Homebuyers survey brought up a couple of issues.
Discussion
We have just had a home buyers survey returned to us. It agrees with the valuation and the bank has sent a formal mortgage offer.
Issues are:
"There is sufficient bracing to the roof framework to apprehend movement of the trusses. However, the flank walls have not been properly restrained and are at risk of movement. Correct restraint should now be provided by a competent contractor in accordance with building regs'
Now that sounds pretty bad, except there are 4 of this type of house locally, I happen to know one of the other owners who bought a year ago. Their structural survey didn't mention this. I looked in their loft and the flank walls look just like normal flank walls to me, they aren't tied to anything (visibly).
The houses are 30 years old and still standing with no problem, I find it highly unlikely the current owner has been tampering with things in the loft.
I will try again to speak to Connels who did the survey. But could this be something as simple as they don't meet current regs? I find it hard to believe it's much else.
Second issue
Dpc
"The horizontal dpc to the main base walls appears to be made of plastic.
Dampness was detected at low level to the main walls and further specialist investigation is required prior to exchange of contracts"
I struggle to believe the dpc is f
ked, what I did notice was soil which was within maybe 30-50mm from dpc on one corner of the house. I assume this could cause some damp, what gets me is there's no mention of internal damp or where the damp was found so it's a bit vague.
Does the bit about investigation prior to exchange of contracts means that's what the bank wants or what they are suggesting?
Thanks
Issues are:
"There is sufficient bracing to the roof framework to apprehend movement of the trusses. However, the flank walls have not been properly restrained and are at risk of movement. Correct restraint should now be provided by a competent contractor in accordance with building regs'
Now that sounds pretty bad, except there are 4 of this type of house locally, I happen to know one of the other owners who bought a year ago. Their structural survey didn't mention this. I looked in their loft and the flank walls look just like normal flank walls to me, they aren't tied to anything (visibly).
The houses are 30 years old and still standing with no problem, I find it highly unlikely the current owner has been tampering with things in the loft.
I will try again to speak to Connels who did the survey. But could this be something as simple as they don't meet current regs? I find it hard to believe it's much else.
Second issue
Dpc
"The horizontal dpc to the main base walls appears to be made of plastic.
Dampness was detected at low level to the main walls and further specialist investigation is required prior to exchange of contracts"
I struggle to believe the dpc is f
ked, what I did notice was soil which was within maybe 30-50mm from dpc on one corner of the house. I assume this could cause some damp, what gets me is there's no mention of internal damp or where the damp was found so it's a bit vague.Does the bit about investigation prior to exchange of contracts means that's what the bank wants or what they are suggesting?
Thanks
The damp could be a construction defect or leak.
Highly unlikely that the soil being that close to the dpc would could internal damp. For one reason alone it would need to get across the cavity which would require a lot of water.
If it's timber framed it's more of a concern.
Surveyors don't tend to ask for further reports for dampness in 10 year old houses.
Highly unlikely that the soil being that close to the dpc would could internal damp. For one reason alone it would need to get across the cavity which would require a lot of water.
If it's timber framed it's more of a concern.
Surveyors don't tend to ask for further reports for dampness in 10 year old houses.
So sounds like it is as I assumed regarding the regs. Which is good.
Regarding the damp, the house was built in 1990 or a bit sooner. I'm not sure if it's timber frame, but was built by Bovis. Surely if it was a defect there would be much more visible damp? It sounds to me it's on external walls.
Here's a pic of the rear of the house, if it helps. Edited to say that lower wall on the conservatory looks damp......
There's also what looks like a bit of damp around this door. This doorway was put in at some stage as this part of the house was originally a porch which they have filled in with doors and possibly a floor bringing the level up so may well be breaching dpc now , originally it was just the big piers holding up the balcony and would have stepped down to 2 below dpc.
If it is just these bits that's fine as we will be removing the porch and conservatory and putting an extension in.
Regarding the damp, the house was built in 1990 or a bit sooner. I'm not sure if it's timber frame, but was built by Bovis. Surely if it was a defect there would be much more visible damp? It sounds to me it's on external walls.
Here's a pic of the rear of the house, if it helps. Edited to say that lower wall on the conservatory looks damp......
There's also what looks like a bit of damp around this door. This doorway was put in at some stage as this part of the house was originally a porch which they have filled in with doors and possibly a floor bringing the level up so may well be breaching dpc now , originally it was just the big piers holding up the balcony and would have stepped down to 2 below dpc.
If it is just these bits that's fine as we will be removing the porch and conservatory and putting an extension in.
