Level 3 Survey Back, any Opinions Please?

Mind_Overload

Hello,

I received my level 3 survey back on Monday, but am stuck what I should be doing next. I am buying a 2 bed mid terraced weavers cottage 1880's, that on eye view looks in very good condition, but I took level 3 out to be safe.

I am moving from a new build flat to a house, so this is all new to me. I sent the survey to my solicitor but they are not interested in reading it, unless i send an email of what I exactly want them to do. I have replied twice now to the Surveyor company asking where do I go for contacts for roofing and damp team quotes etc, or do they supply it?!, but they said they would speak to the guy who did the survey and get back to, 2 days have passed now. Nothing.

I want the Roof/Chimney checked, and also the damp, i am not too worried about the wall as they wrote other houses on the same street have same issue, and kept saying "purely precautionary" and most likely historic.

Does the surveyor supply contacts to these companies? or do I need to find someone? if so, how do you align it all up with the vendor, agent etc.

Please see below, any tips would be most grateful.

Albermarle

If you read many similar threads on here, you will see that surveyors are normally over cautious just to cover themselves.
Also their cost indications for any work tend to be very much on the high side.

I am buying a 2 bed mid terraced weavers cottage 1880's

So when buying a 140 year old property, did you not expect there to be any issues?

Mind_Overload

Hi Albemarle,

Thank you for replying, yes, I did expect issues as the property is very old, that's why I chose level 3, However, I was overwhelmed reading the report, and like you said feel they are covering themselves.

I read threads on here and other sites, my main question, if you could kindly help, if I wanted to get a firm to check the damp, and roof, how do I go about it, and how do I book it with the vendor, who I am not in talks with.

I just find this area of selling rather strange, the internet throws up a whole heap of different situations.

It's a shame I am on day 3 with no reply from the surveyor asking what is probably a simple question for them.

Thanks

Mark_d

Personally I would talk to the vendor's estate agent and explain that you need further assessment of the damp and roof.  I suspect that you'll need to find the relevant specialists and then coordinate with the vendor

Mind_Overload

Thanks Mark-d
I read it's not good practise to share the report with the estate agent, is snippets OK? thanks

Emmia

And beware "damp specialists" who suggest chemicals are the treatment 

Mind_Overload

Emmia said:

And beware "damp specialists" who suggest chemicals are the treatment 

Thanks Emmia, there was mention of a Chemical treatment in the past.

Emmia

marcus-darkus said:

Emmia said:

And beware "damp specialists" who suggest chemicals are the treatment 

Thanks Emmia, there was mention of a Chemical treatment in the past.

That's not great news to be honest, houses of that vintage aren't supposed to have chemical damp proofing.

FreeBear

marcus-darkus said:

Emmia said:

And beware "damp specialists" who suggest chemicals are the treatment 

Thanks Emmia, there was mention of a Chemical treatment in the past.

Oh dear. The PCA muppets have already been at it with this property - They probably slapped their waterproof render/plaster on the inside walls after injecting chemicals in to the walls. Hides any damp issues for a few years, but doesn't cure the root cause (if any). In the meantime, damp builds up inside the wall as it can't get out, and then pops out higher up. You then get the same PCA clowns back recommending another round of chemicals & waterproof render/plaster for £xx,xxx which hides the damp for a further 8-10 years. Rinse, repeat.

If there were any guarantees in place for previous works, expect plenty of get-out clauses that renders the guarantee worthless.

In the meantime, the build up of damp could be doing serious damage to the structural integrity of the wall, especially if it is cob rather than brick/stone.

As for the cellar, I would expect to find some damp under the flags - These are usually laid on a bed of sand or weak lime mortar. It is not unusual to find cellars flooding on occasion, so fitting a sump pump is prudent. Wouldn't do any more than that, and would certainly avoid tanking the space.

Mind_Overload

Thanks a lot @FreeBear for your detailed reply, I did expect damp in the cellar. This was on the front wall though, and possibly the back. I will definitely get a damp and timber company to go and check it. 

FreeBear

marcus-darkus said:

Thanks a lot @FreeBear for your detailed reply, I did expect damp in the cellar. This was on the front wall though, and possibly the back. I will definitely get a damp and timber company to go and check it. 

Do not get a "free" damp survey - The surveyor salesman will use the opportunity to try and sell you some expensive "treatments". Same goes for any surveyor salesman with links to a treatment company.

If you want a damp survey, you'll need to pay for one with a proper surveyor without any commercial ties with a treatment company, and preferably without any PCA affiliation (the PCA is the trade body supporting the damp treatment industry, so they have a vested interest is selling "cures").