SWJR
Member
- Messages
- 1
- Location
- Waterbeach, Cambridge
Ladies and Gents,
Firstly, pleasure to meet you all ... I'm Samuel. I'm a typical bloke in my early 30s who's buying a house with his lovely fiancé (Saskia) for the first time.
We recently had an offer accepted for an Edwardian property (around 1910) on the outskirts of Cambridge in a lovely little village. It's a two-bed end terrace with a decently sized garden. The property was really nicely modernised by the sellers (new kitchen, bathroom, boiler, sash windows, etc.) We fell in love with the property and put an offer in. It was valued at £365k but probably worth around 5-10k less, based upon our knowledge of the local market. Nonetheless we gave the asking price because we wanted it. We are not fans of new-build properties and everything they represent about modern life ...
We've had a Level 3 survey completed by a reputable local surveyor. Having been given his results, we are now ****ing ourselves. After several conversations on the phone with the surveyor, and having had the 160-page report, these are the main general themes that were raised by the surveyor:
1. The suspended timber floor appears to have been concreted at some unknown time in the past. These were the surveyors comments:
"The living and dining room floor coverings (engineered wood flooring) are uneven/ unlevel underfoot. The floor surfaces noticeably slope inwards alongside the left-hand side walls in both rooms, and the dining room floor appears to be dishing centrally. Some of the tongue/ groove board joints have swollen/ loosened or warped, and several screw fixings have been used to resecure loose boards within the dining room where the heaviest foot traffic occurs. The wood flooring is presumably laid on top of an underlay, although only an intrusive inspection can confirm, and it is possible that the flooring may be concealing evidence of damage, unevenness or moisture affecting the underlying solid concrete floor slabs that have replaced the original suspended timber floor structures ...
We are unable to comment on the adequacy of the replacement solid concrete floor slabs without undertaking an intrusive 'core' sample investigation/ sulphate testing. Compliance with building regulations would have been necessary, and we are unable to confirm if certification or any further 3 E4 Floors Page76 RICS Home Survey - Level 3 documentation exists. There is a significant risk of previous/ current or latent defects/ other issues concerning the living/ dining room floors, such as an insufficient, poorly compacted or sulphate contaminated sub-base, a lack of damp-proof membrane and insulation, or other examples of poor or non-compliant workmanship. The original suspended timber floor and subfloor void/ finished ground level would have been ventilated by the air bricks (which are mostly still present). Subfloor ventilation would have allowed the main walls/ walls and partitions above ground level to remain dry. However, since the introduction of solid concrete floor slabs, groundwater build-up below the inpenetrable concrete slabs may be drawn up through the masonry main walls, walls and partitons, potentially breaching the natural slate DPC. Problems with cold bridging between the floor and main walls, walls and partitions may also occur and lead to condensation/ mould and damage. Further enquiries must be made by your solicitor to confirm whether the replacement floor slabs benefit from building regulations approval prior to legal commitment to purchase. See sections H1 and I1.
Some of the floorboards are affected by inactive wood boring beetle infestations (common furniture beetles), which have caused some minor scarring. As long as the timber floor structures remain dry (below 20% moisture content), it will not be possible for wood-boring beetle infestations to occur.
There is a risk of rot/ decay affecting the timber-framed first-floor structure where timbers enter and are supported by the main walls or chimney breasts that may be affected by moisture. If the moisture content exceeds 20%, there will be an increased risk of rot/ decay or wood-boring beetle infestations. Therefore, the external elements, particularly the main walls, must be adequately maintained.
Note: Sulphate attack in solid concrete floors is a serious issue that primarily affects ground-level slabs. Sulphate attack is a chemical reaction that occurs when sulphates present in the sub-base material beneath a concrete floor slab react with the concrete. This reaction causes the concrete to expand and heave upwards, cracking in the process, and damages the surrounding walls as the expanding floor pushes them outwards.
The primary cause is the presence of sulphates in the "hardcore" or sub-base material beneath the concrete slab. Historically, materials like colliery shale, ash, and slag, which contain sulphates, were commonly used. Moisture is also essential for the sulphate reaction to occur. Therefore, damp conditions exacerbate the problem. And finally, the lack of, or the deterioration of, a damp proof membrane between the hardcore and the concrete slab. Floor slabs laid in the mid-20th century (particularly the 1950s and 1960s) are at higher risk, as those were the times when sulphate-containing materials were widely used."
