Concern over render

[Mapmakerjosh]

Hello!

Looking for a bit of advice.
We're currently house hunting and have found something that ticks the boxes at a good price for the area.

However, the render on the property clearly has seen better days and will need replacing.
The sellers claim they had the render done around 10years ago, my understanding is the cement variant used is prone to cracking and not the most long lasting option.

I appreciate a surveyor and proper inspection would be required to identify any deeper issues but judging by the image below is that enough of a red flag to avoid making an offer? Or is this to be expected if it is 10years old and possibly not the best quality?

We would be looking to have it redone and with some basic research It seems the existing render would need hacking off potentially making it a large and costly job. Whsilt we couldn't see any signs of damp when viewing the property the amount of cracks is a concern that the brickwork could be affected.

Any info or insight would be greatly appreciated!!

 

[Ivor Windybottom]

You're right to be cautious. There's nothing wrong with render in general but that looks concerning.

Was it rendered from new, and are the neighbours also rendered?

What's it built out of?

Why's there a lip under the upstairs windows? Was it originally tile-hung or timber? If so what's under that render?

If you do decide to go ahead then decide what it's worth, deduct the cost of stripping and replacing it and offer that amount, take it or leave it. Don't get attached!

 

[Ivor Windybottom]

Is that an asbestos warning label over the car canopy?

Probably just a weak roof warning. Bit weird to see such a label outside of an industrial estate!

 

[Mapmakerjosh]

Hello!

Thanks for taking a look and the quick response!

Judging by similar properties in the road we don't believe it was from new, next door isn't rendered and they have tiles on the lip under the upstairs window.

It's a brick build, if it was just a section that was degrading we wouldn't be so concerned but for the whole property to have the same visible marks is worrying if it was only applied ten years ago? If we proceed with an offer it will reflect our need to have to redo it all.



Oh the sticker is a CCTV in use warning. Van with tools parked on drive overnight.

 

[Ivor Windybottom]

If it's built out of brick then it was probably just applied badly, on a hot day. It's cracked all over, so it's very unlikely the building itself is cracked that much!

I'd steer myself away, unless there's something uniquely wonderful or it's amazing value. Hopefully there isn't some terrible reason why it was rendered and it was just a misguided attempt at following fashion, but you can't know and there's no point asking them - they're not going to tell you if it was because there was a massive crack somewhere. This should be your biggest worry, not just the cost of replacing it.

Definitely offer low, it will cost much more to strip and re-render than it cost them to do in the first place.

Don't get attached - make your offer and carry on looking elsewhere. They probably won't accept, as they probably don't appreciate how much of a mess they've made of their house so will continue not selling to anyone instead.

 

[23vc]

Fwiw, outside paving level looks way higher than you’re meant to be below dpc. That, and the render all the way down to the ground, has probably already been pointed out by the surveyor as it’s their low hanging fruit

 

[Ivor Windybottom]

A very good point. The complete absence of a front doorstep should be a concern.

I'm wondering if the block paving is on top of the original front path. Although the drive looks like it's sitting on topsoil judging by the sinking around the manhole. Another job to price into the offer, along with possibly everything else van man has done.

 

[noseall]

We would be looking to have it redone and with some basic research It seems the existing render would need hacking off potentially making it a large and costly job. Whsilt we couldn't see any signs of damp when viewing the property the amount of cracks is a concern that the brickwork could be affected.

Any info or insight would be greatly appreciated!!

It will also fall under B'Reg's i.e. thermal fabric removal greater than 25%, etc. You would need to upgrade the insulation (EWI) etc.

 

[Notch7]

It's a brick build, if it was just a section that was degrading we wouldn't be so concerned but for the whole property to have the same visible marks is worrying if it was only applied ten years ago? If we proceed with an offer it will reflect our need to have to redo it al

its badly done render not a problem with brickwork cracking

The current fashion trend is white painted render -around my way I see lots of house with face brickwork being covered with render.........I think its so short sighted, face brickwork is probably good for 50+ years without much maintenance, maybe much longer. Render however needs regular painting and as your pic shows: its likely to need painting

also painted render shows up rainsplash around the bottom which brick doesnt


How much would it cost to strip off and redo? -I dunno but £10k or more would be a very rough guess and if you have to do EWI, then add a few more £ks

I wouldnt necessarily rule out the house, just bear in mind whoever buys will have to do the render and the vendors are going to have to drop the price, although youve said "good price for the area" so maybe the remedial work is factored in.