Survey Decoding - any help greatly received

TXC

Hi all

Received my Level 2 survey back today on the property I'm purchasing (1930s brick end terrace). I've dropped out at this point in a purchase before so I'm a bit wary, and its come back with a lot of 3s and 2s. The 2s I'm just ignoring as they're rarely serious, and a lot of the 3s are gas, water, electricity, heating, oil etc. which were automatically assigned 3s as could not be inspected.

The two remaining 3s however are about exterior and interior walls. When I compare this to my last survey on a property which said quite explicity do not proceed without a structural survey, this one reads like a lot of bum covering, but I'd appreciate the thoughts of someone a lot cleverer than me...

Apologies as this is quite lengthy:


Exterior Walls - 3

 The general exterior wall areas, where visible, would appear in overall average condition, with considered prominent weathering, wear, tear and degrading noted. General maintenance, repairs and remedial work will be required. The mortar (called the pointing) to the external wall areas would appear in overall fair condition where visible. However, it would be prudent to monitor for future repointing due to its exposure to weathering. Probably the most common issue with external walls is eroded pointing. General periodic maintenance repairs will be required. The external render finish would appear to be suffering from prominent weathering, wear and tear, and there are notable defective and cracked areas. Cracks or defects in render will allow water to seep into the underlying structure and will eventually cause deterioration. It should be duly noted that the render finish conceals external wall and related areas, and could conceal hidden defects. General maintenance, repairs and remedial works will be required. There are notable prominent cracks to areas of the render finish. It should be ensured that the cracks do not extend through to the structure of the walls and will require to be exposed and further assessed to avoid unforeseen issues. Particularly, given concerns as noted further below to potential related lintel supports.

 There are openings which appear to have cracking and or expansion to the external render finish adjacent and or above to the external openings, which is commonly associated with lintel concerns. It would be prudent to undertake necessary further investigations of the external opening supports and undertake necessary remedial works. General maintenance and repairs will be required. General Advisories An exterior wall typically forms part of a building envelope, separating the accommodation inside from that outside.

TXC

Interior Walls -3 
The internal walls are finished with a plaster finish, and are mainly decorated in emulsion paint and wallpaper. 3 E3 Walls and partitions

There are areas where the plastered wall finishes are suffering from considered age related and moderate wear and tear, with signs of rough and patchy plasterwork in localised areas. It is possible these areas may worsen over time.

General repairs and redecoration should often suffice to the majority of areas, however, there may be occasions where general repairs will not always suffice and more extensive replastering works will be required. General maintenance repairs will be required. There are varying cracks in areas which are a likely cause of shrinkage, differential movement and normal wear and tear. I recommend minor filling and redecoration.

There may however, be occasions where minor repair will not always suffice and more extensive replastering works will be required. If persistent cracking or significant changes occur to the walls you should seek immediate further investigation by a qualified person. It should however, be ensured the more notable cracks do not extend through to the structure.

There are concerns with considered localised dampness detected in the property (dampness can be referred to as unwanted moisture). The dampness was detected using an non-intrusive Protimeter moisture measurement system. This detects sub-surface moisture and indicates an area of concern (except where impermeable surface finishes, furniture, fitted cupboards and stored goods prevented access to take readings). In order to ascertain the extent of dampness (unwanted moisture) concerns, I recommend you instruct an appropriately qualified timber and damp proofing specialist to inspect the entire property and undertake a full timber and damp survey. Commenting on any remedial works that may be required to remedy dampness in accordance with industry standards.

To do this properly, parts of the property will likely have to be disturbed and you should discuss this with the current owner. In regards to any remedial action to the dampness, you may have to carry out other additional work that could typically include replacing damp plaster, repairing affected timbers, etc. It should be duly noted areas of wallpaper appears to be torn and distorted in areas, notably to the rear bedroom, and this could indicate underlying concerns. It would be prudent to ensure there are no unforeseen issues beneath the decorative finishes.

General Advisories It should be noted, that decorative wall finishes, such as wall tiles or wallpaper, can conceal the condition of the walls beneath and I am unable to confirm the condition of any decorative wall finish concealed areas, and you should prepare and accept the risk for unforeseen issues in these instances. In addition, these finishes can sometimes also restrict the accessibility and detection for dampness concerns. Internal wall areas are often finishes in plasterwork, and as can be expected with a plastered and or boarded material, they are subject to thermal movement and as such minor shrinkage cracks can occur.

Older wall areas, often notably of lathe and plaster, are more prone to degrading and subsequent cracking in varying manners. Whereas, more modern internal walls of plasterboard can crack at the joints between the boards and small areas of plaster can be dislodged by the nail fixings. Undertaking regular redecoration will help to hide and can sometimes help reinforce the walls to help minimise further cracks and nail fixing defects. Periodic redecorations are often required to improve scuffs, marks and faded paintwork etc, which are often largely due to age related wear and tear. Redecorations should often be expected with a pre-owned property.

Condensation can often be present to a degree in all properties due to relatively warm, moist air from day to day activities, such as cooking and bathing coming into contact with cold surfaces, RICS Home Survey - Level 2 (survey only) Page 43 such as walls and glazing. The warmer air then cools and it is unable to hold as much moisture, resulting in the formation of water on the surface and subsequent dampness.

Condensation can be a difficult problem to manage, but good insulation and sensible use of heating and ventilation will help. Care should be taken when storing perishable articles, such as books and clothes, as these may deteriorate. The edge seals to tiled areas, particularly around sanitary fittings, are often a source of water leakage and potential rot. Periodic inspections should be undertaken.

user1977

Crazy idea perhaps, but have you tried phoning the surveyor to chat it through?

TXC

user1977 said:

Crazy idea perhaps, but have you tried phoning the surveyor to chat it through?

not to say that this isn't a good idea - but was this part really necessary?

badger09

@TXC

To be honest, that wall of unbroken text will put off even the most helpful & knowledgeable posters on here.

If you go back and break it up with some paragraphs & spacing it would be so much easier to read.

TXC

badger09 said:

@TXC

To be honest, that wall of unbroken text will put off even the most helpful & knowledgeable posters on here.

If you go back and break it up with some paragraphs & spacing it would be so much easier to read.

good point - rectified

TheJP

Your post is far too long. Lost interest midway through your first part. Pull out the areas that are of greatest concern within the report and people can advise from experience.

TXC

TheJP said:

Your post is far too long. Lost interest midway through your first part. Pull out the areas that are of greatest concern within the report and people can advise from experience.

alll done

TheJP

TXC said:

TheJP said:

Your post is far too long. Lost interest midway through your first part. Pull out the areas that are of greatest concern within the report and people can advise from experience.

alll done

Still way too long. Hence why no one is posting any advice.

TXC

how about now??

Section62

TXC said:

how about now??

Skim reading (including the earlier versions) - I don't see very much about this property.  It reads as though someone has copied and pasted a large amount of text from a building surveying textbook.

This is a real gem of information - "An exterior wall typically forms part of a building envelope, separating the accommodation inside from that outside"

Much of it is page-filling waffle.  Has the surveyor actually written stuff specific to this house which you haven't quoted (in the original version, and now)?