2. The roof appears to be in a state of disrepair:
" The natural slate pitched roof covering has mostly exceeded its intended lifespan and is affected by age-related deterioration, including nail fatuque (failure) allowing many slates to dislodge and slip, delamination of the slate surfaces on either side, cracked and incomplete slates, as well as damaged/ incomplete verge fillets allowing daylight through the roof covering into the roof space. Lead tingle strips have been used to re-secure previously slipped slates. The front roof slope is also affected by moss growth, which causes further damage. Due to the lack of secondary lining below the slates and battens, there is a significant risk of water ingress or pests/ birds entering the roof space. The roof covering will continue to deteriorate, and whilst it may be possible to replace and re-secure defective slates, there is a risk of further damage being caused when the existing covering is disturbed/ worked upon or the moss is removed (brushed off). It is vitally important that the roof covering prevents water ingress. Otherwise, the timber-framed roof structure will be exposed to moisture and create an environment where fungal rot/ decay or wood-boring beetle infestations can flourish. We would recommend replacing the pitched roof covering in its entirety ..."
3. Propensity for Damp:
The surveyor made a series of comments about the unsuitability of downstairs plastered walls. They were "damp-proofed" in around 2012 with chemical injection. And the walls were plastered with a non-breathable material which is inconsistent with traditional houses. Furthermore, the ground level around the house has sat above the DPC for a long period of time.
I thought I'd try and tap into the expert knowledge available here. I'm sure many of you have faced a similar position to myself at some stage buying older properties. We've attempted to renegotiate on the price, but the sellers are having none of it. We've sought some additional opinions of some roofers as this would be the major cost out of everything.
What do you guys think? Do you find any of the above particularly scary?
Just for additional information, there were absolutely no signs of visible damp internally. The surveyors thermal imaging checks did see some cold spots on the walls where the adhesive dabs were.
I can try and add some photos if it would be helpful for anyone.
Firstly, pleasure to meet you all ... I'm Samuel. I'm a typical bloke in my early 30s who's buying a house with his lovely fiancé (Saskia) for the first time.
We recently had an offer accepted for an Edwardian property (around 1910) on the outskirts of Cambridge in a lovely little village. It's a two-bed end terrace with a decently sized garden. The property was really nicely modernised by the sellers (new kitchen, bathroom, boiler, sash windows, etc.) We fell in love with the property and put an offer in. It was valued at £365k but probably worth around 5-10k less, based upon our knowledge of the local market. Nonetheless we gave the asking price because we wanted it. We are not fans of new-build properties and everything they represent about modern life ...
We've had a Level 3 survey completed by a reputable local surveyor. Having been given his results, we are now ****ing ourselves. After several conversations on the phone with the surveyor, and having had the 160-page report, these are the main general themes that were raised by the surveyor:
1. The suspended timber floor appears to have been concreted at some unknown time in the past. These were the surveyors comments:
"The living and dining room floor coverings (engineered wood flooring) are uneven/ unlevel underfoot. The floor surfaces noticeably slope inwards alongside the left-hand side walls in both rooms, and the dining room floor appears to be dishing centrally. Some of the tongue/ groove board joints have swollen/ loosened or warped, and several screw fixings have been used to resecure loose boards within the dining room where the heaviest foot traffic occurs. The wood flooring is presumably laid on top of an underlay, although only an intrusive inspection can confirm, and it is possible that the flooring may be concealing evidence of damage, unevenness or moisture affecting the underlying solid concrete floor slabs that have replaced the original suspended timber floor structures ...
