1st time buyer, survey results

[amaidment]

Hi,

My fiancee and I have had an offer accepted on our first house together and we had a full structural survey done on it (a 50's, ex-authority 3-bed end of terrace). The property is located in Kent, within the M25 (so close to London).

The survey has come back with a few things that worry us and I'm hoping someone here can give me some advice. The survey says:

- The flat roof on the extension apparently needs replacing immediately. The roof is about 2.5mx4m. Does anyone know how much this should cost?

- Tests revealed evidence of rising dampness to 3 of the walls (front, rear and left flank - all 3 external I assume) and that remedial treatment is necessary. They've said condensation isn't an issue but the property has been empty for at least the last few months. Do you think its likely to be a problem and how can I get a second opinion?

- They've noticed cracking to the front elevation and to the internal partitions and recommended we call in a structural engineer. Does anyone know how much this is likely to cost and can you recommend anyone?

Thanks for your help.
Adrian

 

[PrenticeBoyofDerry]

It's difficult to say regarding cost as it will really depend on the extent work needed to be done.
I am assuming the flat roof leaking, will mean other remedial work needed elsewhere, ie ceiling and walls below.
The DPC again will much depend on the volume of area you will be installing it.
Becuase you live in Kent the prices tradesmen charge will differ to other areas and that also goes for your structural engineer.
The best thing you can do is ring around and get some quotes.
A couple of links that could help find the tradesmen in your area are.
http://www.ratedpeople.com/
http://www.thetradesmensdirectory.co.uk/

 

[Nige F]

the only thing that causes me concern is the cracking inside and out the rest is nothing really . A large tin -25l- of blackjack from Wickes on the roof - and leave the "rising Damp" alone for now.Maybe a pic of the cracks here and the ceiling under the dodgy roof there`s plenty of experienced guys here who give Free advice - and plenty of itinerant "builders" in Kent who will rob you

 

[ajrobb]

If the sellers did not make you aware of these problems before you put in your offer, I would tell the sellers immediately that the survey has shown significant remedial work is required and either they complete this work or you will be dropping the offer price accordingly. If they are not prepared to negotiate then be prepared to walk away.

Only if the sellers don't want to do the work, get two or three quotes from large reputable local builders and subtract the highest quote from your offer. (You are not obliged to use these builders to do the work but the mortgage lender might insist the work be carried out by a registered building firm.)

 

[amaidment]

Thanks for the advice everyone. The report said there were signs of leakage internally but it wasn't something we saw on either of our viewings, either on the walls or ceiling. Both are painted white and there's no visible water staining. I rang around and got some quotes for the roof which aren't too bad (<1k even if some of the wood needs replacing). Those links were really helpful.

The DPC issue worries us as they said 3 walls (all the external ones) which would suggest a reasonable area (the living room runs front to back, and is the only room on one external wall and is 24x12ft. Again we didn't see any physical evidence (i.e. wet looking walls).

Can anyone advise what sort of people we should contact to get more advice on the damp issue? The survey says 'a specialist damp contractor' but we worry if I get in someone who installs DPC they'll tell us we need something doing whatever to make money.

Unfortunately I don't have any photos of the cracks, but if we do go back to view again I'll take my camera. They are around/above the windows and doors, are aren't huge. We've had quotes from structural engineers for £325-350 to inspect them so we may pay that. We're waiting to hear back from our solicitor (she was off today) and the surveyor first.

 

[stuart45]

I would be surprised if you needed a new DPC in a 50's ex council house.

 

[Nige F]

Very True. Though there may be one or 2 snots on the wall ties .