Help Needed: How Much Should I Negotiate After Survey Findings?

Lets_fly

Hi everyone,

I’m a first-time buyer, and our offer on a property(1930 Single owner) has been accepted for £575000. The conveyancing process is nearly complete, and we’re approaching the contract exchange stage. However, we recently had a Level 2 Survey carried out, which flagged several issues requiring urgent attention.

Key Issues Identified in the Survey

1. Chimney Stack

   • The mortar between the bricks (pointing) has eroded in places and requires repointing.

2. Roof and Outhouse Roof

   • The flat roof covering the rear bay is worn and nearing the end of its life. Replacement is recommended to prevent imminent leaking.
   • Tiles to the outhouse roof are damaged and need replacement, and mortar bedding on certain hip tiles needs repointing to prevent water ingress.

3. Windows

   • The property has single-glazed timber windows on either side of the front door, which could be replaced for better insulation.
   • The double glazing in the kitchen and outhouse side door has failed ("blown") and is misted over, requiring replacement.

4. Outhouse side Doors

   • The outhouse timber door is in poor condition and needs replacing.

5. Loft and Insulation

   • Loft insulation fibre has been laid between the ceiling joists to the floor of the loft, and is laid to the required, minimum thickness of 270mm in places, but not throughout the loft. This results in lower energy efficiency and therefore higher energy bills. We would recommend a thickness of insulation is increased to ensure that it meets the required thickness throughout the loft space. .

6. Woodwork

   • The door between the porch and hallway has glazing that does not meet modern safety standards and poses a hazard. Replacement is recommended.

7. Electricity

   • Switches, sockets, and fittings are dated, and modernisation, including rewiring, is likely necessary.

8. Gas/Oil

• A gas-fired back boiler may be present in the chimney breast, and if so, it should be removed.
• Certificates for the gas system and fittings were not provided, and an inspection is recommended.

Questions

1. How much of a reduction would be reasonable to ask for based on these findings?
2. Are there any specific issues (e.g., electricity rewiring or gas boiler removal) that might warrant higher negotiation?
3. Is it common to negotiate a price reduction this close to the exchange of contracts?

I’d love to hear your advice or experiences on how best to approach this negotiation.

Thanks so much in advance for your help!

cymruchris

There’s not much there that would warrant any reduction if the property is a few years old. Im not even sure anything there requires ‘URGENT’ attention. You’d expect most of that with say an old terraced house - so you can see if you can negotiate e minor discount but don’t expect to be shaving thousands off. In its current state it hasn’t collapsed for the current owners and likely won’t collapse for you either. Most of those things are just regular upkeep and maintenance that you’d expect in a house of a certain age. 

user1977

I agree, nothing there is significant or surprising, most of it you could have spotted yourself.

Hoenir

Lets_fly said:

The conveyancing process is nearly complete, and we’re approaching the contract exchange stage. However, we recently had a Level 2 Survey carried out, which flagged several issues requiring urgent attention.

Late in the day to start renegotiating the price. The survey should have been undertaken before legal work commenced. Was the property priced to reflect it's general condition ?   Throwing a curved ball may well generate an irate response. 

Lets_fly

cymruchris said:

There’s not much there that would warrant any reduction if the property is a few years old. Im not even sure anything there requires ‘URGENT’ attention. You’d expect most of that with say an old terraced house - so you can see if you can negotiate e minor discount but don’t expect to be shaving thousands off. In its current state it hasn’t collapsed for the current owners and likely won’t collapse for you either. Most of those things are just regular upkeep and maintenance that you’d expect in a house of a certain age. 

The electric rewiring might be big cost? as its not been updated since I guess 1980's. And loft insulation ? is not expensive 

dinosaur66

all the top findings 1-6 are minor jobs 2k i would guess without being able to see it -windows are about £120 each depending on size

7 -need a eihc report -possible might be ok possible might be £6 k

8-is confusing / where is the boiler now ? they put boilers on older propertys when bathroom was at the back of the house downstairs and needed a vent for the boiler so they used the chimney

but it reads like it has now been moved

 

 close to exchange of contracts seller is going to be annoyed 

bear in mind surveys are backside covering reports

Linton

Unless you want to upset the seller I suggest you keep to the deal you agreed. If i was a seller and a buyer reneged on the agreed price I would be very tempted to put the house back on the market.

