RICS L2 Homebuyer Survey - Queries
Discussion
Hi all,
I hope this is the right place to post this, please move if not.
I’ll try keep this as short as possible. My wife and I are looking to upsize and have found what we’d consider our dream house, albeit it needs a bit of updating (kitchen, bathrooms etc). The layout is perfect. Great size for our young family to grow in. It’s at the top of our budget, but we want to make it work. We have had an offer accepted, and for peace of mind we decided to get a RICS level 2 homebuyers survey on the property. The results are by no means that bad, but I wanted to use you guys as a sounding board/looking for general advice on a few of the issues that were picked up.
Here’s the wording from the report. For reference, it’s a mid-90s property.
_____________________________
The report has got me a little concerned, mainly around the structural side of the house (roof). Everything else come back as ok, albeit a couple of decades old and shouldn’t be surprised when things need replacing (Windows, conservatory roof etc).
The report is prefixed with the wording “The property is considered to be a reasonable proposition for purchase and, provided that you carry out regular and appropriate maintenance work and any other necessary repair work in the future, the property should resell in a normal market.” so it can’t be all bad!
Anyway, thanks for reading. I just wanted to see if anyone else has experience with these reports and/or has any guidance on the areas of concern.
Cheers.
I hope this is the right place to post this, please move if not.
I’ll try keep this as short as possible. My wife and I are looking to upsize and have found what we’d consider our dream house, albeit it needs a bit of updating (kitchen, bathrooms etc). The layout is perfect. Great size for our young family to grow in. It’s at the top of our budget, but we want to make it work. We have had an offer accepted, and for peace of mind we decided to get a RICS level 2 homebuyers survey on the property. The results are by no means that bad, but I wanted to use you guys as a sounding board/looking for general advice on a few of the issues that were picked up.
Here’s the wording from the report. For reference, it’s a mid-90s property.
RICS Survey said:
plumbling
It would be beyond the scope of the report to test the sanitary fittings however they are in many cases original and are likely to prove problematic. Toilet flushers were temperamental and the ground floor cloakroom toilet does not flush - the supply may have been disconnected presumably because of a leak.
Water pressure to most taps is weak and heavy corrosion was noted on taps and surrounds.
The property is plumbed to mains water supply and there is a stopcock beneath the kitchen sink. I was not able to turn this tap.
I have expressed concern about corrosion and damage to taps and pipes within the house. I am also concerned by the vulnerability of plastic pipework and tanks in the loft. These must be checked to ensure that nothing becomes dislodged during e removal process.
As you are aware, the water pressure is weak and it is likely that some pipework may need replacing or descaling to increase pressure.
I would recommend a plumber attend the house and review the existing provision and comment on the cost of upgrade.
I’m concerned at the lack of water pressure throughout the house. This was something we noticed and picked up on during our viewings. My understanding is the house hasn’t been ‘lived’ in for up to 6 years due to a separation, however it is frequently visited by the vendors.It would be beyond the scope of the report to test the sanitary fittings however they are in many cases original and are likely to prove problematic. Toilet flushers were temperamental and the ground floor cloakroom toilet does not flush - the supply may have been disconnected presumably because of a leak.
Water pressure to most taps is weak and heavy corrosion was noted on taps and surrounds.
The property is plumbed to mains water supply and there is a stopcock beneath the kitchen sink. I was not able to turn this tap.
I have expressed concern about corrosion and damage to taps and pipes within the house. I am also concerned by the vulnerability of plastic pipework and tanks in the loft. These must be checked to ensure that nothing becomes dislodged during e removal process.
As you are aware, the water pressure is weak and it is likely that some pipework may need replacing or descaling to increase pressure.
I would recommend a plumber attend the house and review the existing provision and comment on the cost of upgrade.
RICS Survey said:
Roof tiles/condition
The roof slopes appear suitably aligned and discharge surface water and no signs of any significant deflection was apparent. This said, the covering is showing some signs of deterioration and some repair and upgrading must be budgeted for.
A number of tiles are slipped or broken and need replacing.
Moss is established on slopes and is causing damage to the surface of tiles. Loose moss can block guttering which can cause overflows and increases the risk of rot to rafter feet or eaves boards. The bedding which secures the ridge tiles is dry and cracked and these tiles are vulnerable to slippage. Some verge or edge fillet joints need rep-pointing.
The dormer projections are timber panelled and I cannot comment on the quality of hidden insulation but you may find it necessary to upgrade the installation in the dormer cheeks. I would recommend you instruct a roofing contractor to attend and provide a budget figure for the works described in this section.
As you can see in the image, my main concern is around the requirement to have structural work done imminently. Is the bedding and slipped tiles as much a concern as its being made out? The roof slopes appear suitably aligned and discharge surface water and no signs of any significant deflection was apparent. This said, the covering is showing some signs of deterioration and some repair and upgrading must be budgeted for.
A number of tiles are slipped or broken and need replacing.
Moss is established on slopes and is causing damage to the surface of tiles. Loose moss can block guttering which can cause overflows and increases the risk of rot to rafter feet or eaves boards. The bedding which secures the ridge tiles is dry and cracked and these tiles are vulnerable to slippage. Some verge or edge fillet joints need rep-pointing.
