After Survey Report - further inspections

Giggidy

We recently had a Building survey done on a property we hoping to purchase. It's a chalet that was converted to a 4 bed, and a kitchen extension. Parts of the work is not completed, the upstairs is mostly done but downstairs, internal kitchen wall needs to be knocked down and extension completed. The surveyor report has suggested some of the following as a level 3:

-  Rear Chimney Breast removal (building reg) and stacks needs to be checked for stability 
- Outside brick walls need repointing, render, spalling and missing spardash
- Windows installed within 10 years, condensation, needs window / seals replacements
- Missing guttering, no downpipe rainwater feed, soffits and fascias need replacing, rotting timbers
- Hairline cracks outside walls and one in kitchen
- No Electrical installation certificate for works done in last 10 years, dining room has wires that need capping

Our solicitor is dealing with the legal side ie building reg, which only so far we have conditional signing off paperwork. We are very green behind the ears with regards to this sort of thing, our first property was basically bought as seen, and so far had no issues to deal with. My question, for this type of work would it be better to get builders and window specialists to give us a quotations or do we require a structural engineer?

jonnydeppiwish!

If the chimney was completed and signed off via building regs, it should be okay.

Are the hairline cracks in the render? Has it been rerendered recently?

Woolsery

You will need a structural engineer to check the chimney breast removal and they will need access to the loft or the place where the stacks terminate to judge the method of support used. Without that they won't be able to report, so be sure they can do so. They can also advise on the hairline cracks.

The electrics would be best covered by an electrical condition report (EICR)so you know the likely extent of further work there.

Everything else like the poor state of the fascias guttering etc, need for repointing and blown window gaskets should have been easily visible during your viewings and may/may not be factored into the price. You can use ball-park estimates for negotiation on those, as appropriate. You may find it hard to get quotes if you don't actually own the house.

Giggidy

jonnydeppiwish! said:

If the chimney was completed and signed off via building regs, it should be okay.

Are the hairline cracks in the render? Has it been rerendered recently?

We are awaiting confirmation of this from the vendors. The front and side main walls are part exposed brickwork and spar-dashed. The first storey extension was done in 2017. Hailine cracks noted either side of bay projection, rendered crack above the air brick to the left hand flank. Internally hairline cracking to the left hand side of the kitchen window, hairline cracking at the abutment of the left hand flank wall, the partition between the kitchen and the bathroom and the partition between the kitchen and the dining room. The surveyor did note with each of these to keep an eye on it for 12 months, and if no further cracking to just plaster over

Giggidy

Woolsery said:

You will need a structural engineer to check the chimney breast removal and they will need access to the loft or the place where the stacks terminate to judge the method of support used. Without that they won't be able to report, so be sure they can do so. They can also advise on the hairline cracks. 

The electrics would be best covered by an electrical condition report (EICR)so you know the likely extent of further work there.

Everything else like the poor state of the fascias guttering etc, need for repointing and blown window gaskets should have been easily visible during your viewings and may/may not be factored into the price. You can use ball-park estimates for negotiation on those, as appropriate. You may find it hard to get quotes if you don't actually own the house.

When we viewed it was very obvious even to our inexperienced eyes, that quite a bit of finishing would need to be done. Bathroom upstairs plumbed, but no suite or tiles. No stair bannister (temporary plasterboard fitted), plastering hallways, new door, stairs and dining room and a lot of cosmetic updating. Outside walls need complete re-rendering, and internal kitchen wall knocked through and kitchen fitted and finished.

This is what we factored into our offer, which was £20k under asking price. The windows we didn't notice any obvious condensation, as it was installed within the last 10 years, we didn't factor in any issues with that, vendor also had a neighbour who owns a window company fit those, with no warranty of FENSA certificate, we found out later. Repointing we did not have a clue about till now, and looking at costs it could run into the few thousands, which again was not factored into our offer. Hopefully we can get a builder friend of a friend to give ball park figures so we know what we working with.

Mistral001

Builders or trades never like finishing off someone else's job, so it is likely that most will run a mile when they are asked to do the work.  If you can get a builder or trade who is willing to be involved they will probably charge a premium for any work they do.