Home survey report - building foundation issues

[Motor-Common-9837]

Hi everyone, hope you are all well.

We are in the process of purchasing a property and wondered if I could get some advice on a red flag raised as part of our building survey, just so we know where we stand with the sellers and any initial discussions we need to have with them.

The surveyor has said the following:

"Between the subject property and the left neighbouring property, the lean-to wall is found to have shifted, with the wall detached. We would recommend complete reconstruction where the roof and wall have been compromised. This requires opening up to reconstruct. We would recommend that a structural engineer further examine."

I have attached a photo that the surveyor took which shows part of the side brick wall (left of the property) giving way.

So, I have cycled through the photos and my memory of the house when we went to last visit. I have also attached the floorplan which may help visualise things!

The house has had a number of extensions. To the rear of the main structure (non converted) of the house, there is a rear extension which was a kitchen extension.

To the left of the porch in the above picture there is a two part extension. where the small window is (left of the porch) there is a small shower room which i understand was extended first.

Beyond that a second extension was done which goes the length of the building (to the end of the kitchen extension) effectively covering what would have been an alleyway (labelled the lean to). This is just used as storage. From my memory, this storage space had exposed blockwork on the interior.

So as far as my understanding is correct, there are effectively two parts of the side extension. It looks like the original wall of the house still remains and has been extended alongside the kitchen wall.

So what i think they have done is bricked up the front of the house and maybe up to where the shower room goes to. From the rear of the building they have also bricked the wall but I am guessing from the side of the house they only went so far with the external bricks.

I guess my question if my assumption and understanding is correct, is any of this legal? is it legal to have a part brick/ part blockwork extension (or at least covering the blockwork with brick only to a certain extent?). When we did our second viewing, the owner said that he had all necessary building regs for all the extensions (although we have not yet had sight of this) but could they be misleading us? If legal, does the whole extension still need reconstruction as the surveyor suggests?

Thanks everyone, and appreciate the time taken with the long read but tried to give as much info as possible!

 

[blup]

It clearly needs to be removed and/or reconstructed. As the owner did the works he should be able to provide copies of building regs approvals. If you’re still interested adjust the price accordingly, a builder should be able to give you quotes.

 

[Motor-Common-9837]

It clearly needs to be removed and/or reconstructed. As the owner did the works he should be able to provide copies of building regs approvals. If you’re still interested adjust the price accordingly, a builder should be able to give you quotes.

thanks for your advice. When you say it needs to be reconstructed, do you mean the whole extension? Or do you mean just the brickwork covering the blockwork (if it is legally acceptable to not cover the brickwork)?

 

[blup]

thanks for your advice. When you say it needs to be reconstructed, do you mean the whole extension? Or do you mean just the brickwork covering the blockwork (if it is legally acceptable to not cover the brickwork)?

The lean to, as advised by the surveyor. If you are keen on buying it would be worth getting a builder or SE to have a closer look as the pics give a limited view.

 

[Motor-Common-9837]

The lean to, as advised by the surveyor. If you are keen on buying it would be worth getting a builder or SE to have a closer look as the pics give a limited view.

Thank you for your reply. Was hoping there may have been a simpler solution if the block work was at least up to scratch.

Will speak to the sellers but cany imagine this being a cheap or quick fix.

 

[blup]

Thank you for your reply. Was hoping there may have been a simpler solution if the block work was at least up to scratch.

Will speak to the sellers but cany imagine this being a cheap or quick fix.

The block work may well be sufficient but I would want to investigate how the brickwork came away. Looking against the pics it may have happened when the gutters and gutter board were attached. A bodge but not all bodges are automatically structural problems. The other issue might be whether the footings are up to scratch. Either way you need to be aware of any impact on the mortgage offer and re saleability

 

[Motor-Common-9837]

The block work may well be sufficient but I would want to investigate how the brickwork came away. Looking against the pics it may have happened when the gutters and gutter board were attached. A bodge but not all bodges are automatically structural problems. The other issue might be whether the footings are up to scratch. Either way you need to be aware of any impact on the mortgage offer and re saleability

that is extremely helpful. I would be less worried if we can get comfortable that the issue wasn't structural. If it is then most likely our mortgage offer would be withdrawn anyway!

