Bad survey - should I disclose the document to the sellers and their agents

VeryStressedOutSeller

My level 3 surveyor visited the property I am buying and phoned me same day with a long agitated speech about various alarming issues with my dream home. I was so surprised as it is not an ‘old’ house. I have not received the survey yet and I understand that what sounds alarming on the phone may not translate to the written report. The surveyor declined to advise verbally whether these were red or amber issues. He said needs to think about it and consider photos. It was about possible slight subsidence, brick work issues, rising damp and a leaky roof. Structural engineer inspection is recommended. Is it standard for level 3 surveyors to recommend structural inspection? Do they have to do this to cover themselves ? Secondly, should I disclose this survey (assuming it is broadly as per phone convo) to the sellers (who are buying a new build and screamingly desperate to exchange) to explain why I now need a structural inspection ? I have seen articles saying don’t disclose the survey. I don’t follow the rationale behind keeping the survey to yourself. I don’t need a reduction to purchase price. What I really need is extra time to exchange on my sale and to get my seller’s sales progression agent (instructed by the developer ‘at the top’) off my back for another week or so. I still strongly want the house (subject to what this level 3 survey says 😞) thanks in advance 

thebullettrain

1) Wait for the survey before you do anything really:‘you only have one go to take action off the back of it, so make it work for you and only once you understand the RAG rating/various risks and what you need to do.  Some even give you associated costs of repair, so that helps. 

2) What is the timing, are you close to exchange? Saying that, relax over the weekend as your solicitors won’t be working. 

3) All technical reports are based on caveats and this is no exception, but it wouldn’t suggest a subsidence report, if it wasn’t necessary and if it does, get it done; as you need to know what level of issue you are dealing with. Re subsidence, he’s clearly noticed movement (which in itself is to be expected) but it’s either as expected - so when a building naturally settles - or more of an issue; I guess he thinks it’s the latter.  

4) Despite that, did your surveyor recommend the purchase? A good survey would end with that recommendation. 

Just out of interest, why did you do a L3 survey of this is a newish property, they must have been something that you want checking out. 

Jonboy_1984

The fact the surveyor rang you immediately would put me on high alert, and I would start getting quotes for a structural survey whilst waiting for the report.

jonnydeppiwish!

Jonboy_1984 said:

The fact the surveyor rang you immediately would put me on high alert, and I would start getting quotes for a structural survey whilst waiting for the report.

My surveyor rang me as he got in his car from the house we were purchasing to say the house was fine. Think it depends on the company/individual.

Op, as you’ll probably be aware, rising damp is unlikely on a newer build property. Follow the advice on the many posts on here before getting ‘free’ quotes to fix it.

WYSPECIAL

If you still want to purchase why don’t you want a reduction in price if it is going to cost you to put it right?

Tiglet2

I wouldn't show the survey to the vendor or the EA, but you can extract a few paragraphs from it for their perusal.  Instead I would send the survey to your solicitor, highlighting the parts you're concerned about.  If there is any mention of subsidence, your solicitor will make enquiries.  Generally solicitors look at the section for 'Legal Advisors', they don't usually concern themselves with minor decoration issues as they are not legal issues, such as a roof tile missing, or blocked guttering.

The brickwork may be cracked which is probably why the surveyor is suggesting it could be subsidence.  The surveyor is not an expert and they are covering themselves, so they would recommend inspection by a structural engineer to investigate further. 

Wait until you get the report to see what it says regarding the leaky roof and rising damp. There should be a description and photos to support their findings.  Again, it's entirely possible that there is an acceptable explanation, but the surveyor is covering himself in case it is serious.

user1977

Jonboy_1984 said:

The fact the surveyor rang you immediately would put me on high alert

Why? It's pretty commonplace to provide a verbal report no matter what the result is.

Jonboy_1984

user1977 said:

Jonboy_1984 said:

The fact the surveyor rang you immediately would put me on high alert

Why? It's pretty commonplace to provide a verbal report no matter what the result is.

Not something I have come across previously (whilst friends/colleagues fretting whilst awaiting any feedback from surveys that came back ok plenty of times on the other hand…)

FreeBear

jonnydeppiwish! said: Op, as you’ll probably be aware, rising damp is unlikely on a newer build property. Follow the advice on the many posts on here before getting ‘free’ quotes to fix it.

Even on older properties, rising damp is very rare. It is more likely penetrating damp as a result of the exterior ground levels bridging the DPC and/or faulty downpipes, gutters, or leaking pipes.

A "free" survey from a PCA damp & timber treatment company will recommend chemical injections along the base of the wall and waterproof render/plaster slapped on the wall internally. Whilst it may hide the effects for a few years, it does nothing to cure the root cause, and has taken a fair wad of cash out of your wallet. If you do want a damp survey, pay for an independent with no links to a damp treatment company or the PCA.

daivid

I'd be interested in the rationale for not disclosing the survey. If I was the seller I'd not entertain negotiations based on a survey that was kept secret (unless I'd known about the issues flagged up all along…). 

OP once you have the written report you should be having a second look at any serious issues raised either by hiring a professional or taking a trusted friend who knows about these things. I also think you should be considering a revised offer; your original offer did not anticipate these issues, if remedial work will be needed negotiation is perfectly reasonable. There is the possibility that the surveyor is just covering their backside “possible” sounds like a weasel word to me, my house had “possible signs of damp” the surveyor wouldn’t be drawn on what or where, I went for a thorough look and found nothing, 7 years later nothing has become apparent.

daivid

Another thought: did this survey constitute the valuation visit too? If so and the valuation has gone though at your offer that would indicate in my non-expert opinion that the surveyor is covering their behind with vague warnings, if there is a significant down valuation I'd be taking the warnings far more seriously (may not have any choice on proceeding anyhow in such a case…).