Buildings Survey/ Homebuyers? (With pics)

[Minnie881]

Hi I'll try and keep this brief, we are in the middle of purchasing our second house though our first was a new build so not a lot of experience to go on!

We offered on a house a few weeks back. It was built in 1995 roughly and looks to be in a good state except for the kitchen which hasn't been touched in 20-25 odd years. No doubt about it we will need to replace at some point soon. What worries us though is the 'cracks' that seem to be forming between the ceiling and top of the wall as well as some cracks in the plaster and lots of peeling paint. We've looked into what survey to go for and have basically been told building survey is pointless as they'll just refer us to seek a structural engineer report and for the age of property seems silly. So we are thinking of doing a homebuyers which if issues are thought structural we could then getting a professional opinion on?

Does anyone have any experience and can advise whether they makes sense. The people I've asked for a quote from have kind of laughed at the notion of us getting a building survey on such a 'new' property... pics attached for any further thoughts.

Also should have mentioned quotes between both aren't hugely different maybe £100-200 but some of the quotes I have are massively different homebuyers £398-660 buildings £427.50-1000.

The peeling paint looks as if the new plaster was not prepared properly before painting, it should have had a sealing coat. Sanding/ scraping off and putting a mist coat on before the top paint is needed.
The ceiling crack is a plasterboard shape, it probably has not been fixed properly, ( we had this in a house) again not a biggie to fix.

The wall crack could be bad plasterboarding or something worse, might need expert investigation.

Yes we are I guess less worried about the peeling paint but the wall crack is what is worrying us. Does anyone has experience with surveys and the difference between them with these issues in mind. I'm wondering whether we should save the pennies for probable expert investigation needed. The surveyors we have spoken to have pretty much talked us out of a building survey as it won't give us why we need and homebuyers is more appropriate?

You could get a structural engineer’s report solely focusing on the walls and integrity of the building.

Yes we've had a quote for that and it's surprisingly (?!) more expensive than either of the surveys! I think we may need to, but am wondering therefore which initial survey would make more sense...

Bump.. anyone??

From reading threads on here most people seem to suggest the homebuyers survey isn't worth the paper it's written on...

The Homebuyers report is quite superficial, usually for the lender to know the condition of the property and if they’d get the money lent back, should it have to be sold.

A more detailed surveyors report will discuss the possibility of rot, damp, structural issues, but they are often full of caveats and suggest specialistinvestigations if anything major is suspected.

The possible reason why the Structual Engineers report costs more, that they are making a specific diagnosis using their specific knowledge, which if wrong can be challenged legally.

Meant to add, the structural engineer’s report will also provide solutions, if a problem is found. So really your getting something quite different from a general survey.

I would suggest that this crack is minimal. Is it on an external wall? Are there cracks anywhere else? It looks like a shrinkage crack to me and maybe wasn’t filled in at snagging?

New plaster, where it joins a ceiling, can shrink over years. The cracks seem to be in the plaster at a joint and not in the blockwork or internal partition wall. Therefore it looks like shrinkage of materials where the two meet.

If there was a severe problem you would observe cracks in external bricks and pointing or very noticeable gaps between the walls and the ceilings. Lots of them. If you do have this, then any obvious vertical external cracks might indicate subsidence. Large cracks and gaps between the ceiling and the walls might indicate heave. This is where the land expends under and around the inadequate foundations and pushes the walls outwards. You would see far more damage than this though.

My initial reaction is to have a full survey. If there is cause for concern they will want a structural survey. Some surveyors are very risk averse but if you do a bit of homework on cracks, I think you may well find this isn’t much more than cosmetic. Like the paint issue. The owners are lazy and just have not maintained it. Get money off though!!! I would want to know what else they haven’t maintained!!

Thanks all for your guidance. I think I agree to go full structural, especially as there isn't much in the cost and see where that takes us. The cracks are in the kitchen but the square shaped one is in another room next door. There is one visible external crack in the render at the front of the house but that's it. The rest of the house is pretty normal; they just don't seem to have taken care of the kitchen!! Will update when we know more

Check who would do the surveys - if the building survey is be done by a chartered building surveyor he should be more than capable of diagnosing the cause of the cracks. If it is a general practice surveyor (who generally do valuations) then they may rely on caveats.
Specify that you require specific investigation and comment on the cracks before appointing the surveyor (and send them the photos) - the RICS prohibits surveyors taking on commissions which they aren't experienced / expert enough to do so they should turn down the building survey if they can't comment on the cracks.

Definitely do what @Broselug said otherwise you could pay for a full survey that says "cracks observed at top of wall; recommendation - survey by structural engineer"
We paid £££ for a "full structural" survey that said "roof looks ok but we recommend a roof survey. Chimneys look ok but we recommend a chimney survey. No visible damp but we recommend a damp survey etc etc"

@youaremyrain @Broselug thanks both that's exactly what I have done... awaiting a response...

@Beebumble2
The Homebuyers report is quite superficial, usually for the lender to know the condition of the property and if they’d get the money lent back, should it have to be sold

The lender couldn't give a monkeys what is in the homebuyers. All they are interested in is the valuation report, which is an inspection of the property lasting usually about 15 mins, sometimes they don't even visit the property in the flesh.

Thanks all for the advice, survey has come back and cracks are as others have suggested- poor maintenance and shrinkage that hasn't been addressed. Paint issue also due to not using a weak paint or primer before it was decorated. We are just waiting for the full report through now but your advice was all really helpful so thank you