Hi,
Apologies in advance if this is the wrong forum for this thread. Forgive me, I'm a newbie as well as a first time buyer.
I've had a survey done on a 3 bed semi (in East Midlands) I'm in the process of buying. The RICS Homebuyer Survey was conducted through my lender - I chose to upgrade the valuation to a survey. The report had a lot of '3' categories marked as red, several orange '2' and no green!
Most of the serious defects classed as '3' are making my head spin. I was hoping I could have some help to understand them (surveyor is out of office until Monday so I can't talk to him until next week!). I've read on the MoneySavingExpert forums that some classed as '3' are not as serious and only highlighted to cover the surveyor's back. Needless to say I would like every serious defect addressed before I exchange contracts.
Level 3 Defects are as follows:
Chimney Stacks - Two chimney stacks were noted to the main roofline; seen to be of a brick construction, lead flashed into the main roof covering and having open flues.
Both stacks were showing general signs of weathering to the pointing and a programme of repointing and upgrading will be required as a matter of course, together with capping and ventilating of redundant flues; especially as the rear chimney breast was seen to be redundant. What work is exactly needed? Is it a case of covering the chimney stacks to stop rain water etc going down? What would the cost be?
Roof Coverings - The main roof to the property is of a pitched construction with a covering of concrete interlocking tiles. This was showing general signs of weathering to ridge and hip tiles and immediate repointing and upgrading will be necessary. A Roofing Contractor's report should be obtained with all necessary upgrading undertaken.
There is a small section of flat roof over the two storey bay to the front elevation which could not be inspected and is liable to be of the more original felt type. As a consequence this is liable to require repair/replacement. Whilst the Roofing Contractor is on site this should be checked with any necessary maintenance and refurbishment works undertaken.
It doesn't state the whole roof needs replacing so am I right in thinking it's repairs to existing tiles etc? What's the likely cost of that?
Main Walls - Main walls to the property are of original brick faced cavity construction incorporating a blue brick dampproof course.
Window and door openings are largely original from the date of construction.
The external brickwork is showing general signs of weathering to the pointing down the side elevation and a programme of repointing and maintenance will be required to all elevations of the property.
There is evidence of a lack of lintel support, most evident over the rear kitchen window, and additional lintel support will be necessary. Slight movement was noted in the front bay at first floor level and as and when the windows are upgraded, additional lintel support and
improvement can be expected. A programme of refurbishment of the external brickwork will be necessary and a full assessment by a suitably qualified Builder should be obtained.
Additional support to the front bay can be expected when these windows are replaced, with slight movement noted to the brickwork.
Damp meter readings were taken internally and no significant levels of rising damp were noted.
Slight raised levels were noted to the rear where the dampproof course is slightly bridged by the height of the paving, although this is not considered significant at this stage but further maintenance cannot be ruled out in due course.
Windows - Windows around the property are of an uPVC double glazed type in excess of 20 years old and showing signs of wear to the opening casements. These are reaching the end of their useful life and due to the defects noted within the external brickwork and lack of lintel support, replacement would be considered beneficial with modern equivalents.
The windows have moved over time and further securing and maintenance works can be expected if they are to be retained. Provision for replacement, however, would be considered beneficial due to their age and type. Do I HAVE to have all the windows replaced now or can I have the opening casements replaced for now and have the windows and lintel sorted later?
Fireplaces, chimney breasts and flues - A fireplace was noted to the front living room, seen to have a living flame gas fire fitted, which has been upgraded by the present owners during their period of occupation. The rear chimney breast has been removed from ground floor level but was still seen within the bedroom above. This should be supported by a lintel within the floor and as a consequence should be checked by a suitably qualified Builder in the absence of Building Regulation Approval with any recommendations followed.
A balanced flue was noted to the gas fired boiler serving the central heating system. No significant defects were noted but the system should be subject to a check by a competent registered Gas Fitter.
Electricity - A certificate was not provided has been stated on the survey. In addition to this the surveyor has stated the below:
Mains electricity is connected to the property with the wiring being served by an original fuse board within the cupboards to the kitchen serving the various switches, sockets and light roses around the building.
A full assessment by a competent Electrician will be required with all necessary upgrading and improvement works undertaken.
Does the above mean the fuse box needs replacing as well as entire electric upgrading i.e. rewiring? Or just upgrade the fuse box?
Gas/Oil - Mains gas is connected to the property; service not tested. All gas appliances should be checked and overhauled by a competent registered Gas Fitter.
This is something I intend to have checked out - any idea on costs?
Heating - Central heating is provided by the wall mounted gas fired boiler within the kitchen serving steel panelled radiators around the property.
From the visual inspection undertaken no significant defects were noted but the radiator system is clearly older than the boiler and a full assessment by a competent registered Gas Fitter would be considered beneficial. Would the radiators need flushing / replacing?
Drainage - An inspection chamber was noted to the side of the property, seen to be a traditional brick constructed chamber with half round glazed piping supported in cement benching.
General weathering was noted within the chamber and repair and maintenance works will be required. A full assessment by a competent Drainage Contractor will be required with all recommendations followed.
The inspection cover is not the correct cover for this type of chamber and an additional cover should be provided so it sits properly on the framework.
I'm sorry that is a huge thread and thank you for reading if you made it this far.
If I could have the above translated in simple English it would be great. I'm not great with jargon.
Thanks for reading.
