Anyone know a building surveyor?
Discussion
The wife and I have been to view a house today and it turned out to be exactly what we are looking for. The only problem is that 3 years ago the current owners discovered that it had subsidence and ended up claiming through their insurance company who monitored it and then paid for it to be sorted. The house sold last month but the previous buyer has pulled out due to this so it is back on the market.
The work carried out appears to consist of some new brickwork / re-pointing in places and apparently two steel RSJ style items were placed in a couple of the walls. All the paperwork from the insurance company is present along with a schedule of all the work carried out.
I could do with some honest (and preferably free!) advice on what to do next and what the impications are of buying the house e.g. will we be able to insure it?
All advice welcome.
Thanks
Simon
The work carried out appears to consist of some new brickwork / re-pointing in places and apparently two steel RSJ style items were placed in a couple of the walls. All the paperwork from the insurance company is present along with a schedule of all the work carried out.
I could do with some honest (and preferably free!) advice on what to do next and what the impications are of buying the house e.g. will we be able to insure it?
All advice welcome.
Thanks
Simon
Walk away from it and find another, you have to look at why at subsided in the first palce and what steps have been taken to prevent it in the future, it looks like the works carried out were just to repair the effects.
Subsidence is really expensive to put right and its unlikely your insurers will cover it because of its history
Subsidence is really expensive to put right and its unlikely your insurers will cover it because of its history
Hi Simon,
I agree with Paul, walk away.
The issue you will have is, even if it has had a decent proper repair, it may not prevent it from happening again.
It is ok repairing but unless you rectify the reason for the subsidence in the first place it may well return.
Again due to previous issues your current insurance will be more than hesitant to pay out for rectification work as it would be classed as an ongoing problem.
You could however contact your insurance before hand to find out where they would stand. As with anything legal dont take their word for it get it in writing.
A good friend has been great with plans and the like, I could ask him if he knows of a good surveyor but I can guarantee it wont be free. I got charged approx £400 to overcome a building issue on one of my properties when extending and having to span an area in the property rather than placing a supporting beam. That was just for load calculations etc
Whatever you choose, good luck
Scott
I agree with Paul, walk away.
The issue you will have is, even if it has had a decent proper repair, it may not prevent it from happening again.
It is ok repairing but unless you rectify the reason for the subsidence in the first place it may well return.
Again due to previous issues your current insurance will be more than hesitant to pay out for rectification work as it would be classed as an ongoing problem.
You could however contact your insurance before hand to find out where they would stand. As with anything legal dont take their word for it get it in writing.
A good friend has been great with plans and the like, I could ask him if he knows of a good surveyor but I can guarantee it wont be free. I got charged approx £400 to overcome a building issue on one of my properties when extending and having to span an area in the property rather than placing a supporting beam. That was just for load calculations etc
Whatever you choose, good luck
Scott
Si330 on here is a structural engineer, and in Leeds
http://www.pistonheads.com/gassing/profile.asp?h=0...
He had a cursory glance over my new place for me, might be worth an ask.
http://www.pistonheads.com/gassing/profile.asp?h=0...
He had a cursory glance over my new place for me, might be worth an ask.
To make an informed recommendation you would need to see the survey report that established what remedial works were required and why they were needed.
But the only sensible thing to do is get a full survey done you will then establish if there has been any further movement.
For this type of thing I would recommend Thomasons Tel: 0113 245 1282.
But the only sensible thing to do is get a full survey done you will then establish if there has been any further movement.
For this type of thing I would recommend Thomasons Tel: 0113 245 1282.
Si 330 said:
To make an informed recommendation you would need to see the survey report that established what remedial works were required and why they were needed.
But the only sensible thing to do is get a full survey done you will then establish if there has been any further movement.
For this type of thing I would recommend Thomasons Tel: 0113 245 1282.
Speak to Christian Howe - hes a good lad I do a fair bit of work with ThomasonsBut the only sensible thing to do is get a full survey done you will then establish if there has been any further movement.
For this type of thing I would recommend Thomasons Tel: 0113 245 1282.
Thanks, I've now got a copy of the report and a schedule of all the work that was carried out. It appears that it suffered from consolidation subsidence which was discovered 3 years ago. The report suggests that the foundations go down to 800mm (I read that they should go to 2000mm?). There is then a layer of "silty clay" with a moisture reading of 45%. I'm guessing that this layer has moved causing the foundations and house to do the same.
The work consisted of steel hellibars being placed in various places throughout the house and brick work/mortar being replaced. All of the interior walls and ceilings have been replaced after the work.
I'm of the mind that the house would have to be very cheap to see past all of the problems like insurance and re-sale value.
