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Original poster

Survey results on house. Can we renegotiate price

45 replies

Monkeybusiness2 · 27/02/2019 20:19

We put in an offer on a property a couple of weeks ago and I've got my mortgage approved .Conveyancing has been started.
Had homebuyers survey report back today with the following 'red' category defects:

House built in 1970 and roof never been changed. New roof will be needed.

Cavity wall : "fine horizontal cracks to the external render, which could be the early signs of cavity wall tie
failure.
There is cracked and defective render to the rear of the property".

Chimney stack : damp found in roof space

No gas safety certificates.
No boiler certificates.

No electrical safety certificates + the distribution board not to modern standards. Possibly needs rewiring.

Are these fairly common findings and should we try to renegotiate the price?

Called agent who was unhelpful and said she'd send in one of her builders to have a look but we want a second opinion from someone else. She didn't think they'd lower the price.

OP posts:
PocoyoandEllie · 27/02/2019 20:22

We had similar results on the first property we offered on but the surveyor valued it 15k less than the offer they accepted and they wouldn’t budge. They took it off the market and we bought a different one.

Original poster
Monkeybusiness2 · 27/02/2019 20:27

Thanks Pocoyo. I'm worried now as I don't think my mortgage offer is portable.

OP posts:
PoliticalBiscuit · 27/02/2019 20:27

You absolutely can renegotiate.

I would get further opinion on the roof, it doesn't necessarily need work doing and you should have been able to see the age of it on viewing - presuming it's not said specifically there are dangerous loose tiles, it's poorly managed in the attic or something.

You can get indemnity insurance for the boiler.

Get an electricians opinion 're a rewire.

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PoliticalBiscuit · 27/02/2019 20:28

Have they given it the same value as your offer?

LIZS · 27/02/2019 20:32

If the cracks are visible it would be harsh to renegotiate on the basis of a "could be a sign of" - if it bothers you at least get a specific report first. Likewise the damp. You would not expect there to be gas safety certificates etc on a purchase or an upgraded fuseboard in a 70s house. You can ask for the boiler to be serviced, or do so on moving in. An electrician could quote for a new fuseboard but it may not be necessary, or cost as much as you fear.

bibbitybobbityyhat · 27/02/2019 20:32

The estate agent will not be helpful towards you as she represents the vendors and it's her job to get as much money as possible for the property.

Can you find 3 or 4 similar properties in the same neighbourhood and their sold prices? (within the last 3 to 4 months). It will help you see if the original asking price was reasonable or not.

bibbitybobbityyhat · 27/02/2019 20:33

A new fuseboard is only a few hundred pounds, not thousands.

Original poster
Monkeybusiness2 · 27/02/2019 20:33

Yes political, so I guess that wouldn't help ? Thanks

OP posts:
Original poster
Monkeybusiness2 · 27/02/2019 20:36

Thanks both, I was thinking I'd be paying out 1000's immediately which I just won't be able to afford. (roof, rewiring etc).

OP posts:
ThroughThickAndThin01 · 27/02/2019 20:39

You wouldn’t expect to replace a roof in a 1970’s house.

Don’t forget you are paying a surveyor to find faults. That doesn’t necessarily mean the price you are paying for the house is wrong. Has the price valued up?

ThroughThickAndThin01 · 27/02/2019 20:42

Oh I see it has,. As the Vendor, I’m afraid I wouldn’t accept a renegotiation on the points you’ve listed. Pretty standard for a 40 year old house.

Annietheacrobat · 27/02/2019 20:45

I don't think any of those points sound disastrous and am not sure you have much leverage for negotiation.

Original poster
Monkeybusiness2 · 27/02/2019 20:46

Sold for 124k 3 years ago now 169K Through. (S wales)

OP posts:
Grace212 · 27/02/2019 20:47

sounds like a lot of "mights" and standard stuff for what you are buying.

re the safety certificates, landlords need to get those, homeowners don't have to.

When I sold my last place, the buyer tried to negotiate money off for "possible damp" - WTF? Check it or don't check it - and also for the ancient electricals.

with the damp, I said that if she could prove a problem, I'd review the price. With the electrics, I said the fuse box was there for her inspection when she viewed, twice, and as she hadn't bothered to look at it - very easily accessible - it might be a surprise to her, but I had priced the place knowing the age of the electrics and would not lower the price because she wanted to rewire. All the electrics were running fine, no "need" to do anything.

She stopped trying to lower the price!

LIZS · 27/02/2019 20:48

Thats a significant increase, have the owners done anything to it in meantime?

Original poster
Monkeybusiness2 · 27/02/2019 20:48

Thanks all. I feel a bit better after reading the answers. I was concerned it would mean huge costs but as you say, we need to take into consideration it's age.

OP posts:
Original poster
Monkeybusiness2 · 27/02/2019 20:49

LIZS no. Nothing major. It has an extension but that was done way back in 1990.

OP posts:
nombrecambio · 27/02/2019 20:52

We put in a revised offer on our house after the survey. They accepted £10k less but then a problem cropped up with some thing else and we renegotiated another couple of grand.

feliciabirthgiver · 27/02/2019 20:52

Pretty std IMO - and I've bought 18 houses!

good luck with the move.

Original poster
Monkeybusiness2 · 27/02/2019 20:52

Grace - no damp inside which is good news. I'm happier now so will probably just go ahead.

OP posts:
whenthewhistleblows · 27/02/2019 20:54

I think if you want to negotiate down for a rewire you’ll need to get a separate electrical survey done (mine was about £180). If house is indeed about 40 years old and hasn’t had a rewire in all that time it’s quite possible that it will fail modern electrical standards and require a rewrire. That’s what happened with my late 60s house, managed to negotiate £5k off the purchase price. It will depend on the vendor though and how keen they are to sell. I think most surveys of older houses make them sound like a death trap and an exercise in covering the surveyor’s arse as much as anything else.

PrestonsFlowers · 27/02/2019 21:01

For a 40 year old house that does sound about the norm, the roof probably doesn't need to be replaced.
As Bibbity said check out some other properties in the local area.
Are you from the area or will it be a new place to move for you?
Most electric installations are not up to standard. I was told by the electrician working on our barn, that as standards are changing rapidly these days then even New builds are not up to current standards

Original poster
Monkeybusiness2 · 27/02/2019 21:03

Thanks when & Preston. It doesn't say the roof is damaged. Just that it is 'coming to the end of it's life' and most other properties in the area have had theirs done.

OP posts:
llangennith · 27/02/2019 21:06

I'm in S Wales too and my house was valued at £200k 3 years ago and hasn't gone up in value.
Get estimates for work that needs doing, decide what work you can defer.
I wouldn't expect to have to renew the roof of a 1970s house yet.
Gas and electrical safety certificates are usually provided by the vendor.
Chimney stack probably needs a bit of render or the lead flashing replaced.
The thing that would alarm me most is the cavity wall ties issue, but small cracks don't necessarily mean wall ties have failed.

GreenTulips · 27/02/2019 21:13

Roof has a life of aroeund 50 years
As others have been renewed I would get quotes. It’s usally the wood that rots
I’d also ask for a gas safety certificate as we had a fault gas fire and nearly died

Get quotes and renegotiate

You are in the driving seat as and future buyer will get the same result back in survey and they’d never sell