We are FTB and this house pretty much had everything we were after so trying my best to think with my head not heart!

We will discuss with the sellers and see if we can get any comfort over the structural integrity as that will be key if we do want to proceed (both in terms of mortgage offer and re-saleability as you say).

 

[blup]

Good luck!

 

[simplesteve]

When your mortgage lenders read that, they'll insist on a further more detailed examination by a structural engineer anyway.
I hope it goes well !

 

[accelerator]

We will discuss with the sellers and see if we can get any comfort over the structural integrity as that will be key if we do want to proceed (both in terms of mortgage offer and re-saleability as you say).

The sellers are not the people who are going to tell you what you need to hear! Any reassurances you get from them are worthless because they are trying to sell their house.

I'm not a builder, but it's obvious the wall has not been properly constructed. I mean, the brickwork is pretty much falling down! This strongly suggests it has not been built to proper building standards. The brickwork has not been properly supported from below, so as others have said the footings may be inadequate.

Single skin exterior blockwork is also poor building standards. I don't know what the rules are on this but I expect it's not up to scratch and someone else will comment to confirm.

As to the legality, I also don't know, but from the workmanship I wouldn't trust what the seller is saying and I think there is the strong possibility of problems.

Putting it right will be expensive, because a lot of deconstruction would be needed before reconstruction.

All in all, proceed with a lot of caution.

 

[Ivor Windybottom]

I can't work out what's going on in that photo of the bricks and blocks but it's definitely not good or normal.

Reduce your offer to the seller by the amount it would cost to demolish, make new foundations and rebuild. They will probably be offended and tell you to go away. This may well be the best outcome for you.

My real worry would be that I've now seen one botch, so there are probably many others I haven't yet discovered.

Try and find more issues before paying lots for a surveyor and legal fees next time. But I'd say this was money well spent if it stopped you buying a lemon.

It looks pretty ordinary, there are loads of similar houses around. More get listed every day. Sign up for alerts on Rightmove, get to the good ones before everyone else.

 

[stevie888]

It's a very curious movement to say the least. It looks as though the top part of the pier has moved outwards. The wall itself looks straight and it doesn't appear to be a foundation issue. Is ther any sign of damage inside? Evidence of damp?

Most surveyors unfortunately, though understandably, work in CYA mode and therefore tend to paint the worst picture.

It is a fact of life that all houses have faults and the art is to distinguish between the ones that can be ignored/easily sorted and the serious/expensive ones.

I suggest your first step would be to see all the BR approvals then if you know any builders get him to have a look: they are usually much more pragmatic than surveyors.

If it's not a habitable room then the constrction is less critical.

 

[SFK]

My suggestion is to phone your surveyor and VERBALLY ask them their thoughts and considerations about this issue.

I have found that the surveyors I have employed have been much more direct and open when I have asked for a short telephone conversation about one or two items in their report.

This has included me asking, "there are a lot of general issues highlighted in your report - what item should I focus upon, and what should I do to address it."

SFK

 

[Motor-Common-9837]

It's a very curious movement to say the least. It looks as though the top part of the pier has moved outwards. The wall itself looks straight and it doesn't appear to be a foundation issue. Is ther any sign of damage inside? Evidence of damp?

Most surveyors unfortunately, though understandably, work in CYA mode and therefore tend to paint the worst picture.

It is a fact of life that all houses have faults and the art is to distinguish between the ones that can be ignored/easily sorted and the serious/expensive ones.

I suggest your first step would be to see all the BR approvals then if you know any builders get him to have a look: they are usually much more pragmatic than surveyors.

If it's not a habitable room then the constrction is less critical.

Hi,

thanks for your reply - as far as i can tell, there are no signs of damage on the inside and no signs of damp. The lean to is not habitable and is effectively just an enclosed alley leading to the garden (used for storage and a space for the washer/ dryer/ boiler)

I will get hold of all the building regs and take a long a builder to get them to have a look.

To SFK's point below yours, I have asked the surveyor for a call to talk through the issues on the report.

Outside of this issue, they did not find anything else too crazy outside of the normal things that usually always get flagged. They tested for dampness throughout the property and that was all good too.