house survey issue

[rednotdead]

6 weeks since we moved into a property. Had the usual survey done prior to purchase etc and nothing untoward was found.

Having some work done today and we find a joist that has been cut about 10" from the wall plate and is therefore 'hanging'. Said joist is also supporting a purlin, (it's a bungalow with a very shallow roof).

I shall be contacting the surveyor as I feel something like this he should have picked up. Now I know where it is you can see it with a torch when in the loft but you'd have to shine the torch on the end of each joist to notice the difference.

Anyone got any experience/advice?

TIA.

[caiss4]

Depends on what type of survey was done. A 'homebuyer's' survey doesn't normally include any digging around; it's barely a visual check that the property is still standing and is really for the benefit of the lender. Unless there is something obviously visible such as a sag in the ceiling then you probably don't have recourse.

If it was a full structural survey then I'd expect some greater responsibility from the surveyor.

I'm sure there'll be some surveyors on here who'll describe the limits of the various type of survey.

[netherfield]

caiss4 said:

Depends on what type of survey was done. A 'homebuyer's' survey doesn't normally include any digging around; it's barely a visual check that the property is still standing and is really for the benefit of the lender. Unless there is something obviously visible such as a sag in the ceiling then you probably don't have recourse.

If it was a full structural survey then I'd expect some greater responsibility from the surveyor.

I'm sure there'll be some surveyors on here who'll describe the limits of the various type of survey.

Many surveyors reports will state ' Couldn't lift floorboards to check joists,because of carpets' and couldn't check roof timbers because there was not a ladder available' and 'only checked roof slates and chimneys with binoculars'.

And finally if the building falls down around your ears you can't blame me.

[Mr GrimNasty]

Assuming there hasn't been any deflection/collapse to date, I doubt there is much of a support issue, whatever it seems at first sight - but yes phone the surveyor up and describe the situation, or seek another opinion.

[mattdaniels]

rednotdead said:

had the usual survey done

As mentioned above, the "usual" survey (ie. the cheapest) is a Home Buyers Report. It's very superficial. It would not pick up an issue such as this. It's the minimum inspection the mortgage lender needs to satisfy itself that it could recover its cash should it need to repossess.

OTOH if you had a full structural survey then you'd be right to be miffed and kick off at the surveyor.

[Burgmeister]

Are you sure you had a survey done?

The valuation fee you paid to your mortgage lender is just for that, to send someone round to value the place and report any defects the LENDER needs to be aware of.

If you decided to pay a bit extra and have a Homebuyers report done at the same time as the valuation (commonly known as a scheme 2 (S2) valuation) you will have signed and returned some Ts&Cs to the surveying firm which outline what the report includes and more importantly what it does not include.

If you paid even more still and opted for a full building survey you may have some recourse against the firm.

Out of curiosity, and not sure if this breaks naming and shaming rules, which firm was it?

[rednotdead]

Thanks all.

Yes - we had the homebuyers report done, not the full blown survey but the 'middle' option.

Not too concerned, on further inspection it looks like it was done years ago and there is no evidence of ceiling droop. Just miffed that the surveyor missed it as with a decent torch you can definitely see the shortened joist, even when stood on the loft ladder with just your head in the loft. He picked up on a few minor issues in the loft so he was definitely up there having a poke about. It's a bungalow so no issues with access etc....

Can't remember the firms name, they were based in Southampton. The report is buried in a box somewhere (still not unpacked )

Friendly builder chap coming to have a look and make sure it's all ok but I think I'll drop a line to the surveyor anyway. Doubt I'll get anywhere but you never know.