House Purchase Survey results - some concerns, need help!

[closetotheedge]

Concerns raised on survey of new house purchase in homebuyers report received back today. House built approx 1964, Garage/bedroom extension added 1970. Main points were:
1. Large Oak tree in vicinity (approx 15 feet from house) May need regular maintenance?

2. Condensation affecting a number of first floor rooms, rot on visible timbers (suspected lack of ventlation).

3. Roof spaces should be ventilated to prevent condensation and both roof spaces need extra insulation.

4. Original Metal windows need overhauling/repaired (difficult to open).

5. Cracking to internal garage wall due to Calcium Silicate bricks, may need future repair.

6. External ground level needs lowering as too near damp proof course.

7. Debris in drainage inspection chambers and damage to one chamber frame.

8. There maybe Asbestos material in the Artex on the ceilings. !!!!!

9. Some plaster needs to be hacked off and replaced on some walls.

10. uneven floor in kitchen should be levelled.

11. Some floor boards loose, need repair/replacement.

12. Kitchen in adequate ventilation, needs addressing.

13. Electrics, should be upgraded.

14. Asbestos cold water tank in loft, want to get rid!!!!

That's about it. Can anyone advise on any of the above as to likely expense, problems, urgency, etc.
We were expecting some work to update the house, but want to be sure that it will not cost us more than we think!!

Thanks in advance for any help.

 

[breezer]

depends where you are in the country and who you get to do it

get several quotes for each job

 

[IanDB]

You want to split your list into at least two columns. The first is what needs to be done urgently in order to preserve the fabric/safety of your prospective new house and the second is what you could put up with until you get time/money/inclination to get round to doing. For example, I would suggest you need to get the ventilation and rot problems out of the way as these will only cause more problems, also consider getting the electrics sorted. Stuff to possibly leave till later are the windows and an uneven kitchen floor - you only have to live with that! Remember that the building society will want a survey and may with-hold part of the loan until crucial items are sorted.

As far as the tree is concerned all surveyors are paranoid about them. It's not necessarily the maintenance but the amount of water taken out of the ground by the roots causing the ground to heave. I've an umpteen hundred year old sycamore 20' from my house and it isn't causing any problems. If the house is mature (sounds like it) along with the tree then this shouldn't be a problem.

The absbestos in Artex isn't an issue until you want to get rid of it - it might be worth getting a bit more advice on this and you may get some more replies here on that topic.

At the end of the day if the house is what you want and providing nothing is structurally wrong then it's worth going after. You don't have to do everything at once.

Good luck.

 

[viv5471]

Having bought a similar age house last year that had been pretty much neglected, we gave the estate agent a copy of the survey and asked them to get a local builder etc to give a quote for everything it said needed doing. It didn't come to anywhere near what we thought and gave some comfort - also provided a contact to help with the work as we have needed it.

 

[closetotheedge]

Thank you very much for your replies.
Spoke to the surveyour today and generally he explained what you have suggested. The Tree does not seem to be an issue. Also ventilation should be done, which won't be expensive, drains need "Jetting". Asbestos Artex, we think that this may be OK if we leave it, could plaster over it, etc.

So at the moment we are still proceeding, we will however be going for another look with the survey report to see some of the points raised for ourselves. Electrian has given me a budget of approx £2 to £3 K depending on how many extra sockets, switches, etc that we want to add, new consumer unit, all new wiring, labour, etc so we don't think this is too bad. This will be certified and guranteed for 10 years.
Windows approx £5K to £6K for double glazed, ventilated Upvc, fitted. Again all to new regulations and gaurenteed for 10 years.

So for around about 15 to 20K we should achieve a modenised house!!!! (we hope).