Survey Results... External Cracks!

FTB_Dan

Hi all, 

Just want to say thanks for the help given so far. 

We recently had a Level 3 Structural Survey completed and received the results last week. 

The majority of the results were expected as the house requires a complete refurb, however there are some areas which are potentially a cause for concern.

"The external condition was fair, though we noted a number of cracks to the rear and some of these are reflected inside, which may indicate movement of the property. We recommend a structural engineer is consulted, who will be able to advise if Helibar or underpinning is the appropriate remedy."

&

"Front Elevation At the front elevation, the walls appeared to be in relatively fair condition at the time of inspection with various significant defects noted. We noted a hairline crack between the first and second floor windows (right hand side of front door) and this may indicate movement to the property. The render may conceal further defects and this risk must be accepted. To the rear, the walls appeared to be in relatively fair condition at the time of inspection with various significant defects noted. We noted a number of hairline cracks adjacent to windows and, as some of these were reflected inside, this may indicate movement to the property. The render may conceal further defects and the risk of these must be accepted. We recommend a structural engineer is consulted to determine the construction of the walls and whether a remedy such as Helibar or underpinning is necessary." 

As well as:

"It should be noted that we cannot verify the exact construction of each wall without opening it up. The walls of the main property are only 200mm thick which may indicate the building is of non-standard construction. We noted polystyrene tiles to the interior of the front first floor corner bedroom, and this may indicate that the walls are not sufficiently thick to offer good insulation."

Lastly, which is a bit more reassuring: "The walls were generally found to be level and upright with no undue bulging, distortion or deflection apparent. The window and door openings also generally appeared squarely incorporated."



Can someone please provide insight into the seriousness of the above? We are planning to get a structural engineer in to view the property and give us an indication of the seriousness of the cracks. 

The surveyors also couldn't confirm what the construction type was due to the external render. Will the structural engineer also be able to assist here as well?

Thanks all. 

FreeBear

FTB_Dan said: "It should be noted that we cannot verify the exact construction of each wall without opening it up. The walls of the main property are only 200mm thick which may indicate the building is of non-standard construction. We noted polystyrene tiles to the interior of the front first floor corner bedroom, and this may indicate that the walls are not sufficiently thick to offer good insulation."

With walls only ~200mm thick, polystyrene tiles on the wall screams "cold and damp". It could be solid brick wall, or it could be precast concrete construction - I'm guessing it is a post war property ?

Some photos of the whole house and an indication of the location would go some way in identifying the age & type of construction - That said, any decent surveyor with experience should be able to look at just about any property in his/her locale and say with a fair degree of certenty.

FTB_Dan

FreeBear said:

FTB_Dan said: "It should be noted that we cannot verify the exact construction of each wall without opening it up. The walls of the main property are only 200mm thick which may indicate the building is of non-standard construction. We noted polystyrene tiles to the interior of the front first floor corner bedroom, and this may indicate that the walls are not sufficiently thick to offer good insulation."

With walls only ~200mm thick, polystyrene tiles on the wall screams "cold and damp". It could be solid brick wall, or it could be precast concrete construction - I'm guessing it is a post war property ?

Some photos of the whole house and an indication of the location would go some way in identifying the age & type of construction - That said, any decent surveyor with experience should be able to look at just about any property in his/her locale and say with a fair degree of certenty.

That is where the confusion lies, we have had the valuation back from the lender which indicates post-war and we've had the survey which indicates pre-WW2. 

The property is Croydon, Addiscombe. 

We know the property needs a lot of work and this is reflected in the EPC rating as well. If we did progress with this property, we'd definitely increase the level of insulation, as we're aiming to do a full rewire, new windows etc as well. 

FreeBear

Looks suspiciously like a PRC house. Perhaps a Wimpey "no-fines" or a "cast in-situ" concrete house. Could be classified as defective under the 1985 Housing Act. Unless this particular property is seriously cheap and you have a sack of money for renovation & repairs, it may be prudent to look elsewhere.

Edit - Having looked at other houses & reports, my money is on a Laing Easiform.. The surveyor should have picked up on this quite easily.

