Advice of building survey and how to approach repairs

pred02

Hi,

We are in the process of buying a semi-detached property that was built approximately 5 years ago. We did a level 2 survey and the good news is that nothing major has come up. Below is a list of a few recommendations to fix in the short to medium term, I wanted to get some thoughts in terms of if its customary to ask the vendor to fix it (he is a developer), get quotes to repair it and adjust offer, or explore if this should be covered by the new property warranty via solicitors.

1. High Ground Levels to all sides are not greater than 150mm increase risk of water bridging. 
2. Downpipes / gutters - some staining, in one place the roof is overshooting it so water dripping on the side causing bricks to stain, needs to be extended on other side so it hits the drain
3. Some mortar decay and gaps around surface pipes 
4. Insulation in some places is the roof is lower than 300mm needs to be topped out
5. Indoor some caulking/drafting around doors and also grout in bathrooms
6. Some lose and chipped tiles on the roof 

My gut tells me to prioritise items no 1 and 2 as these will reduce water and subsequent damp problems.

The survey does not cover any of the gas, electrical and heating systems so there is strong recommendation or disclaimer to get someone component to inspect them. As the property prior to sale was rented I will seek the gas inspection and maintenance certificate and ensure that the UFH has been installed and maintained via the solicitor, but what are thoughts of paying and electrician/plumber to inspect prior to purchase?

Thank you

MikeJXE

Your is correct. None represents expensive corrections all simple jobs you can do yourself 

5 years old house shouldn't need anything doing except where previous owner has neglected to maintain 

propertyrental

Nothing major there just a list of non-urgent jobs for you to do once you've Completed.

You could ask the developer to fix some/all but I suspect he'll decline. Certainly nothing there to renegotiate price over.

pred02

Thanks. Would you do the electrical and gas inspection if there are the electrical and gas certificates?

MikeJXE

pred02 said:

Thanks. Would you do the electrical and gas inspection if there are the electrical and gas certificates?

The house is 5 years old so for peace of mind just do a gas safety check and boiler service plus Electrical test

Make sure you get qualified engineers for both gasaferegister.co.uk for a gas engineer not sure about electrics 

propertyrental

It was built 5 years ago so the only real risk to electrics or gas is if dodgy DIY has been done.

As it was rented, and assuming the owner /landlord complied with the law, he'll have a gas safety report and electrical inspection report. Between these and the young age of the property should be enough to satisfy you.

I wouldn't bother with further inspections, but it's your choice.

pred02

Thanks both for the feedback.

pred02

We got the roofer and builder to assess the property and went back to inspect ourselves. In short, there are several issues with draining correctly, no water drainage in front of the property (driveway slopes towards the house) with no ACO drain installed which is causing water to accumulate and moisture levels.

As we were going and inspecting the property we also found what seems to be a significant mould problem under the kitchen sink. I guess the next step would be to get the plumber to see the extend of the problem and repair. 

We also found that the one of the drain pipes in the top floor was flat (was not level) which may cause a build up of sewage from the front bathroom. 

I am little concerned a the number of building quirks for a property that's only 5 years old. Thanks 


 

mi-key

pred02 said:

We got the roofer and builder to assess the property and went back to inspect ourselves. In short, there are several issues with draining correctly, no water drainage in front of the property (driveway slopes towards the house) with no ACO drain installed which is causing water to accumulate and moisture levels.

As we were going and inspecting the property we also found what seems to be a significant mould problem under the kitchen sink. I guess the next step would be to get the plumber to see the extend of the problem and repair. 

We also found that the one of the drain pipes in the top floor was flat (was not level) which may cause a build up of sewage from the front bathroom. 

I am little concerned a the number of building quirks for a property that's only 5 years old. Thanks 


 

Modern houses are the worst for problems and bodges ! They throw them up so quickly now and as cheaply as possible lots of corners are cut and issues arise ( just look at how many people end up with snag lists on new builds ! ). An older house was normally built better, and also most issues have already been fixed. 

ProDave

pred02 said:

We got the roofer and builder to assess the property and went back to inspect ourselves. In short, there are several issues with draining correctly, no water drainage in front of the property (driveway slopes towards the house) with no ACO drain installed which is causing water to accumulate and moisture levels.

As we were going and inspecting the property we also found what seems to be a significant mould problem under the kitchen sink. I guess the next step would be to get the plumber to see the extend of the problem and repair. 

We also found that the one of the drain pipes in the top floor was flat (was not level) which may cause a build up of sewage from the front bathroom. 

I am little concerned a the number of building quirks for a property that's only 5 years old. Thanks 


 

Sadly I am not the least surprised by any of that.

Mass market builders generally don't seem to build with the care one would hope they would and lots of stuff like that is routinely left poorly detailed or unfinished.

If you really want a good house, buy a plot of land and build your own.

pred02

It's not a mass builder but rather a local developer who just built this house (and sister half of the semi) but the point on mass market remains. He built as an investment, rented it for 5 years and now is selling it. It's in a high end area so I expected the finish to be higher quality. And there is evidence of that (e.g. high end appliances, wet underfloor heating system) but then under the surface these things appear. 

I will get a plumber to inspect the mould problem also check the piping and maybe even do a test to check of the sewage to ensure its not been backed out. Also get someone to test the UFH system as well to ensure there are no leaks.

About the insufficient ground clearance (150mm as required) and the drainage in front of the garage and the house there is a worry that in the 5 years if the water has been collecting its not going to cause ground subsidence issues, etc. Or am I thinking too much into it?

Also if it was built in 2017 should there be 10 year warranty to address some of these issues?