House survey with loads of problems

amber174

Hi all, we received a survey for a house we are close to exchanging contracts on. It is an old semi detached freehold and seems to be priced below market. We were expecting to do a good amount of work on it (my husband is a builder) but now with many new issues brought up in the survey we are concerned that the immediate issues will require more than our initial £15k budget (we will have more saved in 2-3 years for anything less immediate). I would really appreciate any thoughts on whether these issues are likely to actually be immediate (it will be tricky for us to get a contractor/additional inspections done in time). Below are a few of the issues. Thanks so much in advance for any advice.

3.1 Main Roof We have noted deflection/bowing to the main roof and we advise that the roof is replaced.

3.6 External Walls These walls have poor insulation and therefore are more prone to condensation and mould forming on internal surfaces. It should be noted that directly above the secondary roof at the front of the property there is noticeable cracking to either side of the secondary roof and we would advise that this be further looked into by a structural engineer to ensure that there is no form of subsidence or building movement. To the side of the property it is clear to see that this is partially rendered. There are some fracture and hairline cracks noted to the render and we do advise that these are made watertight. Directly beneath the render to the ground floor at the side of the property it was clear to see that there are some moist areas. There are a large amount of blown sections to the plinth and it would be beneficial to make this smooth and watertight to prevent any forms of rising damp.

3.8 Sub Floor Ventilation One air brick is visible to the property. It should be noted that to the front of the property the air brick is blocked and considerably low to the ground. We do advise that the surrounding ground level is reduced so that this is approximately 150mm above ground level. It should also be noted that the air brick to the rear of the property has been concealed and is no longer visible. We believe that this is due to the raised patio area and we strongly advise that this be lowered and an air brick to be placed to the rear of the property to help improve sub-floor ventilation.

4.12 Timber Defects and Infestation It should be noted that we did identify timber defects or infestation, due to the lack of sub-floor ventilation there is a high chance that the sub-floor timbers may be suffering from rot and decay and we would advise that once the floor coverings are lifted that the supporting timbers are fully assessed for any rot and replacement necessary. In addition there is large amount of mould noted to the roof timbers that would need to be replaced as a matter of urgency. Timbers found in poorly ventilated often dark spaces within the property could be vulnerable to insect attack and infestation as well as rot in its various forms. We cannot rule out the presence of rot to the inaccessible areas and base our findings on the visible representative areas.

5.5 Drainage There is no soil stack present to the property and it is believed that this does run directly within the ground. There is an inspection chamber located within the rear garden. It should be noted that the chamber cover is broken and cracked and would benefit from being repaired. The underground drainage may be shared with the adjacent properties and your solicitor should check whether there are any easements or legal agreements relating to the underground drainage. The underground drainage is most likely formed of the original vitreous clay pipework and likely may run under or adjacent to the property, which could cause potential issues.

EssexHebridean

The external drainage aspects should be covered by the Drainage and Water search that your solicitor will instruct. 

TheJP

What did the surveyor value the house at? How much under market did you get the house for?

amber174

Thank you @EssexHebridean

@TheJP we unfortunately did not get a valuation on the survey but I would estimate that the agreed purchase price it is around 10% under market compared to properties in the area that are in good condition.

TheJP

amber174 said:

Thank you @EssexHebridean

@TheJP we unfortunately did not get a valuation on the survey but I would estimate that the agreed purchase price it is around 10% under market compared to properties in the area that are in good condition.

I never understand why people don't get a valuation done when they have a survey, without it you are sticking your finger in the air on whether you have a strong case for a reduction.

10% of ?

With your husband being a builder do you have any idea of what the rough costs may be?

amber174

TheJP said:

With your husband being a builder do you have any idea of what the rough costs may be?

He has not dealt with the costing side of things much unfortunately so our issue is that we aren't sure which of the issues are actually urgent and how much they will cost. Ideally we would send someone to do further inspections/provide quotes but we are on a tight timeline so might not be able to.

TheJP

amber174 said:

TheJP said:

With your husband being a builder do you have any idea of what the rough costs may be?

He has not dealt with the costing side of things much unfortunately so our issue is that we aren't sure which of the issues are actually urgent and how much they will cost. Ideally we would send someone to do further inspections/provide quotes but we are on a tight timeline so might not be able to.

I guess you'll need to weigh up the risk vs the market value you are getting the property at. I'm guessing your lender (if you have one) was ok with their valuation of the property?

Without quotes on how much xyz would costs I'm not sure the seller will take them seriously if you do want to negotiate a reduction in price. 

EssexHebridean

As far as the urgency goes, the survey should state thigs on a scale - so a "3" would be "needs urgent attention" while a "1" is almost more of an advisory - that should give you a heads up to triage the issues listed. Do bear in mid also that surveys can often read like a bit of a horror story and that to a degree you do have to pick them apart a bit - I know this is easier said than done, though! 

TheJP

EssexHebridean said:

As far as the urgency goes, the survey should state thigs on a scale - so a "3" would be "needs urgent attention" while a "1" is almost more of an advisory - that should give you a heads up to triage the issues listed. Do bear in mid also that surveys can often read like a bit of a horror story and that to a degree you do have to pick them apart a bit - I know this is easier said than done, though! 

