I would get quotes and renegotiate price to include some of that cost.  As you will benefit from the repair and not the seller, I wouldn't expect all costs to be covered in the renegotiation.  

But you also have to take into account if the house is in high demand, and how much you love it.  If you don't particularly love the house, it might be best to walk away.

verytired11

I can't specifically comment with any authority but just to say that when we bought our house 20 years ago the survey said the chimney breast had been removed and needed support.  We actually didn't need to do anything and haven't had any problems 20 years later. So it may just be a flag the surveyor has to raise and that can be easily checked out to see whether it is or isn't a problem.

Pok3mon

As a FTB I would think if you are prepared to take on this work, the chimney breast is VERY worrying. I have seen this done in houses and it very dangerous. Without knowing what several tonne of bricks is floating on more investigation is needed.
If the vender is sure it is safe you could ask if they would be prepared to pay for a professional investigation if it comes back safe you will cover the cost and proceed.  

Gillby1

First of all, it is possible that the chimney breast has been properly supported. You would just need to pay a structural surveyor to come and check. If it hasn't been supported, the surveyor should be able to tell you the approx cost of installing support (such as an RSJ), which may cost one or two thousand pounds. Is the chimney stack still in place?

You can check any building regs and planning permission online for free on your local council website, which might tell you when the work was completed. Good luck!

purplebutterfly

Gillby1 said:

First of all, it is possible that the chimney breast has been properly supported. You would just need to pay a structural surveyor to come and check. If it hasn't been supported, the surveyor should be able to tell you the approx cost of installing support (such as an RSJ), which may cost one or two thousand pounds. Is the chimney stack still in place?

You can check any building regs and planning permission online for free on your local council website, which might tell you when the work was completed. Good luck!

 The chimney stack is still perfectly fine and there is a huge arch in the loft that supports that stack and the stack that goes into the dining room next to the kitchen.   There's no planning/building regs registered at the council, sadly.

We're going to have a quote for the roof to see if it is just the tiles or if it needs all new timbers - in which case we will walk away