The dormer projections are timber panelled and I cannot comment on the quality of hidden insulation but you may find it necessary to upgrade the installation in the dormer cheeks. I would recommend you instruct a roofing contractor to attend and provide a budget figure for the works described in this section.
RICS Survey said:
Heating
There is a gas fired boiler in the garage which feeds a series of radiator panels located throughout the house.
The heating system was not in operation at the time of my inspection and it would be beyond the scope of the report to test such appliances. This said, I assume that the boiler is original or at least 20 years old and relatively small. The appliance is likely to have outlived its anticipated life span and I would certainly recommend you budget for upgrade. I would suggest you commission a heating engineer to attend and discuss the options available to you.
The boiler feeds a series of radiator panels located throughout the house and these are served by both wide and micro bore plumbing.
Water locally is very hard and as a consequence, pipework and radiators can deteriorate. Pipes in particular can become blocked with limescale or calcium build up and therefore I would recommend the entire system be pressure tested.
Old style thermostatic valves may need upgrade and your heating engineer can advise you further.
We’re aware of the boiler being original, and would budget for an upgrade in a few years (if it were to last that long!). However, is this really anything to be worried about if servicing is routinely carried out?There is a gas fired boiler in the garage which feeds a series of radiator panels located throughout the house.
The heating system was not in operation at the time of my inspection and it would be beyond the scope of the report to test such appliances. This said, I assume that the boiler is original or at least 20 years old and relatively small. The appliance is likely to have outlived its anticipated life span and I would certainly recommend you budget for upgrade. I would suggest you commission a heating engineer to attend and discuss the options available to you.
The boiler feeds a series of radiator panels located throughout the house and these are served by both wide and micro bore plumbing.
Water locally is very hard and as a consequence, pipework and radiators can deteriorate. Pipes in particular can become blocked with limescale or calcium build up and therefore I would recommend the entire system be pressure tested.
Old style thermostatic valves may need upgrade and your heating engineer can advise you further.
_____________________________
The report has got me a little concerned, mainly around the structural side of the house (roof). Everything else come back as ok, albeit a couple of decades old and shouldn’t be surprised when things need replacing (Windows, conservatory roof etc).
The report is prefixed with the wording “The property is considered to be a reasonable proposition for purchase and, provided that you carry out regular and appropriate maintenance work and any other necessary repair work in the future, the property should resell in a normal market.” so it can’t be all bad!
Anyway, thanks for reading. I just wanted to see if anyone else has experience with these reports and/or has any guidance on the areas of concern.
Cheers.
Edited by Xenoous on Friday 31st January 20:26
A L2 Homebuyers survey is almost worthless.
They include as many caveats as possible to indemnify the surveyor of blame should anything go wrong or be missed.
In the OP, all three items you are concerned about include a recommendation that you consult a plumber / roofing contractor / heating engineer for advice and should not rely on their report - this speaks volumes.
Re. plumbing, no idea what the surveyor means by severe corrosion but a stopcock is easily replaced by a plumber.
The note on bedding and slipped tiles to the roof is not an indication that structural work is required, simply some new mortar to the existing. Looks a strange roof for a relatively new (20 year old) house - where in the country are you?
A surveyor's report I had several years back stated that the roof of a house was original, therefore I should budget for a full re-cover very soon. It had been OK for 250 years when they looked at it, was fine for the 10 years I lived there & to my knowledge is still going strong!
Heating: if the boiler is 20 years old, budget £4K for a replacement combi in the next 5 years. Might last longer but if something goes pop then it will likely be cheaper to replace rather than repair in the long-term
They include as many caveats as possible to indemnify the surveyor of blame should anything go wrong or be missed.
In the OP, all three items you are concerned about include a recommendation that you consult a plumber / roofing contractor / heating engineer for advice and should not rely on their report - this speaks volumes.
Re. plumbing, no idea what the surveyor means by severe corrosion but a stopcock is easily replaced by a plumber.
The note on bedding and slipped tiles to the roof is not an indication that structural work is required, simply some new mortar to the existing. Looks a strange roof for a relatively new (20 year old) house - where in the country are you?
A surveyor's report I had several years back stated that the roof of a house was original, therefore I should budget for a full re-cover very soon. It had been OK for 250 years when they looked at it, was fine for the 10 years I lived there & to my knowledge is still going strong!
Heating: if the boiler is 20 years old, budget £4K for a replacement combi in the next 5 years. Might last longer but if something goes pop then it will likely be cheaper to replace rather than repair in the long-term
OzzyR1 said:
A L2 Homebuyers survey is almost worthless.
They include as many caveats as possible to indemnify the surveyor of blame should anything go wrong or be missed.
In the OP, all three items you are concerned about include a recommendation that you consult a plumber / roofing contractor / heating engineer for advice and should not rely on their report - this speaks volumes.
Re. plumbing, no idea what the surveyor means by severe corrosion but a stopcock is easily replaced by a plumber.
