I've just had an offer on a house accepted and the surveyors went round to do a valuation.

The report came back agreeing that the price that I've offered is fair and a mortgage will be granted on that - the estate agent says that there's no scope for haggling in this instance.

However....

The valuation report raised a few key things that I need to be aware of:

1. "The front garden has a raised bed which is bridging the damp proof course which should be removed." There is a raised bed at the end of the front garden but I don't see how this would affect the damp course. Any ideas?

2. "The rear garden is high and needs reducing." The patio doors open out onto a patio and then the garden falls downhill. Steps lead down from the patio to the driveway. Ideas?

3. There's an extension on the side of the house and the report picked up on some minor settlement resulting in cracks to the front and rear, but it stated that there was no sign of any movement in recent years. Would it be wise to get this checked out further or accept that the couple who live in the house at the moment have happily accepted the extension for the last couple of decades? Should I accept that the valuers have seen this to be minor and haven't put a retention on the mortgage to have any work done?

4. The last point was to tell me that the extension has a flat roof and the felt covering will need replacing periodically. So that's not an issue to worry about, but to be aware of. Incidentally, I assume that I realise that the felt needs replacing when water starts dripping through the ceiling?

Surveyors reports are frightening.
We bought a house last year after giving back word to a house after seeing the Surveyors report.
The report also goes to the mortgage lender, so if they will lend you the money, they are not too concerned.

There are my views as a buyer. I am not a builder.

In my experience, surveyors often make comments to cover their backs. If, for instance, they didn't mention settlement in the extension and it fell down in six months, you could complain to them that they didn't do their job proerly.

I can't really comment on all the points, but...

In terms of the damp proof course, make sure you can trace the line of it all the way around your property and make sure that it appears continuous. In our previous house, we had to replace some of the damp proofing, and it was incredibly messy and very disruptive - They had to remove all the plaster from the internal walls up to a metre above the ground, drill lots of holes and then replaster the walls. Although theri plastering was better than mine, they don't do it for a living, and it bugged me all the time we lived in the house!

Regarding the flat roof. Yes you will have to replace the felt periodically, but you could consider a couple of options. Firstly you could build a sloping roof on top, or secondly, you could get Tuff Roof to replace it - they guarantee their work for 20 years. Well worth the extra cost in my opinion.

Can't help with the other problems, though. Sorry!

Hope you move goes smoothly.

Given that you can get damp proof briding by something as trivial as a pile of wood against teh side of the house, it's well worth ensuring that, as has been said, you can follow the line of the course all around the building.

With respect to the flat roof, if you can see it from another room in the house then visual inspection on a regular basis will help. I was told that most flat rooves should be redone every 7 to 10 years. The survey should have ensured that there was a slope on the roof - if not it's easier for pooling of rain to take place. Also check the leading where the extension roof comes against the wall.

There is almost always minor settlement in a building. It's when teh cracks are still growing and wide enough to resist painting over that teh problems start... :)

Joe

having received a valuation report it is customary only to "haggle" on the price if the surveyor highlights "essential repairs" and it is usual practice for him to highlight and list these separately.....essential repairs would cause a mortgage lender to either apply a retention to some of the mortgage funds or insist that the vendor completes the work prior to release of mortgage funds....

These weren't essential repairs, just observations really.

Point taken about the damp proof course and checking that it's visible (what does it look like anyway - what am I looking for?)

Can't see the flat roof from another window, but I accept that I need to keep an eye on it. Will nip up a ladder every year and have a look I think.

The surveyors report did say that there is no evidence of any cracks changing or progressing over recent years. But cracks are cracks. What's the likelihood of them letting in rain? Would they need repointing? Could they cause damp? Incidentally, these cracks are at first floor level, not from the foundations.

I agree with the above. The bit about the sloping garden is probably to do with the current insurance problems associated with flooding. You may wish to add a drainage channel between the house and patio if you're worried.

When we negotiated the price of our last two houses, we dealt directly with the vendors and informed the estate agent of our agreed price. This is far easier to do, as the estate agent is usually on a %commission and therefore has a vested interest in extracting the highest price possible from you.

