Wall tie survey before or after completion?

Snowplace

I'm in the process of purchasing a 1930s house. The lender did a desktop valuation, but I went ahead and had a Level 3 survey performed. Among several other red flag/urgent issues noted, many of which I was aware off as this is a dated house in need of modernisation, it strongly suggested a wall tie survey be performed prior to exchange. I'm trying to work out whether this needs to be completed now or whether I can phone around to get quotes just to give me an idea of worse case scenario costs. The seller has made it clear that they wont renegotiate if any repairs to wall ties are needed so a survey isn't going to help in that respect. The surveyor had said overall it was a very solid house. My questions are a) is it beneficial to get the survey done prior to purchase, ie. could it potentially uncover any other defects/issues in the walls that I should be aware off (no damp was noted on the Level 3 survey). This would at least help me get a better idea of cost or other issues. Or simply wait until after completion, phone around for some quotes to get 'worse-case' figures? b) how does this all related to the lender? Do I have to notify them about the fact this concern was raised in my home survey and/or the results of the wall-tie survey if I do get this done prior to completion? I hadn't considered before how my independent survey may relate to a lender who chose to do a desktop valuation and what responsibilities I may have in informing them of results? Any guidance would be greatly appreciated!

youth_leader

I had a L3 survey on this 1930's double fronted bungalow and the wall ties were rusted.  I got in touch with an independent company called Brit Rem in the NE, they came and gave me a quote between exchange and completion, and were able to do the work a few months afterwards.  Only the front needed doing, I think it was £850.00.  Quite noisy as they were drilling into the walls.

Slinky

youth_leader said:

I had a L3 survey on this 1930's double fronted bungalow and the wall ties were rusted.  I got in touch with an independent company called Brit Rem in the NE, they came and gave me a quote between exchange and completion, and were able to do the work a few months afterwards.  Only the front needed doing, I think it was £850.00.  Quite noisy as they were drilling into the walls.

How do they check? I'm a little concerned we may have some issues with our house as I hear clicks in the brickwork at odd times that can't be due to thermal expansion. Ours is 1960s.

youth_leader

I can't find my survey or BritRem's report, so sorry.  On the web it says they check by either removing a brick or drilling a hole and looking through an endoscope. 

youth_leader

I've just had another look and I have found the guarantee.  The job only cost £550 including VAT.

Snowplace

youth_leader said:

I had a L3 survey on this 1930's double fronted bungalow and the wall ties were rusted.  I got in touch with an independent company called Brit Rem in the NE, they came and gave me a quote between exchange and completion, and were able to do the work a few months afterwards.  Only the front needed doing, I think it was £850.00.  Quite noisy as they were drilling into the walls.

Thanks for the reply. That's interesting, I hadn't even considered timing it for in between exchange and completion. I did get some worse case scenario figures for the cost should all wall ties need replacing and would be ok to leave the survey until after completion based on cost alone, because in my head if it needs doing it needs doing, that's just owning a home and this isn't a new build! This would especially be true if the vendor pushed back on the survey and removing bricks. I guess I'm wondering, if the wall tie survey could ever uncover something else more serious and more expensive other than the ties which could be much more expensive, making it wise to do it prior to exchange so there was chance to stop the sale if needed? I may need to speak to few specialist companies and find out.

youth_leader

As your  RCIS surveyor recommended a wall tie survey, I'd go ahead and have it before you get any further.  Good luck.

stuart45

Snowplace said:

youth_leader said:

I had a L3 survey on this 1930's double fronted bungalow and the wall ties were rusted.  I got in touch with an independent company called Brit Rem in the NE, they came and gave me a quote between exchange and completion, and were able to do the work a few months afterwards.  Only the front needed doing, I think it was £850.00.  Quite noisy as they were drilling into the walls.

Thanks for the reply. That's interesting, I hadn't even considered timing it for in between exchange and completion. I did get some worse case scenario figures for the cost should all wall ties need replacing and would be ok to leave the survey until after completion based on cost alone, because in my head if it needs doing it needs doing, that's just owning a home and this isn't a new build! This would especially be true if the vendor pushed back on the survey and removing bricks. I guess I'm wondering, if the wall tie survey could ever uncover something else more serious and more expensive other than the ties which could be much more expensive, making it wise to do it prior to exchange so there was chance to stop the sale if needed? I may need to speak to few specialist companies and find out.

A wall tie survey will check the type and condition of your ties and nothing else.
It's not really an independent survey, as the company are in the business to sell you their product. You have to trust their judgement that new ties are needed.

newatc

We have a 1930s house  and got a Wall Tie survey done a couple of years back, It came back that the West Wall (got the worst of the weather) needed immediate action, for two other walls it was suggested we get it retested in 7/8 years and the other wall (well protected) was fine. The quotes for each wall was 600-800 but 2 of the walls would need scaffolding which would obviously be extra.

stuart45

A mate of mine got into wall he replacement in Brighton. Being on the coast it's standard for surveyors to advice a wall tie survey.
He said that he normally tells people there's only one or two walls that need doing and the rest is OK at present, as they think it's cheaper than they first expected and are quite relieved. Don't think he ever walks away without getting some work.