Questionable Survey Results - Next Steps
Discussion
I need some advice, our prospective new purchase has come back with some issues, the surveyor has questioned asbestos in a number of places (textured walls, gas flue, car port ceiling covering), in addition to the asbestos there were also a number of Class 3 defects with relation to the heating (boiler\radiators\pipework coming to the end of its life), electricity (not enough sockets for modern regulations, risk of blowing because of load, no earth straps), water tank in roof space perched precariously, no cladding and has no lid on it, evidence of birds nesting in the roof space, front door and glass not showing any kind of kite mark and no guarantee of it being safety glass. There are issues with the neighbours tree roots lifting paving slabs and this is in very close proximity to the kitchen.
Advice is:
Torn / missing under felt was noted in the roof space and there are signs if bird nesting material;
The roof framework requires additional strengthening and ventilation is required;
Some internal plasterwork requires repair;
Internal joinery requires improvement and/or repair;
Some bathroom fittings require attention;
Aspects of the electrical installation, water tanks, and heating give cause for concern;
The rainwater drains might be affected by the neighbours tree which has also lifted paving slabs;
There is damaged asbestos cement sheeting in the car port;
Sundry repairs are also required in the garage and external elements.
The current owner has lived there for around 20 years and hasn't worried about the issues found but do I need to worry?
Do I need to go back to the seller and ask for financial assistance in rectifying these issues, I am not looking for a reduction in the purchase price of the property because that doesn't help me in the repair costs, instead what I would want is a legally binding contract where £15000 - £30000 (depending on asbestos content \ grading) is held back by her solicitor with the idea that this is used to pay for the repairs once we move in \ complete.
Or do I walk away because this is going to be a money pit / white elephant?
Advice is:
Torn / missing under felt was noted in the roof space and there are signs if bird nesting material;
The roof framework requires additional strengthening and ventilation is required;
Some internal plasterwork requires repair;
Internal joinery requires improvement and/or repair;
Some bathroom fittings require attention;
Aspects of the electrical installation, water tanks, and heating give cause for concern;
The rainwater drains might be affected by the neighbours tree which has also lifted paving slabs;
There is damaged asbestos cement sheeting in the car port;
Sundry repairs are also required in the garage and external elements.
The current owner has lived there for around 20 years and hasn't worried about the issues found but do I need to worry?
Do I need to go back to the seller and ask for financial assistance in rectifying these issues, I am not looking for a reduction in the purchase price of the property because that doesn't help me in the repair costs, instead what I would want is a legally binding contract where £15000 - £30000 (depending on asbestos content \ grading) is held back by her solicitor with the idea that this is used to pay for the repairs once we move in \ complete.
Or do I walk away because this is going to be a money pit / white elephant?
Sounds like a nice do'er-up'er.
Your offer was for the house in it's current state. All of the items listed appear to be consistent with a house of a certain age that has received little maintenance/upkeep over the years and probably looks rather tired. Roots aside the issues are cosmetic. This must have been what attracted you to the property - the idea of doing it up?
How have you arrived at the figure of £15-30K?
The surveyor has been paid to find defects, none of those listed would put me off.
Your offer was for the house in it's current state. All of the items listed appear to be consistent with a house of a certain age that has received little maintenance/upkeep over the years and probably looks rather tired. Roots aside the issues are cosmetic. This must have been what attracted you to the property - the idea of doing it up?
How have you arrived at the figure of £15-30K?
The surveyor has been paid to find defects, none of those listed would put me off.
astroarcadia said:
Sounds like a nice do'er-up'er.
Your offer was for the house in it's current state. All of the items listed appear to be consistent with a house of a certain age that has received little maintenance/upkeep over the years and probably looks rather tired. Roots aside the issues are cosmetic. This must have been what attracted you to the property - the idea of doing it up?
How have you arrived at the figure of £15-30K?
The surveyor has been paid to find defects, none of those listed would put me off.
but the OP is spooked and talking about class 3 and £30K I think that he should not only walk but only look at a house less than a decade old.Your offer was for the house in it's current state. All of the items listed appear to be consistent with a house of a certain age that has received little maintenance/upkeep over the years and probably looks rather tired. Roots aside the issues are cosmetic. This must have been what attracted you to the property - the idea of doing it up?
How have you arrived at the figure of £15-30K?
The surveyor has been paid to find defects, none of those listed would put me off.
astroarcadia said:
Sounds like a nice do'er-up'er.
Your offer was for the house in it's current state. All of the items listed appear to be consistent with a house of a certain age that has received little maintenance/upkeep over the years and probably looks rather tired. Roots aside the issues are cosmetic. This must have been what attracted you to the property - the idea of doing it up?
How have you arrived at the figure of £15-30K?
The surveyor has been paid to find defects, none of those listed would put me off.
