Surveyors report...any advice?

[jackpoint]

Hi all

Cracking forum! Myself and my better half have learnt an awful lot in the last week we have been reading the posts, so many thanks.

My question is this. We have an offer in on a detached cottage, part of it is from the early nineteenth century and the rest from the later part. The mortgage hasn't been a problem as we aren't borrowing that much against it, but we have had a private survey done, and this is where our question is.
We knew from the start that although the place is lived in it is damp in places, needs a lot of tlc and a completely new roof. However the surveyor has pretty much damned the old place :-( Now our thoughts are that he is covering his @ss and it is standard survey stuff (judging from some of the reports I have seen on this forum) BUT do you think we are being overly optimistic.
I haven't included any real details because the report is long....and covers just about everything from damp to movement to the septic tank.
We are in position to think about flattening the old place and starting again but would really rather keep the original structure (of course)

Many thanks for your time, hope I haven't been too vague.

 

[Penners]

Welcome to the forum, jackpoint.

I take it that your private survey wasn't done at the behest of the building society. If that is the case, then was it done by a surveyor who has experience of old buildings? It's my experience (and, I suspect, that of other forum members) that "bog standard" surveyors will, as you suspect, provide a report that is constructed largely from bum-protection paragraphs. If the guy highlights every wart and wrinkle, you can't ever complain to him that he didn't!

Without an indication of what his report has brought to light it's obviously impossible for anyone of this forum to express an opinion on whether your approach to the building is over-optimistic. But you clearly made your offer in the knowledge that it is damp and needs a new roof, so those two details won't have come as any surprise to you, and I imagine you are financially prepared for them.

What else is worrying you?

NB: Be careful about quoting passages from your surveyor's report here. If you do, you could find that you're in breach of a confidentiality clause in your contract with him.

 

[stuart45]

A lot of old houses will give readings on the dampmeter and have a history of some movement. It depends how bad it is, and also on the price you are paying.
It's a pity that surveyors have to cover themselves so much these days, and can't give a more open opinion.
It's quite unusual to find a house that is so bad it needs flattening and a total rebuild, unless the buyer is looking for a new build and likes the position.

 

[jackpoint]

Hi and thanks for the reply!
The survey was commissioned by us as a sort of check list, and we are beginning to wish we hadn't started.
I will say that we didn't really think about wether the surveyor was familiar or not with older properties, which is probably down to inexperience on our part. Live and learn!

I won't quote particulars, but the most unimportant points are as follows...
The building was fully underpinned approx twenty five years ago. The work was carried out by a reputable company and we have the paperwork, details, plans etc. Depth of the underpinning is (as I far as i can remember) 1000 to 1200mm. The guarantee has passed, but we were confident it was fine.
However, the survey apparently shows movement under a couple of windows and along a wall and evidence of differential settlement.
He is also worried about possible rising damp that the previously 'injected' damp proofing has failed to combat and that we should be chasing up the original guarantee....twenty odd years later :shock:
The current suggestion is for a structural engineer to make a visit.
I would hasten to add that it hasn't scared us off, but if this tale of woe continues pushing it over and starting again begins to sound more attractive.

Hope that read ok, and thanks again

 

[Jellyfire]

First of all Jackpoint, welcome to the forum. I'd be surprised if the house is totally beyond repair, though of course the work involved may prove more expensive than starting from scratch, but then would the new house be a patch on the old one you presumably liked enough to try and purchase? I don't think you'll find many on this forum who are going to convince you to knock it down though...

In my own limited experience Id recommend giving the surveyor a ring. When we were buying our place the survey scared me half to death, but after some reassuring advice from people on here I spoke to the surveyor and found that things were far less worrying than his report suggested.

His job was to point out potential problems, pitfalls and faults with the house. He did a vey good job at this, enough to almost put me off buying. Many surveyors will be far more candid in an informal chat than they will be willing to be on a legally binding document. His advice on the phone basically amounted to some minor things require immediate attention to prevent further damage, some major things will need attention at some point, but can probably wait a few years, but with some general ongoing maintenance, the house was basically sound, had stood for 500 years and there was nothing to suggest it would fall down now!

