Survey has lied to cover his tracks

Brioni1

Hello 
Just bought house and carried out a level 2 rics survey but not happy about a couple of things and need some feedback please. 

1. I have llandeii trees in the garden near a boundary wall. Just noticed subsidence in the wall and neighbour informed me that this has been going on for years. I raised this with the surveyor as to why he did not pick this up and claims during the inspection the wall  was covered with vegetation. He also sent me a photo. The photos he sent EXACTLY match a photo of the garden taken in 2016 on a rightmove sight of the garden including showing the number of clothing pegs on the washing line. When I viewed the property there was no vegetation blocking the boundary walls or obscuring the walls or vision.

2. There is also a garage which has ivy on the side wall which needs removing. He has not raised this ?

3. The previous occupant who lived there has confirmed that she trimmed the hedges and vegetation before the survey was carried out and so has the estate agent. Therefore raising a clear doubt about the photo he sent me.

Thoughts would be appreciated 


 

FlorayG

I don't know about your first point but the second one; if the garage wall is sound then ivy will not damage it, it only sticks to the surface. Loose rendering can be pulled off but that's the extent of the damage it does

sammyjammy

If you feel it matters then challenge the photo and provide your evidence, if the wall and the subsidence are that obvious why didn't you pick it up?

Brioni1

I will challenge the photo. The cracks were bought my attention by my neighbour. 

Green_hopeful

I would let it go. Surveys are really not worth worrying about. There are always unexpected things that arise when buying a house. It just costs you energy. Even if you end up getting all the way to court the damages would be the value of the house with the missed points verses what you actually paid. I guess the ivy on the garage was obvious from your viewing and actually doesn’t need removing. No loss there. The damage to the wall from the trees would be unlikely to make a difference to the price of the property. Limited if any loss there. There are always odd bits to surveys. 

My step daughter bought a house last year and the surveyor referred to a conservatory and cellar in his report. Neither were in the house she was buying. He also raised issues that were easy to discount when I climbed into the loft to check. She and her husband were livid at the mistakes but these things happen and it’s better to enjoy your home and move on. 

Katiehound

Nothing to do directly with survey but I was advised by builders to get rid of ivy on brick walls of house, (it was encroaching from next door house in terrace up near roof) they said it sucked moisture from the walls which could particularly affect any timbers- joists, roof etc.  On garden wall different story.

TheJP

Brioni1 said:

Hello 
Just bought house and carried out a level 2 rics survey but not happy about a couple of things and need some feedback please. 

1. I have llandeii trees in the garden near a boundary wall. Just noticed subsidence in the wall and neighbour informed me that this has been going on for years. I raised this with the surveyor as to why he did not pick this up and claims during the inspection the wall  was covered with vegetation. He also sent me a photo. The photos he sent EXACTLY match a photo of the garden taken in 2016 on a rightmove sight of the garden including showing the number of clothing pegs on the washing line. When I viewed the property there was no vegetation blocking the boundary walls or obscuring the walls or vision.

2. There is also a garage which has ivy on the side wall which needs removing. He has not raised this ?

3. The previous occupant who lived there has confirmed that she trimmed the hedges and vegetation before the survey was carried out and so has the estate agent. Therefore raising a clear doubt about the photo he sent me.

Thoughts would be appreciated 


 

Have you bought the house and then have had a survey completed or have you not bought the house yet and are going through the conveyancing process or did you have the survey completed during the conveyancing process and carried on with the sale and have completed?

Section62

Katiehound said:

Nothing to do directly with survey but I was advised by builders to get rid of ivy on brick walls of house, (it was encroaching from next door house in terrace up near roof) they said it sucked moisture from the walls which could particularly affect any timbers- joists, roof etc.  On garden wall different story.

Personally I'd keep ivy off house walls because when you decide to get rid of it eventually it leaves a horrible mess behind.... but the builder's logic doesn't really make sense.  If the ivy 'sucked moisture' from the walls then it would make them drier, and timber being dry is a good thing.  So structural timber in contact with a wall which is having the moisture sucked out of it would mean the timber is drier and therefore less prone to water-related decay.

Furthermore, if the walls are cavity then the structural timber shouldn't be in contact with the outer leaf of the wall, so again the ivy sucking moisture from the wall (on the outside) should make no difference to the timber.

I'd be genuinely interested if anyone else has heard the same or understands what the builders were saying.

If anything I'd expect the opposite effect - thick ivy would reduce the exposure of the wall to sun and wind, which have a drying effect, so any dampness in the wall is less likely to escape to the atmosphere.

Albermarle

I think Ivy will only damage walls that in a very poor condition in the first place. My own experience though is that it does get behind cladding/soffit boards etc which can create gaps. Plus as said it can leave its visual mark on walls after being removed. 

From the RHS website

Does ivy damage buildings? 

Ivy is regularly reported to damage the walls it grows on, and while there are some instances where it can cause or exacerbate damage, in most cases ivy does not cause these structural issues. Its aerial roots are unable to bore into sound masonry, and they often only cause damage when they are removed with force. 

Studies have found that a covering of ivy can even benefit buildings. It lessens the effect of frost on vulnerable wall coverings, like plaster and lime mortar, and traps airborne pollutants which can blacken and erode them. It also acts as a shield against heavy rain-driven winds, which can themselves cause erosion and contribute to damp. And, while ivy is often believed to make buildings damp, there is evidence to the contrary – a covering of ivy has been found to lower humidity inside buildings over winter.

stuart45

Section62 said:

Katiehound said:

Nothing to do directly with survey but I was advised by builders to get rid of ivy on brick walls of house, (it was encroaching from next door house in terrace up near roof) they said it sucked moisture from the walls which could particularly affect any timbers- joists, roof etc.  On garden wall different story.

I'd be genuinely interested if anyone else has heard the same or understands what the builders were saying.

I've heard people say that, but they don't really know what they're talking about.
It can leave a mess on the brickwork when removed, especially on bricks like Flettons. 
I've also had to rebuild a few stone garden walls over the years where ivy and other plants have got into the wall. A wall in good condition with solid joints should be safe, provided the ivy is kept under contol.
However, if the property is built on shrinkable clay then the wall with the cracks could make a big difference to the price.