Hi everyone,
We're just about to exchange on a 1900s semi-detached 4-bed house in Ealing (west London).
Our building survey came back with a few concerns about cracking to the front of the property, so we paid for a structural survey. This came back with concerns about a supporting beam in the loft having moved an inch or so and further cracks found along the same vertical line (inside and out).
We instructed a CCTV drain scan which revealed that the main drain run was in poor condition and seeping into the soil at the joints. There's also a mature cherry tree in the front garden, very close to the house.
Everything points to most likely a combination of the tree and drains as contributory factors to subsidence/movement on the left hand side of the property. Cracking has reoccured since the house was redecorated inside and out in 2011, so is currently progressive.
Obviously there's a fair bit of work to do: digging out and replacing 12m of drains, cropping the tree, repairing the cracks, fitting a steel beam in the loft to support the structure etc. - probably amounting to £20k+
That leaves us with a very difficult decision to make - it's the perfect house on the right road in a good location. Houses here rarely come up for sale (last one was over 6 years ago), so unfortunately it's not as easy as just choosing another.
Now the dreaded words 'progressive' and 'movement' have been mentioned by the surveyor and engineer, I'm guessing it'll be an insurance nightmare - and whether the mortgage lender will still be willing to offer given the reports (though their valuation survey raised no concerns whatsoever - even though the cracking is unmissable on the front of the house). There's also the possibility of finding it harder to sell later on down the line.
Everything tells us to walk on, but we really want the house and are willing to spend time fixing these issues as we plan to live there for 10-15 years +. The house has stood for 115 years, it's not going to fall down any time soon, but not knowing the true extent of what needs to be done (i.e. if underpinning will be required at a later date) it certainly is a large risk.
Wondered if any of you had any experience in a similar situation or advice? Is it worth taking on even with a large price reduction? With the current demand levels in London, someone will undoubtably buy this house - it would be frustrating for it not to be us!
Thanks in advance
R
We're just about to exchange on a 1900s semi-detached 4-bed house in Ealing (west London).
Our building survey came back with a few concerns about cracking to the front of the property, so we paid for a structural survey. This came back with concerns about a supporting beam in the loft having moved an inch or so and further cracks found along the same vertical line (inside and out).
We instructed a CCTV drain scan which revealed that the main drain run was in poor condition and seeping into the soil at the joints. There's also a mature cherry tree in the front garden, very close to the house.
Everything points to most likely a combination of the tree and drains as contributory factors to subsidence/movement on the left hand side of the property. Cracking has reoccured since the house was redecorated inside and out in 2011, so is currently progressive.
Obviously there's a fair bit of work to do: digging out and replacing 12m of drains, cropping the tree, repairing the cracks, fitting a steel beam in the loft to support the structure etc. - probably amounting to £20k+
That leaves us with a very difficult decision to make - it's the perfect house on the right road in a good location. Houses here rarely come up for sale (last one was over 6 years ago), so unfortunately it's not as easy as just choosing another.
Now the dreaded words 'progressive' and 'movement' have been mentioned by the surveyor and engineer, I'm guessing it'll be an insurance nightmare - and whether the mortgage lender will still be willing to offer given the reports (though their valuation survey raised no concerns whatsoever - even though the cracking is unmissable on the front of the house). There's also the possibility of finding it harder to sell later on down the line.
Everything tells us to walk on, but we really want the house and are willing to spend time fixing these issues as we plan to live there for 10-15 years +. The house has stood for 115 years, it's not going to fall down any time soon, but not knowing the true extent of what needs to be done (i.e. if underpinning will be required at a later date) it certainly is a large risk.
Wondered if any of you had any experience in a similar situation or advice? Is it worth taking on even with a large price reduction? With the current demand levels in London, someone will undoubtably buy this house - it would be frustrating for it not to be us!
Thanks in advance
R