Worrying Home Buyer Survey Results (First time buyer)

AnotherHouseBuyer

Hi all, 

Please could anyone help me understand the results of this home buyers survey? I'm worried as it seems there are a lot of issues but I'm not an expert so I'm trying to work out if it is worth proceeding with the purchase.

Please can anyone help me to determine:
a) A general idea of how much it could cost for these repairs?
b) Is it worth proceeding with the purchase?
c) The report recommends getting a Full Structural Engineers Report - is that necessary or are the surveyors just covering their backs?
d) The report recommends getting a Contractor to look at various issues, is that worth doing or is there too much wrong with it and I should just pull out?

I'm a first time buyer in the process of purchasing a 2 bed end of terrace house (circa 1900).

The following appear to be the main issues and are rated "3 - Elements that require urgent attention"

Main Walls (External)

1. Solid brick construction. Where visible, the walls contain an injected chemical damp proof course.
2. Above and below some of windows and openings, the cement mortar joints are cracked. This suggests that the support, if any, has failed.
3. There are some areas of weathered pointing where the cement (mortar) joints, in between the bricks, have failed and eroded. There are areas where previously repaired pointing has reopened
   
4. The ground to some areas of the property is high and close to the damp proof course
5. Brickwork to all elevations is uneven in several places. (Internal walls section also highlights this issue in reference to crack to plaster above one of the internal doors that they suggest requires remedial works and investigation by a contractor)

Survey Recommendations: Requires further investigation by a contractor & a Full Structural Engineers Report

Roof Coverings/Structure

1. The main roof is pitched and covered in slates. the roof is lined internally with a felt underlining
2. Bedding mortar under ridged tiles is cracked and loose in places - recommend pointing rebuilt when carrying out other works to the roof
3. The roof, where visible, is formed with timber rafters and purlins. Insulation is present above the ceilings.
4. Felt underlining is loose and missing in a few areas, visible daylight in places (can lead to water ingress).
   
5. Dark staining visible to some of the timbers, notably adjacent to the chimney and to where the felt is missing
6. The party wall has not been fully fire-stopped and sealed within the main roof space
7. No evidence of adequate ventilation

Survey Recommendations: Requires further investigation by a roofing contractor

Ceilings

1. The property has plasterboard ceilings
2. Ceiling plaster adjacent to the rear chimney breast is stained, could be caused by a leak from the junction of the chimney with the main roof
3. Textured ceiling finishes might contain asbestos

Survey Recommendations: Stain requires further investigation by a contractor, potential asbestos needs investigating

Walls and Partitions

1. Crack to the plaster above the door of an internal wall (connected  to uneven external walls?)

Survey Recommendations: requires remedial works and further investigation by a contractor


I'm really worried but I don't know how worried I need to be. If anyone could help give me an indication of how serious this is and/or how much it could cost to fix that would be really helpful thank you!

ArbitraryRandom

Unfortunately I can't help with most of that, but I have had a very bad experience with an injected chemical damp proof course... so that would be enough for me to be considering finding an alternative property (unless this was an absolute steal in an area with very few other options on the market). 

Others may have a more balanced view. 

AnotherHouseBuyer

ArbitraryRandom said:

Unfortunately I can't help with most of that, but I have had a very bad experience with an injected chemical damp proof course... so that would be enough for me to be considering finding an alternative property (unless this was an absolute steal in an area with very few other options on the market). 

Others may have a more balanced view. 

Hi thank you for your reply, it's very much appreciated!

As a first time buyer I'm a complete newbie to all this, please can I ask what it is about injected chemical damp proof course that can cause issues serious enough to avoid the house altogether?

RelievedSheff

There is absolutely nothing there that you wouldn't expect from a 1900's property.  It's 120 odd years old, it won't be like brand new.

user1977

That all sounds like normal stuff (and some ar5e-covering recommendations), no need to be "really worried". You might get a better idea by talking to the surveyor.

ArbitraryRandom

Rather than taint your view with my own personal horror story (which won't be in anyway unbiased and may have no relation to the property you are considering), I'll just say that they can be sold as a solution to a damp problem by 'damp proof experts' when they are no such thing, and can mask or cause damp problems of their own. 

The other areas noted by your report suggest there is an ongoing damp problem - which may be easily resolved by fixing the chimney and roof. 

Google will provide articles such as this which might give you some more information and I would strongly recommend, if you like this house and want to continue with your purchase, you view the property again with the report in mind to look for any of the indicators mentioned: https://www.homebuilding.co.uk/advice/can-injected-damp-treatments-damage-your-home

Van_Girl

Really poorly written survey that. It's very unclear what they are referring to with regards to cracking to internal and external walls - you may as well have not bothered with the survey for all the info they've given you 

Perhaps post photos of the cracking, assuming they are included in the survey? But yes, a competent contractor can advise on that, or get a structural engineer to look if you are concerned

The rest wouldn't worry me as it's typical of older properties, just as long as you are prepared for doing a bit of upgrading and maintenance

dimbo61

The survey will also state  we are not gas safe engineers so please get the gas central heating checked out.
Same with the electrics ! We are not EICR  qualified  so get the electrics checked. 
Not roofers so get them to check the roof.
Not plumbers blah blah.
So looking at your end of terraced 120+ year old house.
Does the gable end wall look straight ? No bulges  ?
Loose , missing slates and water fall from loft into bedroom or kitchen.
Does the fuse box look old RCB,s or old wire fuses ?
Tatty old bathroom and kitchen ?
Have you got the money to replace the roof or kitchen. Consumer  unit ???
Can you get a friend who knows what to look for or post photos if possible and the righmove link.
PS we own a victoriana terraced house and have done  lots of work on it over the last 8 years

molenpad

I've bought and sold two old houses in the past and that's near enough word for word the same as the surveys I have seen as a buyer and been privy to as a seller. It's effectively useless and stuff you would expect for an old house. 

You might want to get a roofer to take a look at the roof in general because it does sound like some maintenance is required, but the survey makes it impossible to judge properly. You will need to maintain the roof of an older property anyway throughout your years as the owner. 

I have never been put off by any of this stuff, and neither have my buyers. 

The only thing there that is similar that I have acted on is when buying a house I got something along the same lines regards to fire proofing a party wall in the loft. The seller did something about this, produced an invoice and "certificate" from a contractor and sent it to my solicitor. Upon moving in I could not see what had been done, at least not obviously.

AnotherHouseBuyer

molenpad said:

I've bought and sold two old houses in the past and that's near enough word for word the same as the surveys I have seen as a buyer and been privy to as a seller. It's effectively useless and stuff you would expect for an old house. 

You might want to get a roofer to take a look at the roof in general because it does sound like some maintenance is required, but the survey makes it impossible to judge properly. You will need to maintain the roof of an older property anyway throughout your years as the owner. 

I have never been put off by any of this stuff, and neither have my buyers. 

The only thing there that is similar that I have acted on is when buying a house I got something along the same lines regards to fire proofing a party wall in the loft. The seller did something about this, produced an invoice and "certificate" from a contractor and sent it to my solicitor. Upon moving in I could not see what had been done, at least not obviously.

Thank you for your comments! It's reassuring to hear that similar properties have shown similar issues highlighted in reports.