It's also easier to gauge whether the vendor is trustworthy (ref: gazumping) if you're doing business directly with them. It's also more difficult to do the dirty on somebody you have ongoing personal contact with, so exchange phone numbers and update each other. If they won't do this, I wouldn't trust them with my money (this is after all, probably the biggest purchase you've ever made). The estate agent has no personal interest in the deal, so feels no obligation to look after you.

Originally posted by Classic Rock

the estate agent says that there's no scope for haggling in this instance.



Its got nothing to do with them, they are just trying to protect there client.

Haggle if you feel you need to, but what I have read there doesnt appear to be anything that needs doing imediately.

Originally posted by Classic Rock
Point taken about the damp proof course and checking that it's visible (what does it look like anyway - what am I looking for?)
How old is the house? If it's newish - look for the vent bricks and it's probably running along the top edge of these. If it's older it's easier - look for a black line in the mortar, possibly looks like tar.

Originally posted by Classic Rock
Can't see the flat roof from another window, but I accept that I need to keep an eye on it. Will nip up a ladder every year and have a look I think.
The flat roof material starts to look dry and cracked just before it starts to let in. Have a look just after it's rained to check for 'ponding' or poor drainage.

Originally posted by Classic Rock
The surveyors report did say that there is no evidence of any cracks changing or progressing over recent years. But cracks are cracks. What's the likelihood of them letting in rain? Would they need repointing? Could they cause damp? Incidentally, these cracks are at first floor level, not from the foundations.
Inspect inside now for evidence of damp (the wet weather recently was handy), but the surveyor should have spotted it if it was a problem. Pointing would probably be a good idea some time this summer

Originally posted by Classic Rock
- the estate agent says that there's no scope for haggling in this instance.

I'd also make the vendor aware that you're not part of a chain (are you?)

No, there's no chain, but the offer has already been accepted, which is great.

Originally posted by Classic Rock

The report came back agreeing that the price that I've offered is fair and a mortgage will be granted on that


So whats the problem then?

Do you want the house?
If not you should have pulled out long ago.

Do you want to try and make a few hundred quid at the risk of the whole chain falling through and at best giving the vendors a motive to hate you and wee in the water tank when they leave?

Cheers

d

Originally posted by ukdavvy
Hi

A while ago I posted something which has been taken to be inflammatory by one particular forum member.

This person has threatened me off line and I perceive the intent to be genuine.

....

d
Habit forming, is it?

Originally posted by ukdavvy
So whats the problem then?

Do you want the house?
If not you should have pulled out long ago.

Do you want to try and make a few hundred quid at the risk of the whole chain falling through and at best giving the vendors a motive to hate you and wee in the water tank when they leave?

Cheers

d

Thanks for your support there mate. I was only asking for advice about some problems which have cropped up in the valuation report and what the folks on here thought. If you read the thread properly you'll see where I'm coming from. If you were consciencious enough you'd want this type of advice when you have just received a valuation report....or do you just buy irrespective of any flaws without having peace of mind?

This has nothing to do with making any money, I just don't want to be stuck with huge repair bills and wondered if others had had similar circumstances in the past.

Have just arranged for a builder to pop out to the house to give me a quote on the cracks.

Is he going to look at the DPC too?

Just spoken to the estate agent who has spoken to the vendor, it seems that the garden is nowhere near the house at the front and he's scratching his head to understand why the garden would be bridging the damp proof course. Puzzling. I wonder if the surveyor had the right glasses on last week!

Yeah, when we bought in Peterborough the surveyor's report was a generic one for all houses that age and build (similar to Sheffield's terraces).

Thing was - we couldn't find the 'mild damp' he was on about :loopy: and it's not like I'm wet behind the ears with this stuff. My parents renovated several houses whilst we lived in them, so it's general knowledge to me as to what to look for :confused:

Guys fair game - Im sorry.

However in my defence I was the vendor last year with a buyer trying to take me for 10,000 for a similar survey.
Absolute rubbish.

He nearly managed to pull the whole chain of about 8 sales down.
There was nothing major or unexpected but he just took his survey to be an excuse to rip me off.

