Advice/opinions on survey for first time home buyer

Section62

https://forums.moneysavingexpert.com/discussion/comment/82148660#Comment_82148660

…I suppose if there are bare wires poking out of the walls and ceilings they might mention those specifically. Or if there are other very obvious (and dangerous) issues like cloth/rubber insulated cable on show.

StewedApple

https://forums.moneysavingexpert.com/discussion/comment/82148660#Comment_82148660

My experience has been that they would make a general comment about the state of the electrical systems, and usually recommend a survey by a qualified electrician. I've also noted more recently on a survey on an empty property I viewed about a year ago that they now offer commentary on the possibility of the risk of legionella.

I suspect this surveyor is highlighting the potential dangers of the electrical systems in this house. On the information presented, there is, in my view potentially significant issues with this house and someone should cost very carefully the likely works before proceeding.

My biggest concerns are around comments about roof timbers being cut, balustrades which are dangerous, and issues with the electrical systems. It's possible that many of these issues are minor but equally they could run away. These problems suggest to me that issues here have been bodged or undertaken by someone unqualified.
For example, the roofing work could be as little as re-pointing the chimney, replacing a few tiles, and re-seating the ridge tiles. But I suspect there will be significantly more which may mean a whole new roof (tiles/felting etc.), replacing timbers which have failed (because of water ingress noted on the chimney stack), new flashings and so on. Additionally, I suspect the guttering will show the soffits to be useless and require replacement and possibly repairs to the brick work - again because of water ingress. This type of work is likely to run into ten of thousands and someone without deep pockets will find themselves struggling.

Difficult to begin to estimate the costs but my guess could be anywhere between £35k-£100k to do this house. I wouldn't proceed without getting builders' quotes for all the works - I suspect this alone would tell most people to walk away.

If this were a really worthwhile property e.g. perhaps something of architectural value or something ideal for the person with several acres of land, or in the heart of a rising city-centre location, I'd think this sort of commitment may be worthwhile, but the survey suggests a standard 1950's semi and the time/cost/effort won't be repaid in an increase in value. I've owned 1950's semis and the best of them are excellent.

I think the idea that the original poster discusses the report with their surveyor is a good idea, but my gut feeling would be to walk away. They may have already spent something like £1500-£2000 but this money is not wasted if it saves them from a money-pit where their costs could run wildly out of control.

I've bought and sold houses with similar issues but the presence of so many in one property suggests to me that this property has not been looked after, may require significant hidden work which only fully reveals itself when the builder is on the job, and this is not the property for an inexperienced person who cannot live elsewhere until it is fully habitable.

HouseHuntingAmy

Lots of good advice already, so let me add the triage that helped us when our own survey read like a horror novel. Group it by cause rather than by room and the list shrinks. Most of the damp items are one problem: gutters leaking, render carried below the damp proof course and a high ground level. Clearing gutters and downpipes is a weekend job, cutting the render back above the DPC and regrading the soil is a few hundred pounds, and a lot of the internal dampness follows from those. The electrics are the one to test before you panic - an EICR costs £150-200 and tells you whether you are looking at a consumer unit swap (£500-ish) or a rewire (thousands). The possible asbestos flue is a leave-it-alone item: undisturbed asbestos is not an emergency, but budget for specialist removal if ever neccessary. The bit I would genuinely pause on is the conservatory plan. Most conservatories have shallow foundations and single-skin walls, and turning one into a bedroom means building regulations (foundations, insulation, heating), sign-off and possibly a structural engineer - that can run £10-20k and your lender and insurer will both care. Also note your survey says the conservatory obstructs the rear gulley, so drainage work and the conversion will collide. Two free things before you spend anything: ring the surveyor (most will talk you through their findings happily) and ask your solicitor for the 2000 extensions building regs completion certificate. Then get two or three quotes for the urgent works and take them back to the seller - a priced list is a negotiation, a scary survey is just a scary survey.