Advice on Homebuyers report - concrete floor (sulphate), cavity wall ties & drainage testing

[km951]

Hi - we are in the process of buying a house (3 bed semi) built c. 1958 in central Sutton Coldfield. The homebuyers report has valued the house at the agreed price (and we have received the mortgage offer) but it has come up with a number of issues, and we will need further surveys/checks (damp, electrics, gas etc.) and probably quotes for various bits of building work, but we think nothing too serious/unusual for a house of this age. However the surveyor has also suggested concrete floor testing, cavity wall tie testing and drainage system testing, all basically due to the age of the house, but with no evidence of any defects (i.e. concrete floors appear basically level, no obvious signs of cavity wall tie failure, and no evidence of significant drainage defects).

Can anyone advise if these are really likely to be necessary? Or is it just the surveyor covering their back / trying to get additional business? I think the floor testing is the one that most concerns us, as we know that if sulphate was an issue it can be expensive to rectify. Is anyone aware if sulphate attack is a common issue in houses near the centre of Sutton Coldfield? We are aware that a couple of houses in the Streetly area where we also looked have been affected, but this is a few miles from where we are buying. We will try to speak to the surveyor, agent, vendors and possibly neighbours to see if we can find out more or if other houses in the area have been affected but any advice would be appreciated. Thanks

 

[^woody^]

suggested

Suggested or recommended?

It's down to local knowledge of whether the houses on that street, not the next one or the row at the back, that actual street, has fill below the slab which has potential high sulphate - typically coal ash.

Her needs to justify why testing sould be necessary.

The test would not normally detect a high concrete sulphate content unless sulphate attack has started - in which case it would be evident already to any competent surveyor without a test.

If you had a test you should use a structural engineer not that surveyor.

Sulphate issues will be bought on by a leaking drain or water main or suchlike. The ground can have a high sulphate content and that alone is not a problem.

As for wall ties, again there needs to be a known local problem. Not a random recommended test for no reason. Easiest think to do is look at other houses to see if the work had been done it's clear to see. Likewise it's a structural engineer's job not surveyor.

You could ask at the council building control team as they will have local knowledge and applications for this type of floor and wall work. But you need to speak with an experienced inspector who has worked the area for a good while.

 

[pilsbury]

Oooh, central Sutton Coldfield..... what Road?

 

[km951]

Woody - thanks so much for your reply - very helpful - we are going to try to speak to the surveyor to see if he has any local knowledge /can advise further and may investigate asking the council building control team. In terms of wall ties, what are the obvious signs to look out for on other houses? We will have to go investigate other houses on the street!

In terms of 'suggested' vs 'recommended' I would say the former for the floor and cavity wall ties. For the floors it states 'Whilst the concrete floors appear basically level, it is not unknown for them to subside due to poor workmanship or deficiencies in the hardcore or ground beneath. Without further destructive investigation we are unable to comment on the quality of the floor construction or on the sub-floor conditions. Some properties of this age are known to have experienced problems with their solid floors due to the nature of the sub-floor infill. If you wish to be assured, this can only be verified by obtaining a test[...]'. Then for the cavity wall ties it says something similar: Properties of this age are at risk of cavity wall tie failure. The property at present shows no obvious signs of damage, however the degradation of wall ties is progressive and may in the long term lead to structural weakness. The only way to assess the condition of the cavity wall ties is to carry out a specialist borescope inspection or expose the wall ties by removing bricks[...] ' it then goes on to mention the cavity wall insulation and that that can contribute to corrosion of wall tiles etc. For drainage it notes no significant defects but says due to the age of the property it is 'probable' that the system will have defects that have developed unseen and it should be checked and tested as a precaution prior to exchange.

Thanks again for taking the time to help!

 

[km951]

Oooh, central Sutton Coldfield..... what Road?

It's very near Good Hope - if I can work out how to pm you I'll let you know!

 

[^woody^]

That wording seems like very generic arse covering rather than actual specific survey comment. Whilst true in a very wider sense, it's too much "might be" and "could do" to be meaningful. There are risks for everything, but the surveyor's job is to quantify those risks. He should be commenting specifically on the property, not giving a broad list of things that may or may not occur at some random time in the future.

Drainage is a potential test, but again if there are problems then it will be evident above ground as distress in the building. Note that for most properties, Severn Trent will own most of the drains and be responsible for them and the homeowner just the last run into the house.

All old and new houses will have defects. The whole point of a survey is to distinguish the relevant from the irrelevant.

Homebuyer Reports are full of standard text and cut and paste. A bit crap really for older houses. Ask the surveyor what is actually going on at that house and the give any actual defects some context and risk assessment of likely impact in the short, medium and long term.

If this affects the mortgage offer, then the surveyor may need to clarify things to the lender.

 

[km951]

Woody - again - thank you! Our feeling was that it was quite generic in places, but weren't really sure what is standard in these kind of reports - we are going to try and speak to the surveyor to see if he can elaborate.

 

[Ian H]

It's very near Good Hope - if I can work out how to pm you I'll let you know!

I wouldn't if I were you.

 

[pilsbury]

I wouldn't if I were you.

And moving within a 1 mile radius is also advised against! Did the survey pick me up?

 

[km951]

And moving within a 1 mile radius is also advised against! Did the survey pick me up?

Haha... what have we done...

 

[^woody^]

Yeah, pop round to his house and let us know what he needs 72 sheets of plasteboard for. Thick. Soundproof. Plasterboard.

 

[km951]

Yeah, pop round to his house and let us know what he needs 72 sheets of plasteboard for. Thick. Soundproof. Plasterboard.

Errrrm... I may not go there

Just to update - my other half spoke to the surveyor - he was very helpful - basically no particular concerns about cavity wall ties or flooring with properties on our road, or evidence in our property - it's just included in the report as it's the only way to be certain and just for us to be aware. He also gave us more detail on a damp issue and a few other things he'd reported which was useful, and alleviated some of our concerns about the property being in a flood risk area - so definitely worth speaking to him.

 

[pilsbury]

Yeah, pop round to his house and let us know what he needs 72 sheets of plasteboard for. Thick. Soundproof. Plasterboard.

Right then Woodmeister, you’re west mids based. Pop round with your tape measure and note book and have a butchers...... this 72 sheets is playing on your mind. Plus you can have a little giggle at my build.....

Errrrm... I may not go there

Just to update - my other half spoke to the surveyor - he was very helpful - basically no particular concerns about cavity wall ties or flooring with properties on our road, or evidence in our property - it's just included in the report as it's the only way to be certain and just for us to be aware. He also gave us more detail on a damp issue and a few other things he'd reported which was useful, and alleviated some of our concerns about the property being in a flood risk area - so definitely worth speaking to him.

Just goes to show that a quick chat can clear a lot up.

 

[^woody^]

But would I ever get out?

 

[pilsbury]

But would I ever get out?

No, because I triple boarded all doors and windows.