Apologies in advance if this is the wrong forum for this thread. Forgive me, I'm a newbie as well as a first time buyer.
I've had a survey done on a 3 bed semi (in East Midlands) I'm in the process of buying. The RICS Homebuyer Survey was conducted through my lender - I chose to upgrade the valuation to a survey. The report had a lot of '3' categories marked as red, several orange '2' and no green!
Most of the serious defects classed as '3' are making my head spin. I was hoping I could have some help to understand them (surveyor is out of office until Monday so I can't talk to him until next week!). I've read on the MoneySavingExpert forums that some classed as '3' are not as serious and only highlighted to cover the surveyor's back. Needless to say I would like every serious defect addressed before I exchange contracts.
Level 3 Defects are as follows:
Chimney Stacks - Two chimney stacks were noted to the main roofline; seen to be of a brick construction, lead flashed into the main roof covering and having open flues.
Both stacks were showing general signs of weathering to the pointing and a programme of repointing and upgrading will be required as a matter of course, together with capping and ventilating of redundant flues; especially as the rear chimney breast was seen to be redundant. What work is exactly needed? Is it a case of covering the chimney stacks to stop rain water etc going down? What would the cost be?
Roof Coverings - The main roof to the property is of a pitched construction with a covering of concrete interlocking tiles. This was showing general signs of weathering to ridge and hip tiles and immediate repointing and upgrading will be necessary. A Roofing Contractor's report should be obtained with all necessary upgrading undertaken.
There is a small section of flat roof over the two storey bay to the front elevation which could not be inspected and is liable to be of the more original felt type. As a consequence this is liable to require repair/replacement. Whilst the Roofing Contractor is on site this should be checked with any necessary maintenance and refurbishment works undertaken.
It doesn't state the whole roof needs replacing so am I right in thinking it's repairs to existing tiles etc? What's the likely cost of that?
Main Walls - Main walls to the property are of original brick faced cavity construction incorporating a blue brick dampproof course.
Window and door openings are largely original from the date of construction.
The external brickwork is showing general signs of weathering to the pointing down the side elevation and a programme of repointing and maintenance will be required to all elevations of the property.
There is evidence of a lack of lintel support, most evident over the rear kitchen window, and additional lintel support will be necessary. Slight movement was noted in the front bay at first floor level and as and when the windows are upgraded, additional lintel support and
improvement can be expected. A programme of refurbishment of the external brickwork will be necessary and a full assessment by a suitably qualified Builder should be obtained.
Additional support to the front bay can be expected when these windows are replaced, with slight movement noted to the brickwork.
Damp meter readings were taken internally and no significant levels of rising damp were noted.
Slight raised levels were noted to the rear where the dampproof course is slightly bridged by the height of the paving, although this is not considered significant at this stage but further maintenance cannot be ruled out in due course.
Windows - Windows around the property are of an uPVC double glazed type in excess of 20 years old and showing signs of wear to the opening casements. These are reaching the end of their useful life and due to the defects noted within the external brickwork and lack of lintel support, replacement would be considered beneficial with modern equivalents.
The windows have moved over time and further securing and maintenance works can be expected if they are to be retained. Provision for replacement, however, would be considered beneficial due to their age and type. Do I HAVE to have all the windows replaced now or can I have the opening casements replaced for now and have the windows and lintel sorted later?
Fireplaces, chimney breasts and flues - A fireplace was noted to the front living room, seen to have a living flame gas fire fitted, which has been upgraded by the present owners during their period of occupation. The rear chimney breast has been removed from ground floor level but was still seen within the bedroom above. This should be supported by a lintel within the floor and as a consequence should be checked by a suitably qualified Builder in the absence of Building Regulation Approval with any recommendations followed.
A balanced flue was noted to the gas fired boiler serving the central heating system. No significant defects were noted but the system should be subject to a check by a competent registered Gas Fitter.
Electricity - A certificate was not provided has been stated on the survey. In addition to this the surveyor has stated the below:
Mains electricity is connected to the property with the wiring being served by an original fuse board within the cupboards to the kitchen serving the various switches, sockets and light roses around the building.
A full assessment by a competent Electrician will be required with all necessary upgrading and improvement works undertaken.
Does the above mean the fuse box needs replacing as well as entire electric upgrading i.e. rewiring? Or just upgrade the fuse box?
Gas/Oil - Mains gas is connected to the property; service not tested. All gas appliances should be checked and overhauled by a competent registered Gas Fitter.
This is something I intend to have checked out - any idea on costs?
Heating - Central heating is provided by the wall mounted gas fired boiler within the kitchen serving steel panelled radiators around the property.
From the visual inspection undertaken no significant defects were noted but the radiator system is clearly older than the boiler and a full assessment by a competent registered Gas Fitter would be considered beneficial. Would the radiators need flushing / replacing?
Drainage - An inspection chamber was noted to the side of the property, seen to be a traditional brick constructed chamber with half round glazed piping supported in cement benching.
General weathering was noted within the chamber and repair and maintenance works will be required. A full assessment by a competent Drainage Contractor will be required with all recommendations followed.
The inspection cover is not the correct cover for this type of chamber and an additional cover should be provided so it sits properly on the framework.
I'm sorry that is a huge thread and thank you for reading if you made it this far.
If I could have the above translated in simple English it would be great. I'm not great with jargon.
Thanks for reading.