Edited by m3jappa on Friday 20th January 22:18
Edited by m3jappa on Friday 20th January 22:23
Here's an image I had of the same model of house round the corner (I did the patio). Originally the one we are getting was like this, so looking at it they could well have breached the dpc here hence the damp round the low level.
Can anyone agree that it appears those piers are doing nothing more than holding up the balcony? It looks that way to me, I hope it is as we are planning on removing that bit, adding an extra room and having the roof of the room as a balcony deck area (if we can get planning).
Obviously if those piers are somehow part of the structure it's going to be a lot dearer, I just don't see how they are doing anything apart from the balcony though.
As you say, you need to speak to the surveyor and see where he thinks the problem is.
Bottom line is that a 'new' house shouldn't be damp. You need to know why it's damp before deciding whether it's an issue or not. It may be that the owners dog pisses on the wall condensation because they never open the windows.
There is no way anyone can tell you why without seeing the house.
Bottom line is that a 'new' house shouldn't be damp. You need to know why it's damp before deciding whether it's an issue or not. It may be that the owners dog pisses on the wall condensation because they never open the windows.
There is no way anyone can tell you why without seeing the house.
Just to update this, I've spoken to the surveyor who was very helpful.
Regarding the flank walls not being tied properly. He said that its just a timber which is mucked into the wall and fixed to the trusses. It should ideally be a metal strap, in his own opinion it's not really an issue but it won't hurt to put the straps on. I could DIY this if I wanted. I just need to clarify the exact type of strap.
He said eventually the timber will fail and it's not worth risking for the sake of a strap and a few hours work. I can't see it failing for a hundred years or so but fair enough.
Regarding the damp, it was found at low level in the dining room, (which is the room the conservatory attaches to. He actually said he can't remember exactly where it was but he wouldn't worry, it's probably condensation but again get someone to look at it, shouldn't be a major issue. I actually reckon it's the bit where the conservatory attaches to the house, it looks like the dpc is breached, even so, not a problem as we will be removing the conservatory to put an extension there.
By his own admission. It was arse covering stuff
Regarding the flank walls not being tied properly. He said that its just a timber which is mucked into the wall and fixed to the trusses. It should ideally be a metal strap, in his own opinion it's not really an issue but it won't hurt to put the straps on. I could DIY this if I wanted. I just need to clarify the exact type of strap.
He said eventually the timber will fail and it's not worth risking for the sake of a strap and a few hours work. I can't see it failing for a hundred years or so but fair enough.
Regarding the damp, it was found at low level in the dining room, (which is the room the conservatory attaches to. He actually said he can't remember exactly where it was but he wouldn't worry, it's probably condensation but again get someone to look at it, shouldn't be a major issue. I actually reckon it's the bit where the conservatory attaches to the house, it looks like the dpc is breached, even so, not a problem as we will be removing the conservatory to put an extension there.
By his own admission. It was arse covering stuff
The conservatory wall in the first pic looks like it is wet up to the DPC so is OK.
The wall in the second pic looks like it's wet from splashing from the paving as it's only one course of bricks (or less) below the DPC so is too high. Not bridged or breeched just getting wet. Normal rule of thumb is the surface should be two courses below the DPC.
The wall in the second pic looks like it's wet from splashing from the paving as it's only one course of bricks (or less) below the DPC so is too high. Not bridged or breeched just getting wet. Normal rule of thumb is the surface should be two courses below the DPC.
The wall in the first pic doesn't look like damp because it's far too regular a line although it could be that it's paint which was applied because they suffered from some damp... if in doubt a french drain usually works wonders.
Sounds like the surveyor was advising a few BAT straps: http://batmetalwork.com/cms/cms.jsp?menu_id=9023&a... - cheap and easy to apply.
Sounds like the surveyor was advising a few BAT straps: http://batmetalwork.com/cms/cms.jsp?menu_id=9023&a... - cheap and easy to apply.
Ah yes those bat straps are what I envisioned.
How would you get that through the existing wall and then fix it? I could only assume drill a hole big enough to get the straps angle through, place against back of wall, fix to trusses and fill the drilled hole with cement.
I can't see how it's possible to mechanically fix the strap to the outer part of the block wall. I assume it's to stop the wall pulling out as opposed to in and the strap just being there tied to the trusses is sufficient.
Either that or the house may have a wall plate to fix to.
How would you get that through the existing wall and then fix it? I could only assume drill a hole big enough to get the straps angle through, place against back of wall, fix to trusses and fill the drilled hole with cement.
I can't see how it's possible to mechanically fix the strap to the outer part of the block wall. I assume it's to stop the wall pulling out as opposed to in and the strap just being there tied to the trusses is sufficient.
