These HIPs - would these answers put you off?

[Steamer]

So I've just had the forms through from the solicitors, all of it seems fine but I'm just wondering if these answers would put you or a buyer off?

9. Has there been any treatment of or preventative work for dry rot, wet rot or damp in the property since you have owned the property? - give details of any guarantees.

A: Yes - I found an outbreak of dry-rot in the corner of the kitchen - nothing too bad, the building management (its a lease hold apartment) got straight on it, a few floor joist ends replaced + all plaster in that area stripped, treated and replaced. But it did come back recently in air duct, again the management co. got it all sorted by a vert reputable company. - the house was built in 1860's so I guess these things happen. Thankfully it didnt cost me anything as it all comes out of the 'sinking fund'.

12. When was the electrical wiring last checked?

When I moved in 5 years ago, we stripped it all and fitted a new fuse board. But my friend a qualified spark did it as an afterwork favor so I didnt ask for a report - although I'm sure its fine.

[Sam_68]

Dry rot, I'd want to get it re-checked by an expert unless the work was recent and backed up by a warranty. |Without boring you with the details, dry rot can be pretty tenacious stuff and isn't necessaril caused by easily-cured damp problems, like wet rot is.

The electrics wouldn't worry me, particularly, but I'd use them as a bargaining tool.

[anonymous-user]

Seems to me he's being totally honest, this is the owners questionaire, not the HIP?

ETA: you're surveyor will inspect this and probably ask for specialist reports, i personally would be inspecting the maintenence contract and lease in depth for cost and recent accounts.

Edited by anonymous-user on Monday 11th May 21:19

[Steamer]

Thanks for the independent view Sam.

Yes, having witnessed what dry-rot does to the brick & woodwork it certainly looks evil!

However I think we caught it pretty early and it was a full strip out, spray down and re-plaster job. Also the management company did a pretty good investigation into the cause on the second outbreak - the cause was put down to water getting into the top of the wall due to the very old and insufficient guttering - also now redesigned and replaced.

Also, the new electrics I thought would always go in my favor (they were proper old when I bought it!) - how much do certificates cost and is it worth me getting one 'pre-sale' so its not used as a bargaining tool against me?

[Steamer]

digimeistter said:

Seems to me he's being totally honest, this is the owners questionaire, not the HIP?

ETA: you're surveyor will inspect this and probably ask for specialist reports, i personally would be inspecting the maintenence contract and lease in depth for cost and recent accounts.

Edited by digimeistter on Monday 11th May 21:19

hey Digi

These are the questions on the 'Property Information questionnaire' - they are actually my answers too! I'm just applying for my HIP now.

The maintenance company are pretty good and very reputable... I'm sure they would be very helpful to perspective buyers.

(I"m just trying to gauge how worrying the HIP is going to look to perspective buyers)

Edited by Steamer on Monday 11th May 21:31

[davidjpowell]

Steamer said:

A: Yes - I found an outbreak of dry-rot in the corner of the kitchen - nothing too bad, the building management (its a lease hold apartment) got straight on it, a few floor joist ends replaced + all plaster in that area stripped, treated and replaced. But it did come back recently in air duct, again the management co. got it all sorted by a vert reputable company. - the house was built in 1860's so I guess these things happen. Thankfully it didnt cost me anything as it all comes out of the 'sinking fund'.

You have to answer honestly, but the level of detail is too much. You just need to acknowledge that localised work was carried out and (presumably?) is covered by guarentee. Purchaser Solicitor very likely to ask for a copy.

Steamer said:

When I moved in 5 years ago, we stripped it all and fitted a new fuse board. But my friend a qualified spark did it as an afterwork favor so I didnt ask for a report - although I'm sure its fine.

Again too much detail. Re-wired 5 years ago. It is up to the purchaser to ask for a certificate unless the form asks the question. It is unlikely that a Surveyor would pick it up in this form where as he will in your original phrasing.

[Steamer]

davidjpowell said:

Steamer said:

A: Yes - I found an outbreak of dry-rot in the corner of the kitchen - nothing too bad, the building management (its a lease hold apartment) got straight on it, a few floor joist ends replaced + all plaster in that area stripped, treated and replaced. But it did come back recently in air duct, again the management co. got it all sorted by a vert reputable company. - the house was built in 1860's so I guess these things happen. Thankfully it didnt cost me anything as it all comes out of the 'sinking fund'.

You have to answer honestly, but the level of detail is too much. You just need to acknowledge that localised work was carried out and (presumably?) is covered by guarentee. Purchaser Solicitor very likely to ask for a copy.

Steamer said:

When I moved in 5 years ago, we stripped it all and fitted a new fuse board. But my friend a qualified spark did it as an afterwork favor so I didnt ask for a report - although I'm sure its fine.

Again too much detail. Re-wired 5 years ago. It is up to the purchaser to ask for a certificate unless the form asks the question. It is unlikely that a Surveyor would pick it up in this form where as he will in your original phrasing.

Thanks David - I do tend to get a bit 'involved' when it comes to selling things - I actually really like this apartment (going to be gutted in someways when its sold as it was my first place and alot of sweat & blood went into getting it looking nice)

I'll take your advice and keep it simple (just didnt want a first-time buyer being put off for no real reason) Although the dry-rot could have been a nightmare the sinking fund paid out for what would have cost me a fortune.

[Ganglandboss]

Steamer said:

how much do certificates cost and is it worth me getting one 'pre-sale' so its not used as a bargaining tool against me?

[pedant mode] You can't get a cetificate. Certificates should be issued upon completion of electrical installations - either an 'Installation Certificate' (required for installation of new circuits) or a 'Minor Works Certificate' (for minor alterations). These are signed off by the person responsible for the design, construction and inspection and testing (usually the same person on domestic jobs).

What you can get is a 'Periodic Inspection and Test Report'. The word 'report' is important as whoever carries it out cannot 'certify' that the installation has been carried out to BS 7671 without full access to every millimetre of cable; he can only report on whether or not his test results are acceptable and whether or not he has seen any defects. [/pedant mode]

Of course there it is most likely that he has done a proper job; many sparks who do foreigners are not going to sign off a form as it would not do them any favours if it fell into the hands of the taxman. It is also possible that the bloke that did it was not competent; my parents had a rewire when they moved into their house by someone who told my dad he was a spark. I have lost count of the exact number of his bodges I have put right.

Personally, I would be an utter bd if looking to buy a house. Unless they either present a valid Certificate / Report or give me a free run of the house armed with a terminal driver and a Megger, my offer would be based on having to budget for a full rewire. You will probably find that most surveyors would not be as detailed as that but probably will caveat their report by recommending a separate inspection by an NIC EIC spark.