Looking for help as a clueless FTB.
We have just had the survey back on our house, which we offered at £120,000. It has been valued at £117500, so £2.5k under.
Reinstatement costs are £155000
There are various category 3s, the ones which are most worrying to me are damp and the windows.
CATEGORY 3
Electrical safety test requires to be carried out.
Gas meter and pipework safety tests require to be carried out.
The central heating system requires to be safety tested.
Appliances require to be safety tested.
Penetrating and rising damp and rot and woodworm infestation requires specialist
treatment.
Glazing should be formed in safety glass for safety reasons.
The windows are formed in PVC double glazed windows. A number of the windows
do not open and close. A number of the windows have misted up / failed which
would be an indication that the remaining windows will mist up / fail in due course.
The windows require to be inspected by a competent contractor and necessary
Electrical safety test requires to be carried out.
Gas meter and pipework safety tests require to be carried out.
The central heating system requires to be safety tested.
Appliances require to be safety tested.
Penetrating and rising damp and rot and woodworm infestation requires specialist
treatment.
Glazing should be formed in safety glass for safety reasons.
works carried out.
Some comments- roof
Roof
Access to the main roof void is accessed via a hatch in the second floor landing. A
head and shoulders inspection of the attic was carried out only due to head height
restrictions. Gaps in the party wall in the attic were noted which require to be filled
in for fire safety reasons.
Roof
The attic is insulted. The insulation is below current standards and additional
insulation should be provided. There is no ventilation in the attic. Adequate
ventilation is required to prevent the build-up of condensation and damp thereof.
This is of particular importance when improving the insulation.
Walls
The walls are plastered and painted. Some of the walls are papered and removal
of the paper finish is likely to damage plaster surfaces. Test were carried out at
random locations to walls throughout the property and evidence of damp was
noted to ground floor walls. A number of the walls have been battened out which
may mask further defects. Timbers in contact maybe affected by rot. The damp
was mostly found adjacent to the bay window to the separating wall between the
front and rear living room and to the kitchen walls, to the rear elevation walls in the
kitchen and underneath the sink in the kitchen. Other areas maybe affected.
Evidence of penetrating damp was noted to the bay walls to the front elevation
and to the separating wall between the living room and the entrance hall at the
front elevation area. Evidence of severe penetrating damp was noted to the
kitchen wall adjacent to the rear door, this goes right up to the ceiling. Evidence of
penetrating damp was noted to the landing wall above. The cause of the damp
ingress should be ascertained and necessary repair works carried out. Timbers in
contact maybe affected by rot.
Chimney
Chimney
The chimney breast to the rear part of the living room has been removed. There is
no obvious signs of any support to the removed chimney breast. You should
instruct a structural engineer to inspect same and advise on any necessary work.
Chimney
There are none. The chimney breasts have been blocked up. Adequate ventilation
should be provided to same to prevent the build-up of condensation and damp
thereof
There is also issues with the removed chimney breast in that there's no evidence of any support.
Do we need to walk away? This house was a bargain to us but we can't afford to do loads of work on it.
Many thanks