Pre-survey: Vertical cracks above door & ceiling leak: how much would it cost to repair?

house_mouse4589

Hi lovely MSE community,

I wanted to ask if you had any advice for me. I have just put in an offer on an end of terrace house likely to have been built in the early 1900s. We always knew it would need some TLC and the asking price has already come down... 

We really like the house and think it has potential. However, there are a couple of issues that I am worried extend beyond the cosmetic changes that the property could need.

1) What looks like a leak from the suspended ceiling. The seller didn't seem to know anything about the cause of this (they're selling their mother's house who had lived in it for many years, presumably alone). It was the only mark I could see on the ceiling and it didn't appear to still be leaking, but it had left behind a stain. Is this a big issue? Would it cost a lot to replace these ceiling tiles with a more robust ceiling? It's part of a sort of extension to the living room so doesn't seem to be related to the main part of the house... 

 

2) a)  There is a vertical crack coming down from the ceiling outside the 2nd floor bedroom. I read that vertical cracks may not be a significant issue if they're not wide, but perhaps (as you may see at the top) the crack is also horizontal as well... would a structural engineer need to be brought in? Any ideas of the costs of repairing this if so? 

2) b) The loft seems to have some mould around the loft hatch... not sure it that is standard or not. 

We have already spent a lot on a survey for a previous house that unfortunately fell through so we're looking to avoid paying for another one if these issues could be structural and more severe than first imagined.

So if anyone is a builder or surveyor (or has been through a similar process before when buying an older house) and could share some advise I'd greatly appreciate it. 

Thanks a lot

Grizebeck

The crack is nothing.
The mould is minor
Rip down the old suspended ceiling and put a normal one out and sort out the leak issue
Nothing to worry about 

youth_leader

Re your mould on the loft hatch.

I knew from the survey that this bungalow didn't have enough insulation in the loft,  and had someone come for a look - when he opened the hatch, water rained down. 

Lots of condensation in the loft here because the ventilation is so poor. The condensation in the bungalow is very high because of the water table, the windows were dripping my first winter here.  I've now had a positive ventilation put into the loft.  Still waiting for the roofer to put 'ventilation tiles' into the roof as well but he's good, and always busy, he'll turn up eventually.

FreeBear

Replace the loft hatch with a much better fitting one - It will cut the cold draught and make the place easier to heat. Do it in conjunction with adding more insulation in the loft (aim for 300mm in total).

The crack is nothing to worry about. The stain is probably due to a (hopefully fixed) leak where the extension roof meets the original house. If the repair needs doing again, it shouldn't be hugely expensive (some photos of the outside would help).

ThisIsWeird

Yes, photos of the roof outside would really help, or perhaps at least a link to the sales partics?
That ceiling stain may well be old and repaired, but it might not be; no-one on here can tell whether the outer roof covering is original, so potentially well over 100 years old - in which case surely pretty tired by now - or in good order with just a bit of failed flashing. The ultimate fix could be £20k or £200.
That suspended ceiling is bizarre, and presumably was put in place because the original P&Lath one was failing? Or possibly because the owner thought a lower ceiling would be easier to heat? But, a strange thing to do. Anticipate having to have a completely new ceiling, a very messy job. Cost - £2k? It'll be a much nicer room when done - that sus-ceiling is right down to the windows! Yuck.
The cracks are now't.
The hatch mould is presumably from moist house air being drawn up around a poorly-fitting door, or perhaps because the hatch itself is poorly insulated, or possibly because the ventilation in the loft has been compromised - different degrees of seriousness. Really, with such an indicator, I'd want to stick my head up there and check that loft. 
Totally understand that you don't want to spend money unnecessarily, but imo this is a case where it would be wise.
Or, do you have a half-knowledgeable friend/relative/work colleague who could at least stick half their bod up that hatch with a powerful torch? Coupled with lots of photos of the outside roof, including around where that ceiling leaks shows?

Albermarle

If that is the only crack in a house that is >100 years then that is a very good result.
That ceiling is unusual in a domestic setting, more what you see in offices, so makes you wonder why it is there/what's behind it.
If you have a look in the loft as advised above, then at the same visit push one of those tiles out of the way, and have a look what's behind it - you might be able to have a stab at where the leak came from as well. 

theartfullodger

Between £50 and severaL thousands of ££££.  Get a reliable builder to give you a view. 

house_mouse4589

Grizebeck said:

The crack is nothing.
The mould is minor
Rip down the old suspended ceiling and put a normal one out and sort out the leak issue
Nothing to worry about 

Thanks so much for your response! I wonder if there could be a chance of asbestos underneath the suspended ceiling though... it could be hiding something... it's really unusual to have these ceiling tiles in a residential property no? 

house_mouse4589

youth_leader said:

Re your mould on the loft hatch.

I knew from the survey that this bungalow didn't have enough insulation in the loft,  and had someone come for a look - when he opened the hatch, water rained down. 

Lots of condensation in the loft here because the ventilation is so poor. The condensation in the bungalow is very high because of the water table, the windows were dripping my first winter here.  I've now had a positive ventilation put into the loft.  Still waiting for the roofer to put 'ventilation tiles' into the roof as well but he's good, and always busy, he'll turn up eventually.

Thanks for your reply... what do you mean about the bungalow though? Are you talking about your own property? Was it expensive for you to put ventilation in the loft?