Simon
The work consisted of steel hellibars being placed in various places throughout the house and brick work/mortar being replaced. All of the interior walls and ceilings have been replaced after the work.
I'm of the mind that the house would have to be very cheap to see past all of the problems like insurance and re-sale value.
Simon
Here's another point of view.
If the work has been undertaken in accordance with the instructions of a structural engineer, then there's a reasonably good chance that it has now been stabilised.
I assume the silty clay is at a level beneath the foundations which is a worry, I would have thoought underpinning would have been more appropriate than hellibars (basically as I don't know what hellibars are, I'll look stupid if they're used for underpinning)to overcome any further settlement (consolidation)
You don't state what kind of foundations are used, whether strip or raft, the age of the house would be indicative, I assume if it's been allowed to be built on silt that it is quite old and hence I would think they would be strip. That'd be a problem.
If one sale has already fallen through due to this, it is a massive bargaining tool to get the property very cheap. The insurers should cover it as the work is certified and you may also get guarantees that would cover your arse.
It's a gamble but you could get a property you want for a song.
Silt at 45%mc is not as sloppy as you'd imagine. You'd still be better built on stone though!
Like I say, just another point of view and my current valid qualifications are in eyelash extensions, it's a while since I did soil mechanics.
If the work has been undertaken in accordance with the instructions of a structural engineer, then there's a reasonably good chance that it has now been stabilised.
I assume the silty clay is at a level beneath the foundations which is a worry, I would have thoought underpinning would have been more appropriate than hellibars (basically as I don't know what hellibars are, I'll look stupid if they're used for underpinning)to overcome any further settlement (consolidation)
You don't state what kind of foundations are used, whether strip or raft, the age of the house would be indicative, I assume if it's been allowed to be built on silt that it is quite old and hence I would think they would be strip. That'd be a problem.
If one sale has already fallen through due to this, it is a massive bargaining tool to get the property very cheap. The insurers should cover it as the work is certified and you may also get guarantees that would cover your arse.
It's a gamble but you could get a property you want for a song.
Silt at 45%mc is not as sloppy as you'd imagine. You'd still be better built on stone though!
Like I say, just another point of view and my current valid qualifications are in eyelash extensions, it's a while since I did soil mechanics.
Greensleeves said:
Here's another point of view.
If the work has been undertaken in accordance with the instructions of a structural engineer, then there's a reasonably good chance that it has now been stabilised.
I assume the silty clay is at a level beneath the foundations which is a worry, I would have thoought underpinning would have been more appropriate than hellibars (basically as I don't know what hellibars are, I'll look stupid if they're used for underpinning)to overcome any further settlement (consolidation)
You don't state what kind of foundations are used, whether strip or raft, the age of the house would be indicative, I assume if it's been allowed to be built on silt that it is quite old and hence I would think they would be strip. That'd be a problem.
If one sale has already fallen through due to this, it is a massive bargaining tool to get the property very cheap. The insurers should cover it as the work is certified and you may also get guarantees that would cover your arse.
It's a gamble but you could get a property you want for a song.
Silt at 45%mc is not as sloppy as you'd imagine. You'd still be better built on stone though!
Like I say, just another point of view and my current valid qualifications are in eyelash extensions, it's a while since I did soil mechanics.
Dave - where on earth did you pull that from ? you sell eye lashes for gods sake !!If the work has been undertaken in accordance with the instructions of a structural engineer, then there's a reasonably good chance that it has now been stabilised.
I assume the silty clay is at a level beneath the foundations which is a worry, I would have thoought underpinning would have been more appropriate than hellibars (basically as I don't know what hellibars are, I'll look stupid if they're used for underpinning)to overcome any further settlement (consolidation)
You don't state what kind of foundations are used, whether strip or raft, the age of the house would be indicative, I assume if it's been allowed to be built on silt that it is quite old and hence I would think they would be strip. That'd be a problem.
If one sale has already fallen through due to this, it is a massive bargaining tool to get the property very cheap. The insurers should cover it as the work is certified and you may also get guarantees that would cover your arse.
It's a gamble but you could get a property you want for a song.
Silt at 45%mc is not as sloppy as you'd imagine. You'd still be better built on stone though!
Like I say, just another point of view and my current valid qualifications are in eyelash extensions, it's a while since I did soil mechanics.
blackcab said:
Dave - where on earth did you pull that from ? you sell eye lashes for gods sake !!
I used to have a bloke's job!I'd be in like Flynn with this one trying to get a bargain, particularly with the current and forecasted state of the housing market!
Alternatively, you'd be wise to hang on a few months and pick up a reposession when everything goes tits up.
Bet you didn't ecpect that one either Pegan!
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