Level 2 Survey - 20y old house

LuckyCharms114

Tracet74 said:

What elements in the Level 2 have a Condition Rating 3 as this should indicate why you need an additional report.  If not, you should ask for what specifically they want covered in an additional report. 

Please remember that the surveyor is employed by you as much as the bank, i.e. the Level 2 is for your benefit only.

Yes, they list some things, I also spoke with the surveyor and asked which items she'd like addressing in the report, her answer was "the whole house". Yes I get they need to look at the whole house, but i asked if there was a list of things that must be addressed, her answer again was "the whole house". I feel like the surveyors job is basically a tick box exercise, they go through a list, they dont really advise on much at all, most of their comments are just backing themselves to say, we've spotted that, we cant tell you much about it and you shield go get someone else to do it. 

Tracet74

That's very poor advice from the surveyor as if extra investigations are required, they should provide details as to what the concern is.  Is Section D4 of the report (Main Walls) a Condition Rating 3?  Same for Section E3 (Walls and Partitions)?

LuckyCharms114

Tracet74 said:

That's very poor advice from the surveyor as if extra investigations are required, they should provide details as to what the concern is.  Is Section D4 of the report (Main Walls) a Condition Rating 3?  Same for Section E3 (Walls and Partitions)?

D4 Main walls

D5 Windows

D7 Conservatory and porches

E3 Walls and partitions

E4 Floors

F1 Electricity

F2 Gas/oil

F4 Heating

F5 Water heating

Section E4 they've made a comment that there's uneven floors which may cause floor cracking and can be a potential trip hazard 🤷🏼‍♀️

Tracet74

F1 Electricity

F2 Gas/oil

F4 Heating

F5 Water heating

Those will always have a CR3 due to the health and safety risk.  Your conveyancer should be ensuring the appropriate documentation is in place.

E4 Floors - sounds like a trip hazard making it a CR3 rather than a repair needed?

D4 Main walls / E3 Walls and partitions - focus on these ones.
  

D5 Windows - is this due to blown panels or something else?

D7 Conservatory and porches - does this relate to a healthy and safety risk, i.e. not safety glass?

LuckyCharms114

Tracet74 said:

F1 Electricity

F2 Gas/oil

F4 Heating

F5 Water heating

Those will always have a CR3 due to the health and safety risk.  Your conveyancer should be ensuring the appropriate documentation is in place.

E4 Floors - sounds like a trip hazard making it a CR3 rather than a repair needed?

D4 Main walls / E3 Walls and partitions - focus on these ones.
  

D5 Windows - is this due to blown panels or something else?

D7 Conservatory and porches - does this relate to a healthy and safety risk, i.e. not safety glass?

D4: There is evidence of structural movement in the form of cracking to the masonry below the DPC. I suspect that this may have been caused by possible movement below ground/foundation issues and the possibility of further structural movement cannot be ruled out. I recommend that you commission further investigation into the cause/extent of the movement from a structural engineer or Chartered Building Surveyor, to advise on the appropriate remedy and likely costs of repair. This report must be obtained before any commitment

to purchase.

D5: 
The windows are double glazed and are of PVCu. These appear to be original fittings. There was slight damp penetration internally around the window(s), the window(s) and its sealant require

some attention to prevent this worsening.

Condition Rating 3.

Defective seals were evident to the window frames. Renewal of sealant to prevent damp penetration is

required.

D7: Conservatory

The conservatory shows signs of structural movement in the form of cracking to external walls and the possibility of further structural movement cannot be ruled out and therefore requires further investigation. I recommend that you commission a further report from a structural engineer/Chartered Building Surveyor together with an estimate of costs of repair so that you can properly budget for these works.

Condition Rating 3.

High/moderate damp readings were detected to the internal wall(s). Adjacent timbers are therefore at risk of timber decay/rot. You should commission a PCA or similar registered contractor to investigate further including any subfloor areas and roof voids to provide advice as to appropriate repairs/treatment. These works may be disruptive and expensive. You should undertake these investigations prior to a legal

commitment to purchase.

Condition Rating 3.

There is evidence of condensation in the form of mould growth to some wall surfaces. Condensation can arise from both an inherent lack of ventilation or from occupier actions. Care should be taken to ensure that all rooms affected are kept well ventilated/heated and that unnecessary sources of moisture are removed e.g. the drying of clothes over radiators. Condensation mould has been linked with adverse health effects, especially in the young, elderly or those suffering from respiratory illnesses such as asthma. Existing mould

growth should be treated with mould killer in conjunction with the recommendations set out above.

Condition Rating 3.

E3: The internal walls are of lightweight partitioning. These are finished in plaster, panelling, ceramic tiling and laminated finishes.

High damp readings were detected to the wall(s). Adjacent timbers are therefore at risk of timber decay/rot. You should commission a PCA or similar registered contractor to investigate further including any subfloor area and provide advice as to appropriate repairs/treatment. These works may be disruptive and expensive. You should undertake these investigations prior to a legal commitment to purchase.

Condition Rating 3.

There is evidence of condensation in the form of mould growth to some wall surfaces. Condensation can arise from both an inherent lack of ventilation or from occupier actions. Care should be taken to ensure that all rooms affected are kept well ventilated/heated and that unnecessary sources of moisture are removed e.g. the drying of clothes over radiators. Condensation mould has been linked with adverse health effects, especially in the young, elderly or those suffering from respiratory illnesses such as asthma. Existing mould growth should be treated with mould killer in conjunction with the recommendations set out above.

Condition Rating 3.

There was slight damp penetration internally around the window(s), the window(s) and its sealant require some attention to prevent this worsening.

Condition Rating 3.

Tracet74

To put simply, they want a Structural Engineer's report and a damp and timber report.  

D5. This looks to be just replacing the sealant around the windows rather than the glass itself.  Condensation is normally a consequence of how a property is being occupied rather than a building defect. Making sure the house is ventilated well will prevent this occuring.