Victorian Mid-Terrace House - Homebuyers Report

[Damo74]

Hi all, I’m first time buyer looking at a Victorian mid terrace.

Current owner has kindly lent me their 2018 Homebuyers report from when they purchased. They've lived there 6 years and first impressions were everything seemed in good nick.

However I'm new to all this and that 2018 report has red flag section errors which I've summarised below (1 was “Services” which I'm told is standard as surveyors don’t like to vouch for electrics/gas etc.) The valuation in the report was for 1.75% below asking price at that time.

Outside

• · Rear chimneystack needs repointing.
• · Chimneybreast removed in kitchen-ensure chimneystack/flue is adequately supported.

Current pics below-The kitchen was extended at some point by owners pevious to current owner - Im assuming when this occured that building regs would’ve legally required support for the flue/chimneystack?

• · Rear roof-bows + overhaul cement flashing/filet.
• · Kitchen Extension lean-to roof – reseat flashing. Wall plate rotten close to eves

2024 pic above looked like flashing has been reseated/in ok condition on the lean-to?

• Front roof bows – needs strengthening at outrigger.

Pic at time of 2018 survey left, Current/2024 pic below right–

Current owners had a leak in roof which they have had work done on with neighbours. Comparing the 2 I can see the upstand walls have seemingly been replaced when that work was done – and the bowing appears less – would it have been likely that the outrigger was replaced when this work was done?

Inside-
floor joists largely concealed within cellar but some deterioration to joist ends visible . Damp and timber reports required.

I'm not emotionally tied to the property but it is on market at a decent/discounted price.
Are the above dealbreakers as Im not sure if every house in the street would have same issues and they typically go for 10% more?

Thanks

 

[Harry Bloomfield]

Rear chimneystack needs repointing.

and from what I can see, in the blurred photo - it still needs repointing.

 

[Ivor Windybottom]

I'd doubt that the chimney is supported. Is it still present in the bedroom above?

It's probably just hanging off next-door's half of the chimney and party wall. It will be fine until they do the same.

The leak repair was probably the new render/flashing on that party wall top.

All very hard to tell from the postage stamp sized photos.

 

[mrrusty]

It's an old house, with a few typical issues. It's been like that for 6 years, so chances are it will be the same for another 6. Have a look for obvious issues - big cracks, very wet patches and leaks. If it's all clear of those, then if it's good value, and you like it, just plan to spend a few £K occasionally on general maintenance. All old houses need it from time to time.

 

[nero44]

I assume you are definitely making plans to have your own L3 Survey done, which is conditional to the transaction going ahead? 6 years is a long time for issues in victorian houses to develop, trust me I have had so many things repaired/updated in the 1.5 years I have lived in my house.

Having said that, I fully agree to below (Especially for old period properties!) Despite all the issues, we love our house and fixing things is quite enjoyable and you learn a lot.

If it's all clear of those, then if it's good value, and you like it, just plan to spend a few £K occasionally on general maintenance. All old houses need it from time to time.

 

[blup]

Ask for building control records

 

[Damo74]

Thanksfor input guys. On a broader note, I was curious if the comments regarding the Rear Chimney Breast support are marked as a ‘default’ level 3 issue because the surveyor can’t confirm if building regulations were followed. It seems similar to how they default to level 3 for electric and gas systems, as they aren’t qualified testers.?

 

[blup]

Surveyors are qualified to comment on anything visible to the naked eye while wearing a suit, you will need input from electricians etc for the more in depth issues.

 

[stevie888]

CYA is the rule of the day with these guys unfortunately and their reports are usually full of "as far as we were able to ascertain..." and similar weasel words. If the chimney breast hadn't been properly suppported then it's likely there would have been some cracks visible by now.

 

[Ivor Windybottom]

The chimney is on the corner of the back and party walls, and it looks like it's shared with next door.

So if you removed it from the kitchen and didn't provide any support then it would probably sit there just fine, held up by two walls and next door's half so there wouldn't be any cracks. But it doesn't mean there isn't a problem - it's still unsupported masonry so could drop.

It's very unlikely to be in use next door. It would have been for the kitchen stove or boiler originally. I'd suggest getting it taken down at the top, the top half or entire back wall repointed (can't tell its condition from the tiny photos but it looks weathered), then the roof continued over where the chimney was, removing all present and potential leaks. This would involve scaffolding and £1000s so ensure you have the budget and/or offer accordingly for the house. Hopefully you have sensible neighbours and you can persuade them to go halves on this for weatherproofing reasons even though they don't have the same structural issue - perhaps keep quiet about this when talking to them!

After getting rid of the top with your neighbours you could then have your half taken down within the loft then remove it from the first floor. There's probably a kink in the corner of the small back bedroom (please confirm or deny!) - you'd regain this space. Obviously it would need plaster, redecorating and new carpet in there.

Your neighbours would be free to take down their half too, or leave it there if they're not bothered.

Once this is all done there's no longer anything above the kitchen to worry about, the back wall and roof are weatherproof and you'll have gained a little corner in the back bedroom.