The clues I'm looking at is the rendered chimney and the bellcast between ground & first floor. The bellcast was a common way of building a solid double brick wall on top of a cavity in the 1920/30s. It was also used as a detailing to hide the join between two levels of concrete. A rendered chimney points to concrete in that area.

A quick look in the loft at the party wall should give a better idea of what materials were used in the construction.

FTB_Dan

FreeBear said:

Looks suspiciously like a PRC house. Perhaps a Wimpey "no-fines" or a "cast in-situ" concrete house. Could be classified as defective under the 1985 Housing Act. Unless this particular property is seriously cheap and you have a sack of money for renovation & repairs, it may be prudent to look elsewhere.

The clues I'm looking at is the rendered chimney and the bellcast between ground & first floor. The bellcast was a common way of building a solid double brick wall on top of a cavity in the 1920/30s. It was also used as a detailing to hide the join between two levels of concrete. A rendered chimney points to concrete in that area.

A quick look in the loft at the party wall should give a better idea of what materials were used in the construction.

Really appreciate the insight into this. It seems like a lot of the properties in the area are of the same look/characteristics. 

The property is definitely cheap in the local area (other similar properties that have been refurbished are going for 40k or so more), but the condition of the house is factored into this and something we would be willing to pay. The inside does need a complete overhaul, which when completed should align the total price with house prices within the area.

We do not want to proceed if it requires underpinning etc as this would require too much investment for the price. That's after factoring in if it's of non-standard construction (potential mortgage issues?). 

Thanks, I'm assuming the structural engineer will be able to look into the loft for us? 

Alter_ego

You could look in the loft yourself.

FreeBear

FTB_Dan said: We do not want to proceed if it requires underpinning etc as this would require too much investment for the price. That's after factoring in if it's of non-standard construction (potential mortgage issues?). 

Thanks, I'm assuming the structural engineer will be able to look into the loft for us?

Found it on rightmove

"Updating" is being polite - I've not seen carpets like those since the 1970s. I suspect the foundations will be fine, it is more the general construction that is of concern. Mortgaging may be an issue and could get worse in years to come.

If you are planning another visit, stick your head up in the loft and shine a torch round - A couple of the photos here will give you an idea of what to look for - https://collier-stevens.co.uk/advice-hub/general/laing-easi-form-housing/

£40K would be enough to update the property, but if it needs structural work, you will need significantly more than that.

FTB_Dan

FreeBear said:

FTB_Dan said: We do not want to proceed if it requires underpinning etc as this would require too much investment for the price. That's after factoring in if it's of non-standard construction (potential mortgage issues?). 

Thanks, I'm assuming the structural engineer will be able to look into the loft for us?

Found it on rightmove

"Updating" is being polite - I've not seen carpets like those since the 1970s. I suspect the foundations will be fine, it is more the general construction that is of concern. Mortgaging may be an issue and could get worse in years to come.

If you are planning another visit, stick your head up in the loft and shine a torch round - A couple of the photos here will give you an idea of what to look for - https://collier-stevens.co.uk/advice-hub/general/laing-easi-form-housing/

£40K would be enough to update the property, but if it needs structural work, you will need significantly more than that.

Haha you're not wrong, it needs a complete overhaul but we're prepared to put the money in if its something we can make our own, but without the risk of any structural and non standard construction issues. Properties locally have been selling so that does give me some hope. 

In terms of mortgage, we have actually got an offer already but I assume that's them thinking its of brick construction?

Thanks for the links, will try to plan another visit and investigate further! 

Will also get the structural engineer booked in for peace of mind as well. Fingers crossed. 

stuart45

If it's a No Fines house you will have some fun drilling into the walls.

FTB_Dan

stuart45 said:

If it's a No Fines house you will have some fun drilling into the walls.

If it is anything other than standard construction we will definitely be questioning whether we want to proceed. 

stuart45

At 200mm thick walls it won't be standard construction. A solid one brick wall will be more than that without the render or internal finish. A cavity wall even more.