 In my view asking for a reduction in price is the last step before you pull out because of the house's condition, not the first thing you try on the off-chance of getting a lower price.

Things which MAY be wrong are normal back-covering by the surveyor.  Unless you buy a brand new house there will always be things which dont meet the latest standards. Standards are continually updated.  Houses are subject to continual degradation through normal wear and tear.

user1977

Lets_fly said:

cymruchris said:

There’s not much there that would warrant any reduction if the property is a few years old. Im not even sure anything there requires ‘URGENT’ attention. You’d expect most of that with say an old terraced house - so you can see if you can negotiate e minor discount but don’t expect to be shaving thousands off. In its current state it hasn’t collapsed for the current owners and likely won’t collapse for you either. Most of those things are just regular upkeep and maintenance that you’d expect in a house of a certain age. 

The electric rewiring might be big cost? as its not been updated since I guess 1980's. 

But presumably you figured that out by yourself and took it into account when offering? I presume the property wasn't marketed as having been recently rewired?

Lets_fly

dinosaur66 said:

all the top findings 1-6 are minor jobs 2k i would guess without being able to see it -windows are about £120 each depending on size

7 -need a eihc report -possible might be ok possible might be £6 k

8-is confusing / where is the boiler now ? they put boilers on older propertys when bathroom was at the back of the house downstairs and needed a vent for the boiler so they used the chimney

but it reads like it has now been moved

 

 close to exchange of contracts seller is going to be annoyed 

bear in mind surveys are backside covering reports

For 8 - THis is what is writted in the report  for Gas/Oil section- There is a mains gas supply, and the meter and control valve are located in the under stairs cupboard. Wall mounted boiler positioned in the kitchen. It appears, from the pipework entering the chimney breast in the rear reception room, that there is a gas fired back, boiler fitted inside, we are unable to comment any further. If there is such a Boiler present, this should be removed. Gas fire to the fireplace in the rear reception room. This was not tested.

This is written in Fireplaces, chimney breasts and flues Section  - There is a stone/timber fireplace in front of the chimney breast to the rear reception room, with gas fire installed.Fireplaces or flues elsewhere have been closed, and the flues above have not been vented. This presents a risk of the build up of condensation within the flues, and subsequent dampness penetrating into habitable space. We would recommend that the flues are vented, accordingly  

For 7 -  £6K is big cost for electric. Should I ask some reduction for that ?

Lets_fly

user1977 said:

Lets_fly said:

cymruchris said:

There’s not much there that would warrant any reduction if the property is a few years old. Im not even sure anything there requires ‘URGENT’ attention. You’d expect most of that with say an old terraced house - so you can see if you can negotiate e minor discount but don’t expect to be shaving thousands off. In its current state it hasn’t collapsed for the current owners and likely won’t collapse for you either. Most of those things are just regular upkeep and maintenance that you’d expect in a house of a certain age. 

The electric rewiring might be big cost? as its not been updated since I guess 1980's. 

But presumably you figured that out by yourself and took it into account when offering? I presume the property wasn't marketed as having been recently rewired?

When I viewed I did not think of  electric wiring . I was more into what I see with eyes like flooring and condition of the house. 

Lets_fly

Hoenir said:

Lets_fly said:

The conveyancing process is nearly complete, and we’re approaching the contract exchange stage. However, we recently had a Level 2 Survey carried out, which flagged several issues requiring urgent attention.

Late in the day to start renegotiating the price. The survey should have been undertaken before legal work commenced. Was the property priced to reflect it's general condition ?   Throwing a curved ball may well generate an irate response. 

We initially tried to negotiate a reduction in the asking price when we made our offer, but unfortunately, the vendor didn’t budge and didn’t reduce a single penny 😞. We thought that once the survey was done, it might give us a chance to justify and negotiate some reduction based on the findings.