Great advice!

warwick2001

amber174 said:

Hi all, we received a survey for a house we are close to exchanging contracts on. It is an old semi detached freehold and seems to be priced below market. We were expecting to do a good amount of work on it (my husband is a builder) but now with many new issues brought up in the survey we are concerned that the immediate issues will require more than our initial £15k budget (we will have more saved in 2-3 years for anything less immediate). I would really appreciate any thoughts on whether these issues are likely to actually be immediate (it will be tricky for us to get a contractor/additional inspections done in time). Below are a few of the issues. Thanks so much in advance for any advice.

3.1 Main Roof We have noted deflection/bowing to the main roof and we advise that the roof is replaced.

3.6 External Walls These walls have poor insulation and therefore are more prone to condensation and mould forming on internal surfaces. It should be noted that directly above the secondary roof at the front of the property there is noticeable cracking to either side of the secondary roof and we would advise that this be further looked into by a structural engineer to ensure that there is no form of subsidence or building movement. To the side of the property it is clear to see that this is partially rendered. There are some fracture and hairline cracks noted to the render and we do advise that these are made watertight. Directly beneath the render to the ground floor at the side of the property it was clear to see that there are some moist areas. There are a large amount of blown sections to the plinth and it would be beneficial to make this smooth and watertight to prevent any forms of rising damp.

3.8 Sub Floor Ventilation One air brick is visible to the property. It should be noted that to the front of the property the air brick is blocked and considerably low to the ground. We do advise that the surrounding ground level is reduced so that this is approximately 150mm above ground level. It should also be noted that the air brick to the rear of the property has been concealed and is no longer visible. We believe that this is due to the raised patio area and we strongly advise that this be lowered and an air brick to be placed to the rear of the property to help improve sub-floor ventilation.

4.12 Timber Defects and Infestation It should be noted that we did identify timber defects or infestation, due to the lack of sub-floor ventilation there is a high chance that the sub-floor timbers may be suffering from rot and decay and we would advise that once the floor coverings are lifted that the supporting timbers are fully assessed for any rot and replacement necessary. In addition there is large amount of mould noted to the roof timbers that would need to be replaced as a matter of urgency. Timbers found in poorly ventilated often dark spaces within the property could be vulnerable to insect attack and infestation as well as rot in its various forms. We cannot rule out the presence of rot to the inaccessible areas and base our findings on the visible representative areas.

5.5 Drainage There is no soil stack present to the property and it is believed that this does run directly within the ground. There is an inspection chamber located within the rear garden. It should be noted that the chamber cover is broken and cracked and would benefit from being repaired. The underground drainage may be shared with the adjacent properties and your solicitor should check whether there are any easements or legal agreements relating to the underground drainage. The underground drainage is most likely formed of the original vitreous clay pipework and likely may run under or adjacent to the property, which could cause potential issues.

These are estimates , so take all of them with a pinch of salt:

3.1 Replacement roof. Would this be a full replacement? If so, size of roof? We re-roofed a previous house in 2018, medium sized 2 bedroom terraced house, slate tile roof, re-used most of the tiles, but replaced all woodwork - cost £6,500 (North-west England). I would expect that to be almost double now-a-days, and more expensive the further south you go. Also, if you need more replaced material (slates/cement tiles etc), then obviously the cost will increase. I suspect a conservative estimate could be £12k (unless your hubby has pals in the trade that can do mates rates at the weekend?)

3.6 Hubby can do repair work once structural engineer has reported any faults (cost of report approx. £1k)? If not, does he have pals in the trade that can? Cost materials only, and plenty elbow grease. If no pals to help, could cost approx. £6k to re-render 3 large walls once work done (more if adding external insulation, and don't forget time chipping off old render, scaffold hire etc.), not sure cost of repairing cracks/walls if serious.

3.8 Hubby can do this? Cost materials only, and plenty elbow grease 

4.12 Hubby can do this? Cost materials only, and plenty elbow grease. Massive disruption to rooms needing sub-floor checked, as floorboards need to be taken up (making rooms un-usable). Any timbers needing replaced can be done by hubby, not difficult, just hard work. Cost materials only, and plenty elbow grease (not sure cost of timbers now-a-days, but probably not cheap. I would say factor job as £3k-5k ish). Once all repairs completed (if necessary), re-covering the floorboards with carpet/LVT etc. - pick a figure and double it.. Recently priced up a 16m2 room to carpet, worked out at approx. £800, and this wasn't particularly expensive carpet or underlay, so more expensive than you think. LVT, approx. £2.5k for the same room. So, if the entire downstairs needs ripped up and replaced.... approx. £3-4k carpet/ £7-10k LVT all in?

5.5 Absolutely no idea. Again, can Hubby/pals do this? Or does it need to be water companies? No idea, sorry

I would estimate, if you need to do all these jobs immediately, your £15k will hardly touch the surface if you need to get professionals in. If your hubby can do most of it himself (along with pals in the trades), then you might be able to get most of it done within budget. However, bear in mind (and I'm sure your hubby knows this) that materials are much more expensive that they used to be pre-2020, so your budget won't go as far as you might expect.

Good luck if you decide to buy the house.

martindow

EssexHebridean said:

As far as the urgency goes, the survey should state thigs on a scale - so a "3" would be "needs urgent attention" while a "1" is almost more of an advisory - that should give you a heads up to triage the issues listed. Do bear in mid also that surveys can often read like a bit of a horror story and that to a degree you do have to pick them apart a bit - I know this is easier said than done, though! 

And sometimes 3 can relate to a thing like electrics where a surveyor is not qualified to assess.