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earthquakebird
Posts: 51 Forumite
Hi everyone,
I'd appreciate a some advice on my recently received HomeBuyer's report results (see below). Which of these are absolutely imperative and could you recommend methods/websites for finding qualified specialists to do this? Which of these results might also form some justification for being able to negotiate house price down? Is it possible to find tradesmen who can do more than one of the below at the same time, rather than getting someone separate in each time? FTB and buying alone so grateful for any advice! Many thanks.
2s:
- The chimney stack appears to be in basically acceptable condition, although is weathered and requires repair.
- Some defects were noted on roof covering including cracked and slipped slates. Repairs should be carried out to ensure that th eroof remains weathertight and does not leak.
- Some defects were noted in rainwater pipes, including misaligned gutters and repairs are now required.
- We recommend that mains powered smoke and heat alarms, and arbon monoxide detectors are fitted, as there are none currently installed.
- Defects to the garage were noted including wet rot/damage to the external timbers and spalled brickwork. You are advised to obtain estimates for appropriate repairs prior to exchange.
3s:
- Dampness was detected at low level to the main walls and further specialist investigation to the whole property is required prior to exchange of contracts. Drill holes to the base of external walls indicates that an injected DPC has been installed at some stage.
- No significant defects or deficiencies with electricity but should be checked by an appropriate specialist prior to exchange.
- Gas appliances, heating and water heating to be inspected and tested prior to exchange.
Risks
Walls - defective; damp
Internal walls - damp
Floors - damp
Local environment - former mining area
Missing alarms
Electricity, cas, heating, water heating - requires safety check
Garage - possible asbestos
I'd appreciate a some advice on my recently received HomeBuyer's report results (see below). Which of these are absolutely imperative and could you recommend methods/websites for finding qualified specialists to do this? Which of these results might also form some justification for being able to negotiate house price down? Is it possible to find tradesmen who can do more than one of the below at the same time, rather than getting someone separate in each time? FTB and buying alone so grateful for any advice! Many thanks.
2s:
- The chimney stack appears to be in basically acceptable condition, although is weathered and requires repair.
- Some defects were noted on roof covering including cracked and slipped slates. Repairs should be carried out to ensure that th eroof remains weathertight and does not leak.
- Some defects were noted in rainwater pipes, including misaligned gutters and repairs are now required.
- We recommend that mains powered smoke and heat alarms, and arbon monoxide detectors are fitted, as there are none currently installed.
- Defects to the garage were noted including wet rot/damage to the external timbers and spalled brickwork. You are advised to obtain estimates for appropriate repairs prior to exchange.
3s:
- Dampness was detected at low level to the main walls and further specialist investigation to the whole property is required prior to exchange of contracts. Drill holes to the base of external walls indicates that an injected DPC has been installed at some stage.
- No significant defects or deficiencies with electricity but should be checked by an appropriate specialist prior to exchange.
- Gas appliances, heating and water heating to be inspected and tested prior to exchange.
Risks
Walls - defective; damp
Internal walls - damp
Floors - damp
Local environment - former mining area
Missing alarms
Electricity, cas, heating, water heating - requires safety check
Garage - possible asbestos
0
Comments
-
The only thing that might need prompt action by you is an investigation of the 'damp, via a specialist timber and damp surveyor, not a company that treats damp, who have a vested interest in finding expensive 'solutions.' Cost £150 - 200.
Without context it's impossible for anyone to say more about this damp, or even to be sure it really exists. Chemical DPCs are not suitable for all buildings and may, in some circumstances, make things worse/cause damp.
The electrics won't be up to standard, as they almost never are, and the roof/chimney etc needs minor attention, which is also very common.It's maintenance.
In short, once you have a better idea if there is real damp, not just high meter readings, plus some understanding of knowing what to do about it, you'll know if there's any cause to reduce your offer. Other stuff is very standard for an older house.0 -
Agreed, structural issues with damp should be looked into but most of the rest is common for an old house.
The other thing that might be worth checking is the asbestos status of the garage because that requires special removal and can be really expensive (say if there is damage and you need the roof replaced).
Alarms are cheap and most solicitors suggest gas/electric/etc checks, so things like that won’t help you negotiate down prices0 -
I will suggest what I always suggest: Ask people you know and trust to recommend a builder/builders and ask him/them to look over the property and the report. Unlike a surveyor, he should be able to visit for free, (use a bit of charm) know what needs doing now/what can wait and quote for the work.
Other than that, OP, I wish you luck. I do remember how scary it is buying for the first time on your own. You are certainly in one of the best places for well-informed advice. Please let us know how you get on.0 -
Most of the things on the list sound like general maintainace. Wear and tear on the roof, gutters and chimney are normal in older houses. Surveys all seem to suggest mains CO and fire alarms, but in reality most older houses won!!!8217;t have them unless they!!!8217;ve had work done and building regs specified them, you can just buy a cheap battery operated one or even get your local fire station do do a fire safety check for you once you!!!8217;ve moved in.
The electrics are unlikely up to current standards, as these change so regularly. The gas appliances could probably do with a service, arrange this once you!!!8217;ve moved in.
Like other have said, get the damp tested by a damp specialist (not a damp company), there many or may not be an issue and this may or may not be easily to resolve.
Unless the damp survey comes back with a severe problem, I!!!8217;d say there is nothing in the survey to negotiate price on.0 -
Thank you very much everyone, very helpful.
I will arrange for a damp specialist to go in. Should I be keeping the estate agent in the loop - should they see a copy of the report? Do I arrange the time with them, or will the damp specialist themselves do this? Should I try and be present for the damp survey?
Many thanks0 -
earthquakebird wrote: »Thank you very much everyone, very helpful.
I will arrange for a damp specialist to go in. Should I be keeping the estate agent in the loop - should they see a copy of the report? Do I arrange the time with them, or will the damp specialist themselves do this? Should I try and be present for the damp survey?
Many thanks
For my part, you're welcome. I'm a bit confused. Am I mistaken in thinking you have not yet bought the property? Unless you have completed the purchase and have the keys, you have no right of entry to the property so how could you be present during the damp survey? I don't imagine either the vendor or the surveyor would be best pleased to have you hanging around, tbh. If you have completed, then of course it is up to you whether you want to be there or not but then why would you need to involve the EA?
Again, unless the property is already yours, surely you will have to go through the EA to arrange access for the damp surveyor as the vendor will need to give permission.
I am sure any surveyor worthy of the name is capable of arranging a time to suit themselves and the vendor/EA, whoever needs to give access. Sorry but I find your questions somewhat strange.0
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