We are unable to comment on the adequacy of the replacement solid concrete floor slabs without undertaking an intrusive 'core' sample investigation/ sulphate testing. Compliance with building regulations would have been necessary, and we are unable to confirm if certification or any further 3 E4 Floors Page76 RICS Home Survey - Level 3 documentation exists. There is a significant risk of previous/ current or latent defects/ other issues concerning the living/ dining room floors, such as an insufficient, poorly compacted or sulphate contaminated sub-base, a lack of damp-proof membrane and insulation, or other examples of poor or non-compliant workmanship. The original suspended timber floor and subfloor void/ finished ground level would have been ventilated by the air bricks (which are mostly still present). Subfloor ventilation would have allowed the main walls/ walls and partitions above ground level to remain dry. However, since the introduction of solid concrete floor slabs, groundwater build-up below the inpenetrable concrete slabs may be drawn up through the masonry main walls, walls and partitons, potentially breaching the natural slate DPC. Problems with cold bridging between the floor and main walls, walls and partitions may also occur and lead to condensation/ mould and damage. Further enquiries must be made by your solicitor to confirm whether the replacement floor slabs benefit from building regulations approval prior to legal commitment to purchase. See sections H1 and I1.
Some of the floorboards are affected by inactive wood boring beetle infestations (common furniture beetles), which have caused some minor scarring. As long as the timber floor structures remain dry (below 20% moisture content), it will not be possible for wood-boring beetle infestations to occur.
There is a risk of rot/ decay affecting the timber-framed first-floor structure where timbers enter and are supported by the main walls or chimney breasts that may be affected by moisture. If the moisture content exceeds 20%, there will be an increased risk of rot/ decay or wood-boring beetle infestations. Therefore, the external elements, particularly the main walls, must be adequately maintained.
Note: Sulphate attack in solid concrete floors is a serious issue that primarily affects ground-level slabs. Sulphate attack is a chemical reaction that occurs when sulphates present in the sub-base material beneath a concrete floor slab react with the concrete. This reaction causes the concrete to expand and heave upwards, cracking in the process, and damages the surrounding walls as the expanding floor pushes them outwards.
The primary cause is the presence of sulphates in the "hardcore" or sub-base material beneath the concrete slab. Historically, materials like colliery shale, ash, and slag, which contain sulphates, were commonly used. Moisture is also essential for the sulphate reaction to occur. Therefore, damp conditions exacerbate the problem. And finally, the lack of, or the deterioration of, a damp proof membrane between the hardcore and the concrete slab. Floor slabs laid in the mid-20th century (particularly the 1950s and 1960s) are at higher risk, as those were the times when sulphate-containing materials were widely used."
2. The roof appears to be in a state of disrepair:
" The natural slate pitched roof covering has mostly exceeded its intended lifespan and is affected by age-related deterioration, including nail fatuque (failure) allowing many slates to dislodge and slip, delamination of the slate surfaces on either side, cracked and incomplete slates, as well as damaged/ incomplete verge fillets allowing daylight through the roof covering into the roof space. Lead tingle strips have been used to re-secure previously slipped slates. The front roof slope is also affected by moss growth, which causes further damage. Due to the lack of secondary lining below the slates and battens, there is a significant risk of water ingress or pests/ birds entering the roof space. The roof covering will continue to deteriorate, and whilst it may be possible to replace and re-secure defective slates, there is a risk of further damage being caused when the existing covering is disturbed/ worked upon or the moss is removed (brushed off). It is vitally important that the roof covering prevents water ingress. Otherwise, the timber-framed roof structure will be exposed to moisture and create an environment where fungal rot/ decay or wood-boring beetle infestations can flourish. We would recommend replacing the pitched roof covering in its entirety ..."
3. Propensity for Damp:
The surveyor made a series of comments about the unsuitability of downstairs plastered walls. They were "damp-proofed" in around 2012 with chemical injection. And the walls were plastered with a non-breathable material which is inconsistent with traditional houses. Furthermore, the ground level around the house has sat above the DPC for a long period of time.
I thought I'd try and tap into the expert knowledge available here. I'm sure many of you have faced a similar position to myself at some stage buying older properties. We've attempted to renegotiate on the price, but the sellers are having none of it. We've sought some additional opinions of some roofers as this would be the major cost out of everything.
What do you guys think? Do you find any of the above particularly scary?
Just for additional information, there were absolutely no signs of visible damp internally. The surveyors thermal imaging checks did see some cold spots on the walls where the adhesive dabs were.
I can try and add some photos if it would be helpful for anyone.
