Just received the home buyers report. Cash buy so I didn't legally have to get it, but it was worth doing anyway.
It raised a number of issues, which I have listed below, with some questions for you knowledgeable chaps:
- "The wall is cracked below the front kitchen window, over the concrete lintels generally, below bedroom one window at the rear and over the rear patio doors to the conservatory from the lounge." - Are they big problems, or is it hard to say without pictures/proper inspection?
- "The concrete lintel over the rear patio door is too short." - Same as above.
- "The fireplaces need venting." + "The internal vertical flue pipe may contain asbestos fibres. You will have to use a contractor experienced in this type of work or an asbestos specialist if the flue has to be disturbed or removed." - Fireplace can't be used straight away, and needs to be cleaned/vented by a contractor experienced with asbestos?
- "The electrical system is below current standards. For example the electrical system is not covered by a current inspection and testing certificate, alterations have been made by way of addition of trip switches into the original box and some light switch fittings are damaged. This is a safety hazard (see section J3 Risks). Condition rating 3. You should ask an appropriately qualified person to inspect the electrical system." - Is this something any local electrician could do? Any idea on cost?
- "The gas supply system is not covered by a current inspection and testing certificate (see section J3 Risks). Condition rating 3. You should ask an appropriately qualified person to inspect the gas installation system now." - Same question as above
- "The water/expansion storage tanks are over the cylinder and in the roof space and made of plastic. The water tanks have not got a cover and and not properly insulated. They were not fully visible and should be checked before exchange of contracts." - Is this major, or just something we should check in person before exchanging contracts? Assuming they are not properly insulated as it says, what are the costs involved in insulating these?
- "Although I could see no problems with the heating and have seen evidence that it has been properly checked and serviced, it is an older installation. The maintenance costs will increase over time and many boilers may need replacing after 10 or 15 years." - Isn't this always the case unless it's a very new boiler? Not much we can do about it, something that may need replacing later, or it may not be an issue?
- "Space heating is provided by pressed steel water filled radiators and pipework. The thermostatic radiator valves have not been tested. It should be noted that these can be temperamental and are not always fully effective. The inclusion of anticorrosive additive helps to prolong the life of the radiators and pipework. It should be ensured that an appropriate additive is in the circulation system."" - Is this easy to have tested? Any idea on costs involved if it hasn't already been done?
- "Inevitably the drains will have deteriorated during the life of the building, and it is probable that they are leaking or possibly damaged. Also there is the possibility that drains could have been infiltrated with tree roots. Leaking drains can cause soil erosion and affect foundations. A test by a drainage specialist prior to legal commitment to purchase would be prudent." - Would something like the service offered here
http://www.cctvdrainsurvey.co.uk/ be sufficient? Shame they don't have prices on the site.
- "The soil stack is worn and has no cap" - Easy to replace? If so, how much would you expect it to cost?
- "The above ground drainage pipes from the gutters at the rear connect into the underground drains through a number of gullies. The gullies are partly blocked." - Expensive, or just a weekend job clearing them?
- "The land in this area is likely to contain a high proportion of clay. This can become unstable especially when affected by tree roots. The soil can shrink, swell, and damage the drains and foundations. Although I did not see any problems, it is advisable to ask an appropriately qualified person to advise you on the future management of the trees (see section J1 Risks)." - As far as I remember the trees aren't actually near the building, as you can see in this photo:
Guess it might be worth speaking to someone if/when we move in, but it doesn't seem that major if the trees are far away, and the surveyor couldn't see a problem?
- "You should ask your legal adviser to confirm whether the conservatory has received building regulation approval (including the issuing of a final completion certificate) from the local council and advise on the implications" - According to the property information form they didn't need permission due to the size of the conservatory, but I guess I'll just pass this question on to my solicitor.
- "Although no signs were found of significant timber decay, the type and age of this property means that there is likely to be some infestation by wood boring-beetles and rot in concealed timbers." - Worth getting a survey done? Expensive to fix, or just something to be expected and not to worry about?
There are also some minor issues that I think we will be able to sort ourselves:
- "The shower connection is poorly secured/tied up."
- "A number of floorboards are loose and would benefit from refixing or improved support."
- "The sealants around the edges of baths and wash hand basins can leak and damage adjacent surfaces. If not repaired quickly, wood rot can soon develop."
- "The oven is badly fitted and the fittings are generally worn. Condition rating 2. These should be repaired soon." - Hopefully this can be repaired, otherwise a new oven is ~£200-400?
Despite all the issues above the surveyor still valued it at £5k more than we paid.
Should we ask the vendor to check out the major issues (electricity, gas and drains), pay to have them checked out ourselves, or adjust our offer to take into consideration the cost of having these checked/fixed?
Any advice is appreciated.
Thank you