Either that or the house may have a wall plate to fix to.
m3jappa said:
Regarding the damp, it was found at low level in the dining room, (which is the room the conservatory attaches to. He actually said he can't remember exactly where it was but he wouldn't worry, it's probably condensation but again get someone to look at it, shouldn't be a major issue. I actually reckon it's the bit where the conservatory attaches to the house, it looks like the dpc is breached, even so, not a problem as we will be removing the conservatory to put an extension there.
By his own admission. It was arse covering stuff
This would annoy me. Fair comment for a mortgage valuation but you paying for his expertise not his ass covering. By his own admission. It was arse covering stuff
He should be able to identify whether it's condensation or a defect. He shoiuld be able to identify whether it's significant or not. Anyone else looking not be able to see anything he can't.
Ive just been involved indirectly with the purchase of a bungalow.
Survey was done and damp was detected at the top of a chimney breast in the lounge near the ceiling.
Mortgage company wanted this rectified before the release of funds, and so the damp specialist removed the internal render and re-plastered etc at the cost of around £400.
Once that was done, the buyer called me round to price up some things, some of which were in the loft.
It was only then that he and i had gone up there, only to find the chimney had been removed many, many years ago to ceiling level.
Survey was done and damp was detected at the top of a chimney breast in the lounge near the ceiling.
Mortgage company wanted this rectified before the release of funds, and so the damp specialist removed the internal render and re-plastered etc at the cost of around £400.
Once that was done, the buyer called me round to price up some things, some of which were in the loft.
It was only then that he and i had gone up there, only to find the chimney had been removed many, many years ago to ceiling level.
m3jappa said:
Ah yes those bat straps are what I envisioned.
How would you get that through the existing wall and then fix it? I could only assume drill a hole big enough to get the straps angle through, place against back of wall, fix to trusses and fill the drilled hole with cement.
I can't see how it's possible to mechanically fix the strap to the outer part of the block wall. I assume it's to stop the wall pulling out as opposed to in and the strap just being there tied to the trusses is sufficient.
Either that or the house may have a wall plate to fix to.
It's usually a lot easier than that. If you buy the place take a few photos and post them with a sketch. You usually do all the work in the loft. Place the straps along/across the rafters/ceiling joists and screw into the timber/masonry. The wall ties will hold the two masonry leaves together. You may need a few noggins.How would you get that through the existing wall and then fix it? I could only assume drill a hole big enough to get the straps angle through, place against back of wall, fix to trusses and fill the drilled hole with cement.
I can't see how it's possible to mechanically fix the strap to the outer part of the block wall. I assume it's to stop the wall pulling out as opposed to in and the strap just being there tied to the trusses is sufficient.
Either that or the house may have a wall plate to fix to.
m3jappa said:
Just to update this, I've spoken to the surveyor who was very helpful.
Regarding the flank walls not being tied properly. He said that its just a timber which is mucked into the wall and fixed to the trusses. It should ideally be a metal strap, in his own opinion it's not really an issue but it won't hurt to put the straps on. I could DIY this if I wanted. I just need to clarify the exact type of strap.
He said eventually the timber will fail and it's not worth risking for the sake of a strap and a few hours work. I can't see it failing for a hundred years or so but fair enough.
Regarding the damp, it was found at low level in the dining room, (which is the room the conservatory attaches to. He actually said he can't remember exactly where it was but he wouldn't worry, it's probably condensation but again get someone to look at it, shouldn't be a major issue. I actually reckon it's the bit where the conservatory attaches to the house, it looks like the dpc is breached, even so, not a problem as we will be removing the conservatory to put an extension there.
By his own admission. It was arse covering stuff
As an agent this is what really annoys me about surveyors, you are a buyer who is hands on and with an understanding of buildings, if you had been a someone with no knowledge that survey could very easily have killed that sale; when the surveyor admits its just arse covering stuff he is in the happy position that he gets paid no matter if the house sells or not.Regarding the flank walls not being tied properly. He said that its just a timber which is mucked into the wall and fixed to the trusses. It should ideally be a metal strap, in his own opinion it's not really an issue but it won't hurt to put the straps on. I could DIY this if I wanted. I just need to clarify the exact type of strap.
He said eventually the timber will fail and it's not worth risking for the sake of a strap and a few hours work. I can't see it failing for a hundred years or so but fair enough.
Regarding the damp, it was found at low level in the dining room, (which is the room the conservatory attaches to. He actually said he can't remember exactly where it was but he wouldn't worry, it's probably condensation but again get someone to look at it, shouldn't be a major issue. I actually reckon it's the bit where the conservatory attaches to the house, it looks like the dpc is breached, even so, not a problem as we will be removing the conservatory to put an extension there.
By his own admission. It was arse covering stuff
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