Whilst we knew about the plaster it wasn't the idea of doing a complete doer upper, we have small kids and the idea of asbestos is what really scares me, I have mixed feelings about taking it on because of the other things that have been discovered.Your offer was for the house in it's current state. All of the items listed appear to be consistent with a house of a certain age that has received little maintenance/upkeep over the years and probably looks rather tired. Roots aside the issues are cosmetic. This must have been what attracted you to the property - the idea of doing it up?
How have you arrived at the figure of £15-30K?
The surveyor has been paid to find defects, none of those listed would put me off.
The 15 - 30k really was a pull a figure out of the ether, 15k if it's not asbestos, 30k if it was, the concern being that it could cost 10's thousand to properly remove the asbestos correctly (parents had asbestos ceilings that cost them 11k to remove 6 years ago).
We weren't planning on doing central heating or rewiring works straight away, yes over time we expect to do somethings but certain things have been 'suggested' should be done immediately but if we also need to do a full asbestos clear then that's all my budget gone.
I guess my issue is that the property was sold back in March, the buyers then pulled out two weeks before exchange and whilst the EA tell me it wasn't survey related I do wonder.
Asbestos: you have a damaged car port roof. Do you want the car port? Can you repair the roof? You can usually take it to your local tip for free - get a mate round, hire a van, a few sacks or whole sheet at a time for free. Even a pro job is usually a lot less than you've been quoted. It sounds like the rest of the stuff is just suspected. If it's not damaged then just leave it. Paint over it and don't sand it. If you're still spooked then walk on.
It would have to be very cheap. The owners lived there for twenty years happily.....Twenty years ago there wouldn't have been these issues and they've developed/brewed over time as it's all deteriorated. It'll continue to do so.
How much have you got to spend as contingency/budget to fix?
We bought a place that had suffered from say 20yrs of rundown then the owner had died in it. I gutted it then we lived in one half of the house whilst the other half was in progress.
If it's stretching your budget just buying the place possibly reconsider. Next time I'd buy a place that needed cosmetic updating only.
How much have you got to spend as contingency/budget to fix?
We bought a place that had suffered from say 20yrs of rundown then the owner had died in it. I gutted it then we lived in one half of the house whilst the other half was in progress.
If it's stretching your budget just buying the place possibly reconsider. Next time I'd buy a place that needed cosmetic updating only.
Further update - We commissioned an asbestos survey on the property and got tentative results today.
Each ceiling has artex which all contain white asbestos, however of more concern is the broken brown asbestos discovered in the roof space (where the currently open water tank resides) as well as brown asbestos in the broken boards in the car port and again more brown asbestos in the soffit boards.
My biggest concern at this stage is to my mind the roof space where the boards are broken and potentially getting into the water system as well as the car port where again this is broken and open to the elements.
I am waiting for the final written survey to provide estimated repair costs but do appreciate that they are only the costs to remove the existing brown / white asbestos and then there will be additional costs on redecorating the property once the remediation work is complete.
At this stage and with the current price of the property I have had to advise the EA that I simply can't afford the additional costs involved with the asbestos removal work, the interim accommodation costs whilst work was carried out and complete redecoration costs and have subsequently withdrawn my offer to purchase unless the seller can persuade me otherwise.
Each ceiling has artex which all contain white asbestos, however of more concern is the broken brown asbestos discovered in the roof space (where the currently open water tank resides) as well as brown asbestos in the broken boards in the car port and again more brown asbestos in the soffit boards.
My biggest concern at this stage is to my mind the roof space where the boards are broken and potentially getting into the water system as well as the car port where again this is broken and open to the elements.
I am waiting for the final written survey to provide estimated repair costs but do appreciate that they are only the costs to remove the existing brown / white asbestos and then there will be additional costs on redecorating the property once the remediation work is complete.
At this stage and with the current price of the property I have had to advise the EA that I simply can't afford the additional costs involved with the asbestos removal work, the interim accommodation costs whilst work was carried out and complete redecoration costs and have subsequently withdrawn my offer to purchase unless the seller can persuade me otherwise.
http://dwi.defra.gov.uk/research/completed-researc...
It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
Edited by Mr GrimNasty on Tuesday 1st August 16:49
Mr GrimNasty said:
http://dwi.defra.gov.uk/research/completed-researc...
It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
White asbestos is not really an issue unless in massive quantities from what I have read, the brown is not something I'd like to mess with, especially if the boards that contain it are breaking down. The boards in the car port you could probably deal with yourself if you spray with water as they are removed and clean up the area carefully keeping it all damp, if you want to risk it. If it was already my house and I was very short of cash I might do that. The boards in the loft and sofits sound like a job for a pro, enclosed space needing proper gear for the former and working at height for the latter, making sure all residue has been removed too.It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
Edited by Mr GrimNasty on Tuesday 1st August 16:49
I think the seller has to accept that this is an issue that will affect the market value of the house.
Just my opinion as someone that has had a passing acquaintance with asbestos while getting network cabling installed in public buildings.