The note on bedding and slipped tiles to the roof is not an indication that structural work is required, simply some new mortar to the existing. Looks a strange roof for a relatively new (20 year old) house - where in the country are you?
A surveyor's report I had several years back stated that the roof of a house was original, therefore I should budget for a full re-cover very soon. It had been OK for 250 years when they looked at it, was fine for the 10 years I lived there & to my knowledge is still going strong!
Heating: if the boiler is 20 years old, budget £4K for a replacement combi in the next 5 years. Might last longer but if something goes pop then it will likely be cheaper to replace rather than repair in the long-term
Thank you for the response. Good to know your experience. They include as many caveats as possible to indemnify the surveyor of blame should anything go wrong or be missed.
In the OP, all three items you are concerned about include a recommendation that you consult a plumber / roofing contractor / heating engineer for advice and should not rely on their report - this speaks volumes.
Re. plumbing, no idea what the surveyor means by severe corrosion but a stopcock is easily replaced by a plumber.
The note on bedding and slipped tiles to the roof is not an indication that structural work is required, simply some new mortar to the existing. Looks a strange roof for a relatively new (20 year old) house - where in the country are you?
A surveyor's report I had several years back stated that the roof of a house was original, therefore I should budget for a full re-cover very soon. It had been OK for 250 years when they looked at it, was fine for the 10 years I lived there & to my knowledge is still going strong!
Heating: if the boiler is 20 years old, budget £4K for a replacement combi in the next 5 years. Might last longer but if something goes pop then it will likely be cheaper to replace rather than repair in the long-term
Corrosion i put down to the hats water and original fittings. But we're going to get a local plumber in to give everything a once over. Boiler we can of course budget for.
Roofing, this is really what I was hoping to hear. That is not actually that bad and easily remedied, hopefully for a reasonable cost.
We're based on the edge of Cambridgeshire. It definitely has a different style roof compared to many houses, but that also gives it some character. All being well, we hope this will be our home for the next 30+ years.
We're going to reach out to the surveyor and have a chat as well. See how serious he thinks these are.
Morning,
I would agree with Ozzy - we had a level 2 survey, and it just caveated everything and revealed only trivial stuff like a drip strip being missing from a door.
It warned of possible asbestos, so we got a guy in who found none.
It warned of possible damp and to get a specialist in, but at that point we decided we would just take stuff on the chin.
Ultimately, we bought the biggest house we could just about afford, and stretched massively to do so. We paid "the market" price so there was no room to chip them down on things.
For severe structural stuff: subsidence, walls leaning, no chimney breast then you'd have to walk, or get a significant chunk off the price.
But these middle ground things, they're just priced in by the seller imo.
Ok a show home house with perfect everything then you either pay a premium for it or get incredibly lucky with an OCD owner.
For reference I had my ridge tiles rebedded a year or two back, cost £1500 for two ridges - took 3 roofers about 3 hours (I probably overpaid)
I insulated a bay window that was just hardboard and tiles and fresh air. Took a day.
My dad had a new boiler fitted last year cost about £3k in the midlands - get a local recommended firm rather than BG.
There's nothing on that list that would put me off massively but they would be things I'd want fixing quite soon.
Hh
I would agree with Ozzy - we had a level 2 survey, and it just caveated everything and revealed only trivial stuff like a drip strip being missing from a door.
It warned of possible asbestos, so we got a guy in who found none.
It warned of possible damp and to get a specialist in, but at that point we decided we would just take stuff on the chin.
Ultimately, we bought the biggest house we could just about afford, and stretched massively to do so. We paid "the market" price so there was no room to chip them down on things.
For severe structural stuff: subsidence, walls leaning, no chimney breast then you'd have to walk, or get a significant chunk off the price.
But these middle ground things, they're just priced in by the seller imo.
Ok a show home house with perfect everything then you either pay a premium for it or get incredibly lucky with an OCD owner.
For reference I had my ridge tiles rebedded a year or two back, cost £1500 for two ridges - took 3 roofers about 3 hours (I probably overpaid)
I insulated a bay window that was just hardboard and tiles and fresh air. Took a day.
My dad had a new boiler fitted last year cost about £3k in the midlands - get a local recommended firm rather than BG.
There's nothing on that list that would put me off massively but they would be things I'd want fixing quite soon.
Hh
I recently moved into a house of similar age (built 1994) Over the last 30 years it has had replacement windows, cavity wall insulation (it was built just prior to big changes in the regs) new bathroom, new kitchen, new consumer unit and new boiler. The roof is like new compared to the one in the photos though, I can see no signs of previous repairs. I would do what the survey suggests and get a roofer, plumber and sparky to take a look before you get too deep.
Thanks all. We're going to reach out to a local plumber and roofer to come and inspect, and give estimates on the required work. I'm hopeful it'll be minimal in terms of the costs, but it's not going to put us off the house. The report definitely gave us a fright, but thinking about it rationally, it's all relatively standard stuff.
Now if only our buyer wasn't being a total tool.... Sigh. Story for another day
Now if only our buyer wasn't being a total tool.... Sigh. Story for another day
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