I've just received the home buyers report back on a property I made an offer on, In the report its listed a few concerning issues which are marked urgent.
It also goes on to recommend a structural engineer.
The house is a semi-detached built in 1959. This is the house in question
http://www.rightmove.co.uk/property-for-sale/property-43443220.html
[ Roof coverings ]
The main roof is hipped and covered by interlocking concrete tiles, The surface levels are reasonable, tiles are in position and free from any serious damage. One tile on the left slope has slightly lifted out of position.
The ridge tiles are adequately bedded and are in position except on the front left hip where a number of tiles have been blown off the roof recently and have not been replaced. There is also some re-pointing required beneath the ridge and hip tiles.
There is a flat roof over the single storey side extension. It is part of the main side garage roof which extends backwards. The felt is fairly worn and will need overhauling. The drainage falls are fairly shallow and may need improving.
[ Rainwater pipes / Gutters ]
The gutters and downspouts are almost all original cast iron and corroding.
There are also gaps beginning to appear between gutter sections and the rainwater fittings will need a complete overhaul.
[ Main walls ]
There are some initial signs of frost damage below the damp course level on the front and rear elevations but it is not excessive at present. There is, however more excessive damage on the side wall of the side extension and garage. The bottom two courses have been covered by render to protect the brick but the render has also been affected by frost damage and the bricks will need replacing along the whole length of the side extension. This point is particularly relevant to the garage wall which is off single brick.
The edges of a felt damp proof course are visible on the surfaces of soome of the walls, it is almost bridged by the front door step but otherwise the damp proofing has not been bridged.
We noted some hairline step cracks in the side wall above the garage roof towards the back of the building. Any movement is only slight but a support wall has probably been removed between the extension and the original kitchen area at some time in the past. There is some evidence that a support lintel has been fitted beneath the ceiling but it is fairly narrow and we suspect it may only support the inner leaf brick. There is no evidence of any movement on the internal surface. It would be advisable to seek advice from a qualified structural engineer.
The chimney breast has at some point been removed up to the first floor which separates the bedroom wardrobes - not sure this is secure or not
[ Porches ]
The porch roof forms an extension of the projecting garage roof and is positioned over the front entrance. The porch is not enclosed and the roof is suspended at the right end. It is mainly supported by the front elevation and projecting side wall of the garage. The frame is in deteriorating condition. The drainage falls are adverse and the felt is at the end of its useful life. The felt is also fitted into an open joint in the brick work and the brick work seems to have dropped slightly above the entrance porch.
[ Other joinery finishes ]
Fascia and soffit boarding has suffered from neglect and is deteriorating condition.
[ Garage ]
The internal brick walls are in reasonable condition but there is further evidence that the brick has slipped slightly over the window and door openings. The side wall is of single leaf construction. The roof is fairly high but the boarding is stained with damp.
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would you say the cracking and chimney breast half removed would would warrant a structural survey or is the report being over cautious.
I'm just wondering how much all this will cost to fix or what should be made priority. I'm hoping I can get some money knocked off with all these issues.
Anyone have an idea to how much it will cost to replace the frost damaged brick work ?
Sorry for the long post but any advice you can give would be appreciated
Thanks
It also goes on to recommend a structural engineer.
The house is a semi-detached built in 1959. This is the house in question
http://www.rightmove.co.uk/property-for-sale/property-43443220.html
[ Roof coverings ]
The main roof is hipped and covered by interlocking concrete tiles, The surface levels are reasonable, tiles are in position and free from any serious damage. One tile on the left slope has slightly lifted out of position.
The ridge tiles are adequately bedded and are in position except on the front left hip where a number of tiles have been blown off the roof recently and have not been replaced. There is also some re-pointing required beneath the ridge and hip tiles.
There is a flat roof over the single storey side extension. It is part of the main side garage roof which extends backwards. The felt is fairly worn and will need overhauling. The drainage falls are fairly shallow and may need improving.
[ Rainwater pipes / Gutters ]
The gutters and downspouts are almost all original cast iron and corroding.
There are also gaps beginning to appear between gutter sections and the rainwater fittings will need a complete overhaul.
[ Main walls ]
There are some initial signs of frost damage below the damp course level on the front and rear elevations but it is not excessive at present. There is, however more excessive damage on the side wall of the side extension and garage. The bottom two courses have been covered by render to protect the brick but the render has also been affected by frost damage and the bricks will need replacing along the whole length of the side extension. This point is particularly relevant to the garage wall which is off single brick.
The edges of a felt damp proof course are visible on the surfaces of soome of the walls, it is almost bridged by the front door step but otherwise the damp proofing has not been bridged.
We noted some hairline step cracks in the side wall above the garage roof towards the back of the building. Any movement is only slight but a support wall has probably been removed between the extension and the original kitchen area at some time in the past. There is some evidence that a support lintel has been fitted beneath the ceiling but it is fairly narrow and we suspect it may only support the inner leaf brick. There is no evidence of any movement on the internal surface. It would be advisable to seek advice from a qualified structural engineer.
The chimney breast has at some point been removed up to the first floor which separates the bedroom wardrobes - not sure this is secure or not
[ Porches ]
The porch roof forms an extension of the projecting garage roof and is positioned over the front entrance. The porch is not enclosed and the roof is suspended at the right end. It is mainly supported by the front elevation and projecting side wall of the garage. The frame is in deteriorating condition. The drainage falls are adverse and the felt is at the end of its useful life. The felt is also fitted into an open joint in the brick work and the brick work seems to have dropped slightly above the entrance porch.
[ Other joinery finishes ]
Fascia and soffit boarding has suffered from neglect and is deteriorating condition.
[ Garage ]
The internal brick walls are in reasonable condition but there is further evidence that the brick has slipped slightly over the window and door openings. The side wall is of single leaf construction. The roof is fairly high but the boarding is stained with damp.
================================================== ===
would you say the cracking and chimney breast half removed would would warrant a structural survey or is the report being over cautious.
I'm just wondering how much all this will cost to fix or what should be made priority. I'm hoping I can get some money knocked off with all these issues.
Anyone have an idea to how much it will cost to replace the frost damaged brick work ?
Sorry for the long post but any advice you can give would be appreciated
Thanks
