Issues raised on Level 3 Survey

FreeBear

LeeStaffs said: He also highlighted 'excessive' dampness in a number of areas with meter readings of 999 (not sure what that means) , he suggested remedial work was highly likely and we should obtain quote's /further inspection.

A reading of "999" is meaningless. If he used a protimeter (fancy name for a damp meter) to measure moisture levels in a wall, he needs further training - These things will only produce a meaningful reading on untreated timber. Sticking one in to any other surface, and all sorts of contaminants will throw the readings off (that and they are not calibrated for anything other than wood).

Might I suggest you have a read of this -> https://www.heritage-house.org/damp-and-condensation/the-ping-prong-meter-guilty-of-fraud.html

That said, in the right hands, and with a modicum of understanding, a protimeter can be used to identify areas that require a closer look. Just don't rely on the readings to be anywhere close to being accurate.

LeeStaffs

Thanks all for the responses. Very helpful. Will insist on the damp survey and Structural engineer pre purchase

youth_leader

Do make sure you ask the EA to ask the vendor if they are happy to have carpets/floorboards lifted for the damp/timber survey so the subvoid/joists can be inspected, and reassure them that you will be liable for the costs in making right.  My buyer didn't extend this courtesy to me.

The buyer's mortgage lender had valued the house at £0 because of the uncertainty surrounding the 'beetles' and damp.

When I booked the damp/timber survey on my buyer's behalf, they didn't mention this to me,  and when the man came he was very surprised.  Because I hadn't lifted them, he wasn't able to inspect the void/joists, the whole point of coming!  As I had victorian original floorboards I would have needed a carpenter to take them up, I had no idea how to do it.  A complete farce really, and I did pay £300 to a company often mentioned on here who do free visits.

TheJP

youth_leader said:

Do make sure your vendor is aware that they will need Do make sure you ask the seller if its ok for your survey to lift floorboards for the damp/timber survey and that you will be liable for the costs in doing so including making right carpet/floorboards..

When I booked the damp/timber survey on my buyer's behalf, they didn't mention this to me,  and when the man came he was very surprised.  Because I hadn't lifted them, he wasn't able to inspect the void/joists, the whole point of coming!  As I had victorian original floorboards I would have needed a carpenter to take them up, I had no idea how to do it.  A complete farce really, and I did pay £300 to a company often mentioned on here who do free visits.

Just tweak that first paragraph to make it factual. Also need to point out the seller can flat out refuse this request.

Annisele

Is the front wall with the bowing visible on Google street view?

I bought last year, and the surveyer mentioned some small cracks in the brickwork. I can't remember precisely what he said about them, but it was effectively "they're probably fine but you should monitor them". Google street view showed that the cracks were exactly the same last year as they were in 2009 (and they're still the same now). I find that reassuring, but possibly I'm just an optimist.

Noneforit999

TheJP said:

youth_leader said:

Do make sure your vendor is aware that they will need Do make sure you ask the seller if its ok for your survey to lift floorboards for the damp/timber survey and that you will be liable for the costs in doing so including making right carpet/floorboards..

When I booked the damp/timber survey on my buyer's behalf, they didn't mention this to me,  and when the man came he was very surprised.  Because I hadn't lifted them, he wasn't able to inspect the void/joists, the whole point of coming!  As I had victorian original floorboards I would have needed a carpenter to take them up, I had no idea how to do it.  A complete farce really, and I did pay £300 to a company often mentioned on here who do free visits.

Just tweak that first paragraph to make it factual. Also need to point out the seller can flat out refuse this request.

'Lifting floorboards' makes it sound like a doddle.

Ours are tongue and groove which means cutting them and trying to pry them up, often resulting in them breaking to bits and having to buy new ones. 

