Surveyor Negligence ~ Level 2 Survey (when it goes wrong)

Tiglet2

I'm no expert with regard to surveys, but there are different levels of survey offered, with differing levels of inspection and time spent at the subject property.  Some people decide not to have a survey and some people decide to get a thorough level 3 structural survey.  You chose a level 2 survey, which is not as in-depth as the level 3 survey, so you need to take some responsibility for not choosing an in-depth survey where the surveyor would have spent much longer inspecting the property and most likely would have given his opinion for a further survey on the uneven floor in the dining room.

For this reason, I would probably accept the compensation offered and not skimp on a full structural survey  next time.

I googled the difference between level 2 and level 3 surveys and this is what I found:

HomeBuyer Report (Level 2 Survey)

A HomeBuyer Report is: Suitable for modern, conventional properties in reasonable condition.  Written in a standard format set out by the RICS, providing ratings of each element of the property in a 'traffic light' system Rates all permanent structures in the property, e.g. garages etc. Highlights important problems that could affect the property’s value Will give on-going maintenance advice for the property Provides an overview of the condition based on visual inspection - they will not manually test

Building Survey (Level 3 Survey)

Building Surveys (previously known as Structural Surveys) are more comprehensive, offering a detailed inspection of the inside and outside. This type of survey is needed if your property is old, made of unconventional material (like thatch or timber),or has had significant building work done to it. Similarly, if you intend to do building work to the property, a Building Survey is probably the one you will need. It involves checks on accessible areas such as roof or cellar space, but will also look at any issues that might compromise the structural integrity of the building like damp, dry rot, wood worm infestation or any potential hazards such as large trees close to the structure. The surveyor will send you a report which will include a list of all defects uncovered, their probable cause, level of significance (if they require immediate action or can be ignored for the time being), and recommendations on what is needed to fix these defects (along with costs). It will also include technical details on construction of property, materials used etc Provides a thoroughly detailed report and analysis of the property’s construction and condition Can be applied to any age of property but is particularly helpful for old, large properties built with unconventional materials Beneficial for dilapidated properties and those that have been extensively altered.  Useful if you plan to renovate or convert the property Advises on defects, repairs and costs Includes advice for future maintenance Does not include a valuation unless you specifically request one from the surveyor

Alias_Omega

Thanks for the post, but it doesn't help. 

Bendy_House

Update: they have broken the floor up.
Repair: Likely, break the floor up.

Q have they broken the floor up or not? 'Cos if they have, that's a good part of the repair already carried out for you.

You are being given £3.5k to have the floor redone to current insulation standards, and I'd have thought that would be enough to cover the cost(?). new floor, fully insulated - that's a double-win in my eyes. Shame it wasn't the sitting room floor...

I wonder what the risk is of similar happening in other rooms? I'd hope, after this time, it'll be minimal, but I don't know. But it seems to me as tho' you've had a good resolution to this. 

Alias_Omega

Update ~ following further discussions, they increased the offer to £5k. We found more cracks in the hallway and lounge. We had a further sulphate floor test carried out, it was positive in all original floors (lounge, hallway, bathroom and dining room), the quote to repair was £17000 Inc removal of the asbestos. It does not cover underpinning of internal walls etc. 

I therefore passed this quote to the surveyor, plus the £700 for the report ~ therefore making it £17,700. 

The surveyor came back to me last week offering £15,000 cash. 

We still need to discuss accomodation during the works, loss of use of the house, cleaning, decoration, energy and gas usage during the works, carpet laying costs, bathroom removal / fitment, the stress and disruption costs. 

A colleague thinks it should be closer to £25k 🤷.

Noneforit999

Was the whole floor covered in the tiles or were there areas where no tiles were present?

What age is the house?

Those asbestos tiles were fairly popular in the 60s/70's and many houses still have them under the carpets, anything pre 1970 probably won't have a DPM in the slab either but as long as the tiles are left in tact, its usually not an issue.

Sounds like a nightmare so hopefully you can get it sorted with minimal cost to yourselves. 

Tracet74

I'd be cautious about accepting any form of cash settlement.  There is a possibility this is not being settled by their professional indemnity insurer so any hidden costs would not be covered.  

youth_leader

Best wishes to you getting this major job done.  Not as serious but I had wet/dry rot/woodworm and condensation rotting all the floors in this small 1038 sq foot bungalow.  The surveyor hadn't picked it up as it was fully carpeted and furnished, when I approached the seller she said she'd made the 'floor surveys' available to me, but I didn't receive them on completion.  When you get your quote do make sure new skirting boards are included where needed, much to my surprise mine weren't. Good luck.

Alias_Omega

Thanks all, I've asked for £25k. That should see me through wholely, and sort the house. Weirdly, that's probably what I would have offered less if this stuff was noticed 

Alias_Omega

Just a final update, if anyone actually reads this.

Following 4x floor tests for sulphate, quotes for the work, accommodation etc. We have now accepted a sum of £25,000 for the surveyor negligence.

donutandbeer

Sounds like a nightmare and I’m glad you at least got some financial compensation.