Structural Survey Back on Buying a House - Advise

Floopy2009

Hi all,

Just had level 3 survey back on a 3 bedroom terraced house, overall not to bad few condition 2s which can be are more long term things to keep an eye to maintain or easy fixes.

Conclusion wise the surveyor has stated 

Overall, the property is in a satisfactory condition, however properties of age generally require remedial works. Following the rectification of the issues raised in this report, we believe the property will make a good family home. The property is generally well built and free of structural defect.

So the main isssue the surveyor raised as a point 3 and advisory are below :

Condition 3

Rear Bedroom

Damp to walls on side of window are, we believe the result of salt contamination from previous leak We believe that the dampness seen to the rear bedroom is the result of an historic guttering issue which has now been addressed. Hack off plaster back to brick, replaster with lime plaster and decorate with breathable clay or silicate paint such as KEIM.

Rear Reception Room

Damp to rear wall. See our advice iregarding the external wall. Following the remedy of external issues, we recommend the contaminated plaster to the rear wall is removed back to brick. Replaster with lime plaster or Breathaplasta Universal Breathable Plaster and decorate with breathable clay or silicate paint.

Advisory

Solid walls of this nature were originally constructed using lime mortars which allowed the wall to breathe and allow moisture to migrate to the external atmosphere. The walls appear to have been repointed in cement mortar which inhibits permeability of the pointing which can be detrimental to the brickwork causing the face of the brick to delaminate. Moisture within the pointing freezes, expands causing pointing and the brick face to de-bond. Over time brick work will spall as per chimney stack. We recommend that existing pointing is removed and replaced with Lime based mortars. The existing mortar should be tested to confirm the mortar is cement based. Replacing the pointing is an expensive option although will extend the longevity of the structure. Due to the fact the walls have been pointed/rendered in inappropriate cement-based products; further works may be required to overcome dampness issues in the coming years.

Cold Water Supply

The property is connected to a cold-water supply. We were unable to locate the water stopcock with the help of the vendor. On properties of this age, the supply pipe may be of lead form, and we recommend that these are replaced. A plumber should be able to identify the pipe material.

So i was aware regarding the old damp stains in rear reception room by the vendor and that had been resolved, but there was no mention about the rear bedroom. There has also been no advice to invesitgate further by surveyor and he has stated that there is a evidence of repairs to this area outside the rear bedroom, and the guttering is also of new appearance. And for both recommendations the surveyor is just a stating that the walls require removing the plastering to the brick and redoing.

The Cold Water Supply issue I will ask the vendor about this but I would think this would of been updated espcially a family and his elderley dad have lived there, I know water companies do look to cover cost as part of the replacement schemes.

So do think i got anything to worry about regarding the advisory and his condition 3s, and could i go back and possible try and negotiate some money off for sorting out the walls that were damp or the pointing. My guess it will be no as the previous issue has been resolved so this is more internal cosmetics to sort by the buyer, and the pointing is more of a future term maintaince issue to resolve further down the line

Many thanks in advance

FreeBear

A word of warning - Paying someone to do a proper job with lime plaster can be very expensive. If you don't mind a bit of DIY, it isn't that difficult, so might be worth doing a short course. Unless the plaster is blown and at risk of falling off the wall, I'd probably paint over it (go with the surveyor's recommendation) and see how it weathers over the next few years.

The pointing certainly needs fixing, but you need to avoid anyone using power tools to hack out the cement. A grinder with a big wide mortar rake is a definite "no", as is heavy handed use of an SDS drill. A thin grinding disc used with care, followed by hand tools is better. But you may be lucky and find the cement is just a thin layer poorly applied.

A cautionary tale plus pic of a job done badly - https://www.periodproperty.co.uk/forum/threads/lime-pointing.17884/

propertyrental

I'd only be concerned about the cement pointing. As explained, it can cause problems, and removing it to replace with a lime based mortar is a skilled job - your average builder will do what has already been done - use cement! A stone mason or specialist with experience of lime mortar will cost more....

Floopy2009

Thanks both, I am not sure about the extent of the pointing (will speak to survyeor), but i appears to be at the front, the rear he has raised the rendering. Does this have to be done straight away after i purchase the property or in the next 2 years. With regards the damp areas the downstairs i think can by just painted over if prepared properly before hand, the other upstairs may require some removal of plastering as it is bulging round the windows. I have enclosed some pics from the report of the wall pointing and walls for clarification 

FreeBear

Looks like some of that cement mortar is already failing. So hopefully, as per the surveyor's assessment, it is just a thin layer - If it is, it should be easy enough to pick out with an old screwdriver, and the job done properly in lime.

What is the concern about render to the rear ?

Albermarle

The Cold Water Supply issue I will ask the vendor about this but I would think this would of been updated espcially a family and his elderley dad have lived there, I know water companies do look to cover cost as part of the replacement schemes.

I think if the lead pipe is just from outside to stoptap , then unlikely any issue from a water quality point of view.

Replacing it with a wider diameter plastic pipe may improve your water flow though.

However knowing where the stoptap is, and that you can turn it is important.

Floopy2009

FreeBear said:

Looks like some of that cement mortar is already failing. So hopefully, as per the surveyor's assessment, it is just a thin layer - If it is, it should be easy enough to pick out with an old screwdriver, and the job done properly in lime.

What is the concern about render to the rear ?

Reading it back it doesnt seem to bad Free Bear

Condition Rating 2

it appears modern impermeable masonry paint has been applied to the lower portion of the wall, presumably as a damp proofing measure. This is unsuitable on solid walls of this nature as it will prevent moisture permeating within the solid wall and will likely start to peel/bubble in the short term, particularly at low level.

Strip masonry paint using ‘DOFF’ method and render lower portion of the wall in lime render.

Cement rendering to solid walls of this nature is unsuitable as it prohibits natural evaporation of moisture from the structure. Cracks such as this which develop through thermal movement can lead to water penetration. Freeze/thaw cycles will eventually worsen the problem

Path repair render cracks

Cement render has the same impact as cement pointing as it inhibits natural evaporation of moisture from the structure. We recommend that any future full re-rendering of the rear outrigger elevation is carried out using lime-based rend.

Just for the record this is only on one wall of the house and has been there for over 15 years as it is visible when the vendors bought it on an old sales site i found.

Regarding the damp bits, are they diy jobs. Like the bulge on the chinmey can be skimmed not sure about the one on the bedroom window with the bulge will that be more removing the plaster to the base and plastering wall again ?