Toltec said:
Mr GrimNasty said:
http://dwi.defra.gov.uk/research/completed-researc...
It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
White asbestos is not really an issue unless in massive quantities from what I have read, the brown is not something I'd like to mess with, especially if the boards that contain it are breaking down. The boards in the car port you could probably deal with yourself if you spray with water as they are removed and clean up the area carefully keeping it all damp, if you want to risk it. If it was already my house and I was very short of cash I might do that. The boards in the loft and sofits sound like a job for a pro, enclosed space needing proper gear for the former and working at height for the latter, making sure all residue has been removed too.It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
Edited by Mr GrimNasty on Tuesday 1st August 16:49
I think the seller has to accept that this is an issue that will affect the market value of the house.
Just my opinion as someone that has had a passing acquaintance with asbestos while getting network cabling installed in public buildings.
If it were me I'd want anything capable of producing fibres that could be breathed in cleared out, so anything other than low risk cement bound products for sure.
Yes, should negotiate.
Mr GrimNasty said:
Toltec said:
Mr GrimNasty said:
http://dwi.defra.gov.uk/research/completed-researc...
It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
White asbestos is not really an issue unless in massive quantities from what I have read, the brown is not something I'd like to mess with, especially if the boards that contain it are breaking down. The boards in the car port you could probably deal with yourself if you spray with water as they are removed and clean up the area carefully keeping it all damp, if you want to risk it. If it was already my house and I was very short of cash I might do that. The boards in the loft and sofits sound like a job for a pro, enclosed space needing proper gear for the former and working at height for the latter, making sure all residue has been removed too.It seems ingesting any type of asbestos in water is not really an issue.
You can always replace the tank for a covered one, if it isn't currently
Edited by Mr GrimNasty on Tuesday 1st August 16:49
I think the seller has to accept that this is an issue that will affect the market value of the house.
Just my opinion as someone that has had a passing acquaintance with asbestos while getting network cabling installed in public buildings.
If it were me I'd want anything capable of producing fibres that could be breathed in cleared out, so anything other than low risk cement bound products for sure.
Yes, should negotiate.
Sa Calobra said:
Broken boards in the car port- trying to visualize what you mean? I've got an old 70's carport with milky white plastic corrugated sheeting...It's not that is it??
No, best way to explain is that these look like white plaster boards, they were described as fire barriers between the main car port and the roof space.Essentially this is sagging and broken, leaking brown asbestos particles if moved/removed etc.
As a side note, asbestos surveys are just about as expensive as a RICS building survey
Asbestos removal costs have come in, just removal of the impacted components is going to cost in the region of £22 - 25k (ball park figure atm because the full survey hasn't been fully typed up yet). Work to be completed in 2 / 3 weeks.
That does entail removal of all ceiling boards, car port boards, fireproof roof vent boards, soffit boards and the use of PPE for the roof space and car port work (ceilings not so bad apparently so doesn't require full PPE), also includes use of scaffolding for soffit board removals.
That doesn't include any putting right and I have been advised another £15 - 20k for that, that doesn't actually include any painting/decorating, just the replacement of ceiling boards, soffits and facias and plastering where needed - Work to be completed in... 2 - 4 weeks?
Looking like a potential 6 - 8 weeks of work before I could even contemplate moving in if we had the £45 - 50k spare cash to do the work and that obviously doesn't include any rental costs for the short term rental that I would need to move into whilst the work is carried out because I couldn't live in the property whilst said works were being carried out.
EA is talking to the seller to see if she is prepared to do something with this but I am still not holding my breath, started looking at new properties today and being honest my head is really not in it.
That does entail removal of all ceiling boards, car port boards, fireproof roof vent boards, soffit boards and the use of PPE for the roof space and car port work (ceilings not so bad apparently so doesn't require full PPE), also includes use of scaffolding for soffit board removals.
That doesn't include any putting right and I have been advised another £15 - 20k for that, that doesn't actually include any painting/decorating, just the replacement of ceiling boards, soffits and facias and plastering where needed - Work to be completed in... 2 - 4 weeks?
Looking like a potential 6 - 8 weeks of work before I could even contemplate moving in if we had the £45 - 50k spare cash to do the work and that obviously doesn't include any rental costs for the short term rental that I would need to move into whilst the work is carried out because I couldn't live in the property whilst said works were being carried out.
EA is talking to the seller to see if she is prepared to do something with this but I am still not holding my breath, started looking at new properties today and being honest my head is really not in it.
Toltec said:
Sounds like this is not the house for you, it will probably have to go to a developer at a low price.
I'd agree with the former but the latter? Removing a car port roof, even an asbestos one is not a big deal or big money. For the rest: ceilings and soffits most would just give a lick of paint. As for the loft I can't work out what is required. If I were buying I'd be looking to spend about a tenth of what the OP is suggesting based on what he's typed here.Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff