Two Surveys, Two Different Results?

confused_dotcodotuk

Hi everyone — this community has been a saving grace for this first-time
buyer, so thank you.

I pulled out of a previous offer (see post history) because the building survey threw up all kinds of issues in addition to the seller being very difficult. Moved onto a new property — one I like even more. Great. 

Except the building survey threw up potential subsidence, which is obviously a nightmare. I hired a structural engineer to confirm (just to be sure before pulling my offer), but their report came back and said there are cracks due to joists/ movement but nothing significant and it’s not subsidence. Now I’m confused as well as concerned. It just feels exasperating that the reports say two different things about something so important. I certainly don’t want to buy a flat with subsidence but was previously 100% committed to this deal.

Which report do I trust? Is it worth doing a third report with a second structural engineer to confirm either way? Do I walk away?

All advice welcome. Thanks

MeteredOut

A survey and a structural engineer report are different things. Was the survey just a visual inspection and did the structural engineer take a deeper look at the issues called out in the survey?

I'd be trusting the structural engineer report (assuming it was a more detailed look than the survey). 

CSI_Yorkshire

A general surveyor said "might be subsidence, get a specialist to tell you for sure".

The specialist said "don't worry, it isn't".

confused_dotcodotuk

MeteredOut said:

A survey and a structural engineer report are different things. Was the survey just a visual inspection and did the structural engineer take a deeper look at the issues called out in the survey?

I'd be trusting the structural engineer report (assuming it was a more detailed look than the survey). 

Yes the building survey was a visual inspection. Not sure what kind of inspection the engineer did — I will ask to have a call with him. The EA was also putting a lot of pressure on me and the engineer, so just hoping he wasn’t swayed by them in any way.

MeteredOut

confused_dotcodotuk said:

MeteredOut said:

A survey and a structural engineer report are different things. Was the survey just a visual inspection and did the structural engineer take a deeper look at the issues called out in the survey?

I'd be trusting the structural engineer report (assuming it was a more detailed look than the survey). 

Yes the building survey was a visual inspection. Not sure what kind of inspection the engineer did — I will ask to have a call with him. The EA was also putting a lot of pressure on me and the engineer, so just hoping he wasn’t swayed by them in any way.

Ask the engineer if his report provides you with any comeback against him/his company should there be any future subsidence, then carefully look him in the eyes...

confused_dotcodotuk

confused_dotcodotuk said:

Hi everyone — this community has been a saving grace for this first-time
buyer, so thank you.

I pulled out of a previous offer (see post history) because the building survey threw up all kinds of issues in addition to the seller being very difficult. Moved onto a new property — one I like even more. Great. 

Except the building survey threw up potential subsidence, which is obviously a nightmare. I hired a structural engineer to confirm (just to be sure before pulling my offer), but their report came back and said there are cracks due to joists/ movement but nothing significant and it’s not subsidence. Now I’m confused as well as concerned. It just feels exasperating that the reports say two different things about something so important. I certainly don’t want to buy a flat with subsidence but was previously 100% committed to this deal.

Which report do I trust? Is it worth doing a third report with a second structural engineer to confirm either way? Do I walk away?

All advice welcome. Thanks

I don’t know how to edit the main post but, in our follow-up call, the surveyor for the first building survey said he was trained as a structural engineer...

Section62

MeteredOut said:

confused_dotcodotuk said:

MeteredOut said:

A survey and a structural engineer report are different things. Was the survey just a visual inspection and did the structural engineer take a deeper look at the issues called out in the survey?

I'd be trusting the structural engineer report (assuming it was a more detailed look than the survey). 

Yes the building survey was a visual inspection. Not sure what kind of inspection the engineer did — I will ask to have a call with him. The EA was also putting a lot of pressure on me and the engineer, so just hoping he wasn’t swayed by them in any way.

Ask the engineer if his report provides you with any comeback against him/his company should there be any future subsidence, then carefully look him in the eyes...

The SE's report isn't a guarantee there won't be problems in the future. Normally it would attempt to identify the cause of an existing defect, and if appropriate suggest solutions.  The 'comeback' would be if the SE's diagnosis of the existing problem is incorrect.

In many cases (and this is probably one of them) the report is based on a visual inspection in which very little (if anything) is moved or uncovered - and typically will come with sufficient disclaimers to reflect the limitations of this kind of report.  So as the OP stares into the SE's eyes, the response will probably be a suggestion to carefully read the T&Cs and legal disclaimers included in the report and/or contract.

MeteredOut

confused_dotcodotuk said:

confused_dotcodotuk said:

Hi everyone — this community has been a saving grace for this first-time
buyer, so thank you.

I pulled out of a previous offer (see post history) because the building survey threw up all kinds of issues in addition to the seller being very difficult. Moved onto a new property — one I like even more. Great. 

Except the building survey threw up potential subsidence, which is obviously a nightmare. I hired a structural engineer to confirm (just to be sure before pulling my offer), but their report came back and said there are cracks due to joists/ movement but nothing significant and it’s not subsidence. Now I’m confused as well as concerned. It just feels exasperating that the reports say two different things about something so important. I certainly don’t want to buy a flat with subsidence but was previously 100% committed to this deal.

Which report do I trust? Is it worth doing a third report with a second structural engineer to confirm either way? Do I walk away?

All advice welcome. Thanks

I don’t know how to edit the main post but, in our follow-up call, the surveyor for the first building survey said he was trained as a structural engineer...

Doesn't really matter what he trained as - his report was a survey, not a structural report. And, "trained in" could mean he's not done any active work in that area for years.

MeteredOut

Section62 said:

MeteredOut said:

confused_dotcodotuk said:

MeteredOut said:

A survey and a structural engineer report are different things. Was the survey just a visual inspection and did the structural engineer take a deeper look at the issues called out in the survey?

I'd be trusting the structural engineer report (assuming it was a more detailed look than the survey). 

Yes the building survey was a visual inspection. Not sure what kind of inspection the engineer did — I will ask to have a call with him. The EA was also putting a lot of pressure on me and the engineer, so just hoping he wasn’t swayed by them in any way.

Ask the engineer if his report provides you with any comeback against him/his company should there be any future subsidence, then carefully look him in the eyes...

The SE's report isn't a guarantee there won't be problems in the future. Normally it would attempt to identify the cause of an existing defect, and if appropriate suggest solutions.  The 'comeback' would be if the SE's diagnosis of the existing problem is incorrect.

In many cases (and this is probably one of them) the report is based on a visual inspection in which very little (if anything) is moved or uncovered - and typically will come with sufficient disclaimers to reflect the limitations of this kind of report.  So as the OP stares into the SE's eyes, the response will probably be a suggestion to carefully read the T&Cs and legal disclaimers included in the report and/or contract.

Yes, i know, the SE's answer will aways be "no". But, the OP has paid for an expert opinion, which has stated no subsidence issue - its up to them now if they want to trust that expert opinion.

I suppose the OP could use the initial report to reduce their offer, but i doubt the vendor would entertain that.