Help interpreting my home survey (including blocked sub-floor ventilation)

nervous_nelee

Hi guys. I'm a nervous first-time buyer who just got back the survey on a house I made an offer on. It seemed to have a lot of level 3 warnings, and I'm not in a space to do lots of work on it, so I'm feeling pretty intimidated by the whole thing and regrettably considering backing out. The house has not been sold in a very long time, being the long term home of someone elderly, and I didn't consider that might be a red flag for problems because it won't have been properly examined in forever. Thought maybe you smart folk would be good enough to help me with some interpretation. I realise it's a lot to ask, but I'd be very grateful.

First main issue that got flagged up was to do with insufficient ventilation of the sub-floor. Now, I know that's a fairly common problem in itself, but in this instance it was pointed out that it is blocked by a solid floor extension to the rear and porch to the front. How much of a problem is this, and is there any way to simply remediate it without major works such as replacing the floor of the extension?

Associated with that it was noted that "The damp-proof course to the external walls has insufficient clearance to external ground levels particularly to the rear. Where possible, ground levels should be reduced to provide at least two clear courses of brickwork between the DPC and the ground."
Is that another thing to worry about which might be hard to remedy?

Next it was pointed out that the insullation in the roof covers electrical cabling, which represents a significant fire risk. Is this a common problem? What would be involved in correcting this? Would it be expensive?

Another point raised (sorry for going on, I'm quite the virgin) was that the walls (or ceilings, more plausibly) were covered in a coating which if it was done pre-2000 may contain asbestos. I understand if that's the case you can just leave it alone, but I assume it would be a specialist job if I ever wanted or was forced to redo them?

And lastly (or at least, last I'm going to bother you with) it was noted that the feed and expansion tank for the heating system is not adequately insulated, and does not meet current standards. Is this an easy fix, or would it require a more extensive rebuild?

If you don't want to get in to the nitty gritty of each problem, you're welcome to let me know if, as someone who doesn't want to have to put a lot of time, effort and money into renovation, I should just cut my losses and walk.
Thanks for your time. I'm hoping one or two of you have the patience to humour me.

BarelySentientAI

nervous_nelee said:

Associated with that it was noted that "The damp-proof course to the external walls has insufficient clearance to external ground levels particularly to the rear. Where possible, ground levels should be reduced to provide at least two clear courses of brickwork between the DPC and the ground."
Is that another thing to worry about which might be hard to remedy?

Not really - dig a trench and put some gravel in.  It's very common.

nervous_nelee said:

Next it was pointed out that the insullation in the roof covers electrical cabling, which represents a significant fire risk. Is this a common problem? What would be involved in correcting this? Would it be expensive?

Only a fire risk if the cable is too small.  An electrical inspection can tell you if it is.  If there's enough slack, stuff the insulation under the cable instead or lift it all up so the cable rests on the plasterboard below.

nervous_nelee said:

And lastly (or at least, last I'm going to bother you with) it was noted that the feed and expansion tank for the heating system is not adequately insulated, and does not meet current standards. Is this an easy fix, or would it require a more extensive rebuild?

Wrap some insulation around it.  Couple of minutes and a couple of quid.
 

EssexExile

There's nothing there that would put me off buying. Many houses have all those conditions and it doesn't cause a problem. 

I've just had a survey done on a property, the surveyor phoned me after he'd finished and told me it's a good house and I should buy it. When I got his written report there were some level 3 warnings in it!

nervous_nelee

Thanks for the speedy replies, you two.

So you think it's unlikely that, if I did minimal work to remedy the damp related concerns, a couple of years down the line I'd be having to shill out a small fortune to get floors ripped out and the like? And nothing else there is anything that I have to devote excessive worry to, even as someone who is a DIY dummy?

Is any of this worth trying to negotiate some money off, or ask the vendors to fix before I sign the contract? I already feel the house is somewhat over-valued, but I don't want to be a paranoid time-waster.

FreeBear

nervous_nelee said: Next it was pointed out that the insullation in the roof covers electrical cabling, which represents a significant fire risk. Is this a common problem?

Assuming this cable is just for lighting, and you are using low energy bulbs everywhere (LED), the cables will be hugely overrated. So more than capable of powering the lights with zero risk of overheating.

BarelySentientAI

Well I'm not qualified to comment on the sub-floor ventilation - don't know if that needs solving with something like extra air bricks to the side or if it's not a problem if the ground level bit is solved.  All the rest I'd fix after moving in and probably wouldn't be trying for a discount.

If you do want to negotiate something, it tends to be better asking for money and fixing yourself rather than getting the vendors to fix, because they might well pick the cheapest and fastest option but you would pick the best fix.

twopenny

Again - tank, i got an old sleeping bag. Someome had used polystyrene bits (free from an electrical retailers) to wrap the cold water tank and tied it on.

Damp course - as said, easy to dig a trench. Gravel cheap as chips. Even if it's paved right up to, lift the slabs and use half size to allow for trench.

Wiring, others will know best but both my last property and this whichwere insulated by gov grant or builders the wiring was underneath the insulation.

So those things don't need to worry you. 
What does your mortgage lender say? 

Sounds likea good house.
Having one that hasn't been lived in for a while there will be some serious decorating to do but you can slap on some paint to make it nice till you get around to making it perfect.
Maybe asbestos in paint or maybe not. Not something I've heard of and I've been decorating for decades.

Bear in mind today they will warn you of just about anything. Look how many old people there are around. We survived despite all this stuff.

Only thing I can think of is wiring. See if it's ok. That could be an expence. 

nervous_nelee

twopenny said:

What does your mortgage lender say? 

I'm a cash buyer with no family, so I'm getting no real helpful input from elsewhere. Hence my low confidence and why I'm reaching out.

Albermarle

nervous_nelee said:

twopenny said:

What does your mortgage lender say? 

I'm a cash buyer with no family, so I'm getting no real helpful input from elsewhere. Hence my low confidence and why I'm reaching out.

Your OP would have been better in this forum .
House buying, renting & selling — MoneySavingExpert Forum

There are numerous similar posts from inexperienced buyers worrying about survey results ( mainly unnecessarily).
Probably not worth moving your thread, but worth you spending some time scrolling through that forum.

nervous_nelee

Apologies for my noobness. I did have a brief look in both forums, but it was unclear so I tossed a coin. I'll know better next time.

Thank you all for calming me down, nonetheless.

coffeehound

Is there an electric shower upstairs?  That's one cable that could be affected by insulation