We have just had the survey back on the house we have agreed to buy. It's a 1930s semi.
I have only ever bought new builds before so I'm a bit clueless in this area. Clever DH suggested that we ask Mumsnet for your collective wisdom. He was very impressed with your advice on getting work done in another thread I posted.
Please excuse the length of this post, I'm quoting parts of the survey which says;
CHIMNEY STACKS, FLUES & FLASHINGS
To the rear there is an old chimney flue running up the outside wall of the house which has been capped off below roof level. The rendering on the externally expressed chimney breast is looking perished in places and may be harbouring dampness. The fact that we have detected internal dampness in the rear wall of the bathroom and the adjacent bedroom would suggest that either dampness is penetrating at this point or that condensation is occurring within the redundant flue due to lack of ventilation. We would recommend in the first instance that ventilation air bricks are installed at the top and bottom of the redundant flue and perhaps the rendering removed and reformed.
DAMP PROOF COURSE
The horizontal damp proof course was not able to be identified to the base of the main walls due to the presence of a rendered plinth and mortar joints. Judging by the age of the property we believe it may be a bitumen felt strip which runs along the base line of the sub-floor ventilation air bricks. Moisture meter readings taken to the interior of the property revealed that the damp proof course to the front and the flank elevations of the building may have failed as readings obtained were higher than acceptable. It is possible that rising damp is occurring to these walls and would now recommend that you instruct a specialist timber and damp company to investigate the cause and full extent of the dampness including timbers in contact with damp walls and to advise on appropriate remedial treatment and allied repairs together with a full estimate of costs.
INTERNAL JOINERY
No obvious signs of significant rot were found during the inspection. However, few structural timbers could be inspected.
Having said that, there is evidence of rising damp to the front and side wall of this building which can obviously affect the sub-floor timbers which abut these walls. We therefore recommend that a representative sample of timber to the floors in these areas is removed to inspect the sub-floor area to ensure there are no signs of timber decay or wood boring beetle infestation to these areas. This is something that can be done by your specialist company when the work is undertaken to repair the damp proof course. There is no evidence of this at present but of course we could not inspect the under-floor area.
DAMPNESS
As already mentioned above there is evidence of rising damp to the front and side wall of the property which should be treated accordingly under guarantee by an appropriate specialist company.
We also noted dampness is evident to the wall at the top of the stairwell between the stairwell and the bathroom. Immediately on the other side of this is the large walk in shower which has a fully tiled wall. Clearly some dampness is getting through the tiling and indeed some of the seals around the perimeter and the shower tray have been replaced in more recent years/months. This is a common defect and we would now recommend that the tiling is fully examined and repaired and re-grouted as necessary to ensure it remains watertight.
Further dampness was noted at high level in both the rear wall of the bathroom and the rear bedroom due to the defective externally expressed redundant flue as mentioned above. We would recommend that the plaster in these areas is removed and the areas underneath examined for timber defects such as rot or beetle infestation and treated accordingly. Subsequent to that replastering will be necessary.
ELECTRICITY
This is mains supplied to a head meter and fuse box in the understairs cupboard. The fuse box is an old re-wirable type with one or two trip switches but otherwise the system is of some considerable age. The circuitry appears to be a mix of PVC, rubber and lead lined cable as evidenced in the roof space and although some of this may be redundant we strongly recommend that this system is tested by a reputable electrician, (preferably NICEIC registered) to check the whole system and provide a quotation for works found to be necessary to comply with current IEE regulations prior to entering into a legal commitment to purchase.
SPACE HEATING
Central heating is provided by an old Potterton Profile rather dated boiler located in the kitchen feeding steel panelled radiators throughout. Whilst the system was seen to be functional at the time of inspection there were no thermostatic control valves to the radiators and the boiler could be updated at some stage with a modern self-condensing system. We also noted that the boiler discharges via a balanced flue in the rear wall close to an opening kitchen window. Your Gas Safe Registered contractor should be asked to comment as this may be too close to the opening window.
REPAIRS
We have set out in this report the defects found in detail some of which can be dealt with in the course of annual maintenance but items which we consider to be given immediate attention are those to which we wish to draw your attention are as follows:-
- Patch pointing of chimney stack and provision of caps to open pots.
- Removal of moss from roof covering and repointing roof tiles.
- Repairs to external sand and cement mortar rendering.
- Repair or replacement to window above stairwell.
- Repairs to externally expressed redundant chimney flue and treatment of internal dampness.
- Treatment of rising damp to front and flank elevations.
- Obtain electrical test and rewire as necessary.
- Carry out repairs to drainage system.
What would you do? I'd very much appreciate your advice