Cheers - thats where Im coming from on this one

d

Originally posted by ukdavvy
Guys fair game - Im sorry.

However in my defence I was the vendor last year with a buyer trying to take me for 10,000 for a similar survey.
Absolute rubbish.

He nearly managed to pull the whole chain of about 8 sales down.
There was nothing major or unexpected but he just took his survey to be an excuse to rip me off.

Cheers - thats where Im coming from on this one

d

And estate agents advise not to do anything much to prepare a property for sale :rolleyes:

The first thing i did when selling was get the gammy interior doors fixed and all the niggling other jobs I'd been putting off.

The thing is that if the surveyor has picked up on all of these points, then they need to be addressed,whether he is just covering his back or not.
You must address the damp proof problem as if it is not dealt with things will just get worse.
Whatever is stopping the damp proof course from being effective,then you must get it put right.
The consequences of no doing this is that the floor timbers could get damp,which can be spread to the joists and then you can have an even bigger problem on your hands.

The flat roof is typical as they only have a 10 year life span from new( or thereabouts)

It is always best to get a quote for the cost of all this work before you agree to proceed and then if the cost is extensive, you can then negotiate on price.
Trust me on this.
I have lots of experience of doing this and getting all the facts are very important

Good Luck

sorry but surveyors have to make money somehow! the 125+ vat for the valuation will do nicely..thank you :D

So are you a surveyor?

Most surveyors reports are much more than that arent they?

If you get a surveyor through the building society, they charge the earth
Mine was 550 for the homebuyers report but they did not even go under the floorboards to look at the damp!

Originally posted by espadrille
So are you a surveyor?

Most surveyors reports are much more than that arent they?

If you get a surveyor through the building society, they charge the earth
Mine was 550 for the homebuyers report but they did not even go under the floorboards to look at the damp!

Almost there ;)

Anyway, valuations are cheaper then homebuyers.
Usually just around £125+ VAT or thereabouts, but Building Societys charge more.

Homebuyers reports are 'non destructive' which means that as a surveyor, they are no obliged to take things apart, or lift carpets or tiled floors etc as that is not their speciality.

This valuation has cost £265, but once the mortgage is complete I get the money back. I've got a two page report, most of which tells me stuff I already know. It's a house. It has double glazing. It has a garage and so on. There are four sentences telling me of key issues, nobody to contact in case of a query, no name on the report, nothing.

The question is, do you know the cost of this work?
If you have that information,do you want to negotiate on price,or is that not an option?

I would certainly look in to the damp issue and get a quote for that.
Are you happy with the price you are paying?
Get some comparisons of other similar houses in the same area.
Hope it all works out

CR, it doesn't seem to me that you have anything to worry about, the cracks and the damp proof problems seem minor, but for your peace of mind, it might be worth posting your question on the UK.d-i-y usenet group. Its a bit like the Sheffield Forum, but it specialises in building, plumbing, electrics etc.

To find the group, just go into google, type in "uk.d-i-y" then click "Groups" before you click "Search".
You may have to register before you post a question, but thats nbd.

It is a very active group, with a lot of very experienced professionals responding to questions - and one of the common questions begins "I've just got a surveyors report for a house I am thinking of buying, and ..."

Hi CR

Don't know if you will pick this up now as your original post was a few weeks ago. Just another point to add about the crack that were noticed on the report - If the cracks are just cracks in old rendering then it prob isn't a prob - if they are caused by downward movement then you may have a problem getting insurance on the house even if the movement has now stopped.

Insurance companies have become really picky about settlement, subsidence and movement and always now ask if a house has any signs of them - such as bulging walls or cracks in the walls. If the answers yes they prob won't touch you with a bargepole for the house I'm afraid. You can get specialist insurance but it costs a lot more. Plus if you decide to sell the house on other surveyors may pick up on this and you might be stuck with a white elephant.

Hope this isn't the case and your purchase is proceeding nicely, but as we've just been through this - and loost over £800 quid in surveyors and solicitors fees I thought it would be worth flagging!

Why dont you make up a cement slurry and paint the cracks over or if the wall is painted put a blob of paint along the crack to seal it.Every house in Britain over 10 years has cracks in it.