Building Survey - Next Step

Snow_Phoenix

Good Evening, 

We have had our building survey back in the last few days and we have been digesting the information and working out what our next steps are. We are aware no house is perfect and are happy to accept the results of the survey and continue to proceed with the sale, but are trying to work out how to act on the recommendations made. The property was built in the 1940s. 

The two main areas where they highlighted urgent investigation/repair/replacement (level 3) were to the main walls and roof structure. They have also suggested getting quotes for the following: 
Electrics
Heating engineer
Corgi registered specialist to check heating and plumbing
CCTV specialist contractor to installation to check nature and condition of system
Timber treatment contractor to check floor, roof and walls
Asbestos removal contract to carry out checks
Damp specialist to check internal walls

They have suggested all of this is done prior to exchange of contact. None of these areas actually refers to the concerns they raised (level 3) about the structure issues relating to spalling or structural damage to the bay window or near the rear south elevation or the mineral felt being torn and the roof covering having reached it end life use as it was bubbling and had evidence of condensation. So I guess a builder to advise on the main walls and roofer to advise on the work to the roof area is also required. 

Clearly it is unreasonable to expect our vendor to allow all these trades persons to be going in and out their house to provide us with quotes and understand it is about the surveyors covering themselves. Also from reading around I understand some contractors like roofers will not provide quotes unless you own the property. They have asked the report is passed onto our solicitors which we have now done but are not sure if we need to speak with the estate agents that we may need to negotiate some trades persons coming in to give us quotes based upon the survey?

Any advice on others experience would be welcome. 

Many thanks

FreeBear

Electrics & gas are standard butt covering recommendations. You won't get a Corgi registered heating engineer now - They are all Gas Safe which is something your surveyor should know. If he/she doesn't, then it begs the competence and quality of the survey...

Getting a timber & damp treatment company in to do a survey sales pitch will result in them recommending a whole bunch of expensive work. Much of it will be of questionable value and won't actually cure any underlying problem. They will probably find some old woodworm holes, declare that you have an active infestation, and want to spray loads of toxic chemicals around. Woodworm holes indicate that the little darlings have emerged and flown the nest. Unless the holes are bright & clean with fresh frass next to them, the holes do not prove an active infestation.

If they find damp (which they will claim they have with their pointy damp meter), the standard recommendation is to inject the base of the walls with chemicals, and slap a coat of waterproof render/plaster on the walls to a height of 1-1.2m. Whilst this will mask any symptoms for a few years, it won't fix the damp (assuming there is any in the first place).

An asbestos survey may be prudent, but it will require samples to be taken from walls & ceilings to be tested in a lab - The vendors may well refuse permission.

A flat roof, as a ball park figure (depending on size), budget £50-100 per square metre for replacement. Over a bay window, maybe £500 and take the opportunity to insulate.

Snow_Phoenix

Thank you for your feedback. 

Just to clarify the concerns with the roof structure with the mineral felt being torn and the roof covering having reached its end of life are in the main house roof under the tiles not a flat roof so not sure if this would change the costings at all. 

youth_leader

Are you getting a mortgage? My house had obvious damp, and my buyer's lender insisted on a damp/timber survey, and valued my property at £0 until this was completed. Unfortunately my EA told me to contact a PCA surveyor, they were just sales as FreeBear stated.  His mortgage lender threw it out as completely inappropriate, mine was a heritage building.  

 It might be worth going onto the local Facebook community page to ask for roofer recommendations, and approaching one to ask to check the roof. If you offer payment for the inspection, they might find time to oblige.  As a vendor, I would have been happy for a prospective buyer to invite more investigation.

FreeBear

Snow_Phoenix said:  Just to clarify the concerns with the roof structure with the mineral felt being torn and the roof covering having reached its end of life are in the main house roof under the tiles not a flat roof so not sure if this would change the costings at all. 

Ah, the membrane (felt) under the tiles - Different issue to a flat roof.. The tiles will be providing the primary protection from rain, and as long as they are in good condition, the state of the felt would be of secondary concern (to me anyways). My house, built in the late 1920s, had reed & lime mortar torching under the tiles. Over the last ~90 years, much of the mortar had fallen away and the read disappeared. Could see daylight through the gaps in the tiles. Despite this, the roof didn't leak.

Stripping the roof and putting new felt on had been on the cards for several years now. It is only very recent that the work has finally been done.

As long as the tiles, flashing, and roof timbers are all in good order, your roof should be fine for a few more years - Perhaps budget for a strip & refelt sometime within the next five years. If there is any other work that needs doing to the outside (gutters, fascia, painting, etc), do it at the same time whilst scaffolding is up. As to cost, it very much depends on where you are in the country, and the complexity of the roof. Something in the region of £5-10K should cover it (£10-15K if in London).

Snow_Phoenix

Thank you both for your feedback. 

Yes we are getting a mortgage but this had already been approved and this is our survey which we have carried out, there was nothing which we were informed we needed to let the lender know about from the clauses we have read over. 

We are currently waiting for a call back from the surveyor to clarify in more detail where the areas of concern are as we had to wait a few weeks for them to be able to gain access to the house to carry out the survey so want to prioritise who we send around to get quotes done. Also to clarify if it is just a single tear in the felt or multiple tears as well as is it the whole membrane which has failed or just an area of it. There was no comment on the tiles other than the moss and lichen should be cleaned from the tiles, other than some hairline cracks on the ridge coverings, with tiles appeared to be in good condition for their age. 

youth_leader

So your lender has already done a survey and agreed to lend you the amount you offered?  That's good.

I'm surprised the surveyor recommended moss and lichen should be cleaned off?  Everyone roofer I've spoken to says that's a bad idea. 

Good luck with your 'due diligence'.