Presuming he knows his way around a period house, as Penners points out, I''d give him a ring and see whether he thinks it's beyond redemption or not

 

[Penners]

I''d give him a ring

I second that. There are often things that surveyors will say verbally, but don't want to commit to paper. Tell him that his survey has really worried you, and ask him whether he could talk through the report with you informally. This may penetrate the @rse-covering armour a bit.

 

[Flyfisher]

I can 'third' that from my experience.

 

[MatthewC]

Hi Jackpoint - perhaps you could give us some more details about the house construction, good points, visible faults and even some photos?

People here really love to see photos - I'm not sure if it is really to say "I wish I'd bought that" or whether it is "that really makes me pleased with the place I've got!"

The blue thingy on the right gives a link to my blog where you can find details of how I dealt with the dampness in this house. Mine was so bad that I didn't even bother with a survey!

Matthew

 

[jackpoint]

Would reply quicker but am currently (and quite understandably) having my posts vetted by the management.

Will give the chap a call tomorrow, that's a good idea so thanks for the heads up.
No pictures at the moment as nothing is signed and sealed so don't really want to tempt Fate, but will keep you updated on the situation.

Cheers again!

 

[middi]

Nothing is beyond repair where old buildings are concerned. BEWARE !!! though, it can be laborious and expensive and could ( eventually) test your patience to the maximum which could make you wish you started from scratch.

As Penners pointed out, you really need the building to be evaluated by an architect that specialises in old building. He/she will also advise in the merit and posiible cost in restoring such a building.

If the building needs complete restoration, it can be costly. If cost is secondary to your wish to live in that particular building, then, anything is possible.

Good luck

 

[LadyArowana]

I would also add that I think both you and your partner need to be on the same wavelength as regards a project of this nature. I knew a couple ( not anyone here I hasten to add ) that took on a renovation and she was not really as enthusiastic about it as he was and it proved too much of a strain for their relationship. For some people it is a wonderful experience, but I think you need to be sure what you are getting yourself into in terms of money, time and discomfort while the place is worked on. I also know another instance where the wife decided that she liked the Polish builder much better than the husband..............

Different people will have different approaches and there is by no means a "one size fits all" formula. I have only done one project and the deal was very much that I was given the money I asked for, sent off to do it, and didn't bother my dearest husband with details. His list of requests was small, a picture of what was above the false ceiling in the living room when it was taken down, a bath that didn't squeak when he sat in it and a "nice chair". He still doesn't quite have his chair...........

 

[AMc]

I'd second/third/whatever calling the surveyor as I found this very helpful.
But before you do, read the report carefully and make notes on the things you want to ask.
During the call make notes against the questions, it's surprising how easy it can be to forget to ask something important or forget if you were told to definitely do something/not do something

We bought our house from a couple who had divorced. From the conversations we had with one partner the speed, cost and disruption of the work needed was a significant factor.

We also massively underestimated the cost of our renovation so if you have the chance try and get a local builder with experience of old buildings to give it the once over and give you an outline estimate for the major works.

 

[Penners]

I'd second/third/whatever calling the surveyor

Er... I think you'll find you're fourth, AMc.

No queue-jumping here, if you don't mind.

:wink:

 

[jackpoint]

Thanks for the replies, hope you can see my earlier posts that have now been weaved into the thread

 

[Penners]

We can - hope you can see our opinions and advice.

 

[jackpoint]

Read and acted upon, ta very much. Updates as we get them

 

[jackpoint]

Have ended up talking to a structural chappy, and the future is not so bleak .
Although there is PLENTY (read that as everything else) to do the old place isn't ready to fall down just yet (breathes a sigh of relief!)

Will post pictures as and when anything else happens.

All the best!

 

[Jellyfire]

Excellent news! Look forward to seeing the piccies.