House Survey Question

[Birdster]

Hi,

I'm trying to read between the lines regarding a home buyer survey. Minor things were brought up such as a fitted wardrobe door that was warped and chimney pots need fitting with capping vents, but a few things are potentially major and I admit I'm a bit green. I suspect that this is par for the course with a house built in 1935 although I'm looking for opinions ,as there appears to be quite a few sensible topics and replies in this section.

Most opinions from those who have bought and sold think it's par for the course and not to worry.

Survey said:

Main walls
The main walls are of 235 mm solid brick construction.
We observed a minor crack to the rear elevation wall inside the conservatory which
indicates possible slight progressive movement. We suspect that this has been caused by
a leak from a drain or water supply pipe below ground level eroding the ground below the
foundations. It is therefore recommended that a water test report (as opposed to a CCTV
report) is obtained from an appropriate specialist drainage contractor and that all
recommendations are implemented.Condition
rating three
We observed minor localised damage to the render on the rear elevation above the
bedroom window. This requires repair, but no serious defects are suspected.

Survey said:

Walls and partitions
The internal walls and partitions have either a painted, papered or ceramic tiled finish.
We found localised damp to the rear wall of the kitchen and the other side of the same wall
inside the conservatory, where it is possible that wall plaster may be bridging the damp
proof course. Further investigation would be necessary to identify the cause of this issue
and further advice could be obtained from a PCA registered damp proofing contractor. No
perished wall plaster was apparent and the floors in this locality are of solid construction.
However, we also found slight sporadic dampness in the living room and timber in contact
with damp walls can be affected by rot. It is therefore recommended that a PCA registered
damp proofing contractor's report is obtained and any recommendations implemented.Condition
rating three
Two partition walls have been removed from the ground floor accommodation and this work
should have been implemented with local authority building regulation approval. Your legal
advisers should confirm our assumption, that all appropriate documentation is in place with
regard to this work. In the absence of any documentation, there would be an increased risk
of future issues arising, although no evidence of any associated defects was apparent at
the time of our inspection.
We observed cracking in the rear bedroom and creased wallpaper on the landing that
indicate possible slight progressive movement associated with leaking drains as mentioned
above under section E4-main
walls. This issue is therefore rated under that heading.

There is the standard 3 rating for electrics/gas stating that a contractor needs to visit and things like a the chimney stack need to be repointed with lime based mortar which we're prepared for with an older house.

Are the damp specialists and drainage specialists worth having in to potentially save pain later on?

Thanks in advance.

[PostHeads123]

A lot depends on how many issues you want to find and if you want to use that to negotiate on price with the view you use the saving to pay for the work. I over looked a lot of things on my last place that the survey picked up on and its cost me best part of £60k to sort, at time I was thinking £20k max to sort issues, I would of still bought the place regardless just would of used the issues as leverage on price. One of the things I ignored was getting a drainage person in turns out all my soak a ways were end of life.

[Birdster]

Thanks for that and sorry to hear. Surveyor still thinks it's worth the price we're paying as long as we budget for potential repairs.

I'll speak to the solicitors and estate agent later this morning and see where we go from here.

I'm guessing it's a case of getting someone in that can look at both before deciding where to go. Love the house, but wouldn't have the budget for those sort or repairs you experienced and doubt the vendor would drop much as they wouldn't be able to buy their new place.