Struggling to assess survey results

sJanes

I've had a level 3 survey on a Victorian property (2-bed terrace, ~1880 I think) which seems incredibly negative but I'm not sure if that's just standard for such a property which has inevitably been modified to some extent over the years. It's very similar to one I had on a similar property on a neighbouring street (purchase fell through before most of the structural findings were investigated). My previous houses were 1920s and 1930s and the surveys were far less detailed and I haven't had any problems at all with those, although they are obviously considerably newer. These are the main points, in rough order of concern (to me): 

• Roof rating 3. Cold roof construction is lined with plasterboard creating a barrier to ventilation. Moisture ingress affecting the purlins suggesting moisture accumulation within the roof space. Plastering should not have been done and is detrimental to the roof framework. (also broken and slipped roof slates, incorrect choice of slate on roof).
• Woodwork rating 3. Some gaps under the ground floor skirting due to damp. Evidence of historic wood boring beetle to several timbers, with treatment having been carried out at some point. PCA-registered joiner inspection of timbers for rot and woodworm is recommended.
• Walls rating 3. Black mould, rising damp and condensation in the corner of the kitchen where walls have been replastered using gypsum-based plaster. Localised dampness on fireplace walls due to open chimney pots.
• Wet rot on front door frame.
• Damp affecting joist against the basement front wall (no rot showing).
• Brickwork repointed using cement (not lime) mortar, and painted with unknown type of paint which may prevent breathing.
• Drainage rating 3. Main drain requires bedding in mortar. Remedial works are required.
• Basement has evidence of a sump pump indicative of a tanking system being installed. No associated electrical points were found. (I know the current owner bought after the cellar work had already been done so they have no information on it)
• Electrics rating 3. No indication of why, other than there is no current inspection certificate.
• Gas rating 3. Ditto.
• External main supply stop tap was not located (why could that be, they could find next door's in the front garden)

The roof and woodwork (basically both damp) are the main issues I think. The roof space felt and smelt dry when I viewed so this is something of a surprise. The kitchen I am less concerned about because its state was obvious when I viewed. I would at a minimum completely rip the whole thing out, and potentially have an extension done as other properties around have. 

It's been empty for at least 6 months (was occupied by the owner's son who got married and bought their own, bigger place), so there is potential for the survey to be more thorough than in a occupied property, and also perhaps damp to be exacerbated with lack of heating early in the year.

It's competitively priced compared to recent sold/asking prices, although it went up for sale just at a point when the market was cooling right down and the owner is keen to be rid of an empty property..

I was prepared for needing to spend some money, but I'm not sure what sort of scale these issues are on. I'm not looking for a price reduction, I just don't want to take on a big project. Maybe every other similar house would get more or less the same report but their owners are living there happily?

Thanks for any advice!

Smalltownhypocrite

Electric and Gas are always 3 as surveyors don't test these so you can discount that.

Really it sounds like a lots of damp issues, only you can decide if your willing to take that on really.

sJanes

What about the woodworm? Is it worth having a joiner inspect it (if the vendor allows)?

youth_leader

I would find an independent damp/timber survyeor and get him or her to look at all of the issues, including the woodworm. The PCA people, recommended to me by my EA when my buyer wanted a damp/timber survey, are sales, do make sure it is an independent.

I had a Level 3 RCIS survey here and he couldn't lift carpets or move furniture - every floor was rotten because of excessive condensation.  Cost me every penny of the equity I had and a load of inconvenience.  Worse thing was my beloved sheltie died with a fungus in his nose, I'll never get over it. 

sJanes

Thanks - this house is empty and has no carpets (was never carpeted, they just used rugs over the boards) so you'd hope something heinous like that would be obvious even to a layman like me with everything as exposed as it can be. I will look into timber surveyors.

Sorry about the dog, they are a lovely breed.