If I were a vendor and the buyer wanted to get someone in (even at their cost) so pull up my carpet, cut and pry up my floorboards and then attempt to get them back down again after and re-stretch the carpet, I wouldn't even entertain the idea. 

ss2020jd

Thanks. The surveyor said 'Evidence of old wood beetle infestation holes were noted to the edges of some floorboards inspected. This type of attack is typical in older properties and is generally insignificant. Nevertheless as a precaution, we would recommend that sample floorboards be lifted in the affected areas as soon as possible after purchase to ensure no active infestation continues in the under floor areas'

Our L3 survey mentioned damp in one room in the older property we were purchasing and cited the possibility of remedial work costing £5K. We found a great local independent damp specialist for older buildings and he didn’t find any such treatment necessary. 

With the floorboards it is unlikely the sellers would allow this but your surveyor advises to do this as a precaution after purchase anyway. 

LeeStaffs

Annisele said:

Is the front wall with the bowing visible on Google street view?

I bought last year, and the surveyer mentioned some small cracks in the brickwork. I can't remember precisely what he said about them, but it was effectively "they're probably fine but you should monitor them". Google street view showed that the cracks were exactly the same last year as they were in 2009 (and they're still the same now). I find that reassuring, but possibly I'm just an optimist.

Thanks . Thats a really good tip . I actually didn't realise you could do that on google street view! I actually went past the property again last week and with the naked (untrained) eye I cant even see the bowing. When I now look on google street view I cant see any difference between 2016 and 2022. Thanks again for this. 

[Deleted User]

Noneforit999 said:

TheJP said:

youth_leader said:

Do make sure your vendor is aware that they will need Do make sure you ask the seller if its ok for your survey to lift floorboards for the damp/timber survey and that you will be liable for the costs in doing so including making right carpet/floorboards..

When I booked the damp/timber survey on my buyer's behalf, they didn't mention this to me,  and when the man came he was very surprised.  Because I hadn't lifted them, he wasn't able to inspect the void/joists, the whole point of coming!  As I had victorian original floorboards I would have needed a carpenter to take them up, I had no idea how to do it.  A complete farce really, and I did pay £300 to a company often mentioned on here who do free visits.

Just tweak that first paragraph to make it factual. Also need to point out the seller can flat out refuse this request.

'Lifting floorboards' makes it sound like a doddle.

Ours are tongue and groove which means cutting them and trying to pry them up, often resulting in them breaking to bits and having to buy new ones. 

If I were a vendor and the buyer wanted to get someone in (even at their cost) so pull up my carpet, cut and pry up my floorboards and then attempt to get them back down again after and re-stretch the carpet, I wouldn't even entertain the idea. 

That being the case it would be reasonable for the vendor to adjust their offer on the basis of there being a potential high cost repair needed. It may also affect the ability of people to get a mortgage on the property.

tooldle

r

Just tweak that first paragraph to make it factual. Also need to point out the seller can flat out refuse this request.

'Lifting floorboards' makes it sound like a doddle.

Ours are tongue and groove which means cutting them and trying to pry them up, often resulting in them breaking to bits and having to buy new ones. 

If I were a vendor and the buyer wanted to get someone in (even at their cost) so pull up my carpet, cut and pry up my floorboards and then attempt to get them back down again after and re-stretch the carpet, I wouldn't even entertain the idea. 

That being the case it would be reasonable for the vendor to adjust their offer on the basis of there being a potential high cost repair needed. It may also affect the ability of people to get a mortgage on the property.

We had a buyer ask to take up our floors to inspect. We declined as such an inspection would involve destruction of the original Edwardian flooring. It did not stop the sale, nor did it affect the price. 
All parties need to be realistic. In my case the house was almost 117 years old and hence very unlikely to be in pristine condition at that age.
Myself i consider potential repair bills in respect of the overall purchase price. Our onward purchase needed and needs a great deal of work. We didn't quibble at all on the price as it seemed generously positioned meaning, if we decided to employ tradespeople the overall costs would not take us above the price point of a similar property in good condition in the same neighbourhood. As it happens we have done most of the work ourselves and aim to finish it ourselves, giving a low spend and a bargain of a property.