Survery highlighted a number of issues, please help!

[Anxietyforever]

We're FTB so not sure what to do, estate agent says it's normal for a second hand property, vendor only willing to knock 1k off price

*crack in bedroom window which would need replacing

*condensation in a few windows which would need replacing

*rendering in poor condition, needs attention ASAP

*the roof is of concern, further investigation needed

We are spending most if not all of our savings on the deposit so won't have much for repairs. The house looked ready to move into when we viewed so not sure if to pull off or not

Any advice?

Those things sound small except possibly the render, but I have no experience of render. Hopefully someone else will know a bit more.
Surveys always find something, that’s what they are for.
I wouldn’t panic too much, see if you can get some costs to do the work, the buyer might meet you half way.

Houses need maintenance and every survey finds areas of concern. If you really can’t afford any maintenance costs at all on the property then it might be best to pull out, but don’t do so thinking you’ll find something else with a completely clear survey - it just doesn’t happen unless you pay extra for a new build, and even then there are often a lot of snagging problems.

Since you’re inexperienced buyers I’d ask the surveyor some questions (what concerns them about the roof?) and potentially your solicitor too.

Ask the vendor for to get quotes for the repairs.

Then discuss the costs, windows not a requirement issue bit the roof and refer maybe

That's guys some helpful points as usual, it's just scary as a FTB and these issues arise and it makes you think the house is going to fall down!

None of those issues raise a concern of the house falling down. The truly problematic/expensive issue would be a major problem with the roof, but many surveyors cover their backs by saying “needs further investigation” about anything they can’t completely see. Which is why I’d ask questions about the exact concern.

@feimineach

None of those issues raise a concern of the house falling down. The truly problematic/expensive issue would be a major problem with the roof, but many surveyors cover their backs by saying “needs further investigation” about anything they can’t completely see. Which is why I’d ask questions about the exact concern.

I'd agree. I'd want to know what the 'concern' was bout the roof. Could by anything from some loose slates to whole roof looking like it is going to collapse.When we had a mildish comment on a roof on a survey, we got a roofer to give it a good look-over, and there was actually very little that needed to be done at all. So maybe get a roofer to check it out? (He didn't charge us much.) But you need to know first why the surveyor said it. Windows, doesn't sound like anything much or anything urgent, just maintenance, which can be done as you can afford it. Render- well, depends how much there is of it, and how much needs doing, and how soon. We have a small hollow area of render that our surveyor commented on, but we keep an eye on it, and it hasn't got worse in the two years since the survey. Unless it spreads, we'll deal with it as part of a larger job in the next year or two when there will be more that needs patching.

The windows can be am easy fix; get the sellers to replace the panes.

The render could be expensive, problems are normally caused by damp the cause of which will need rectifying before it's worth fixing the render itself. Rendering is usually between £25-60 per sq m where I live.

The roof could be cheap (a couple.of loose slates and no need for scaffolding = a couple of hundred quids) or it could be expensive (in a conservation area, timber repair needed, large house = £30k+)

Speak to your surveyor and ask what further investigation they recommend. It's likely that your mortgage provider will insist on retaining funds if they are major repairs

"The render could be expensive, problems are normally caused by damp the cause of which will need rectifying before it's worth fixing the render itself. Rendering is usually between £25-60 per sq m where I live." Fair point, UserOne. We think we found the cause of ours when we stripped the kitchen back to brick- gaps in the mortar behind two built-in ovens (exactly where the render is no longer properly adhered) which we think had allowed condensation to penetrate the brickwork behind the render.

Pull out.

Don't believe the estate agents. They are only interested in making a sale.

It sounds like you need re-rendering, several new windows and a new roof and you have no spare cash.

The cracked panels the vendor should repair

The condensation in the panels isn't a major issue and not overly expensive to have fixed so can be done one at a time as you can afford.

Ask the surveyor for more info on the render and the roof. Often they put further investigation on roof bits if they can't actually get up there to check. As a ftb 2 years ago I feel your worry. They did the same on mine and I knew the roof was brand new!

Render can be expensive, I live in the east mids area and was a property repairs manager in a previous life. Round here, depending on the type of finish you want you are looking at £40-100/m2 but I would be looking to commission a damp survey as the 2 primary cause of render issues are damp and movement.

How old is the house you are looking to buy?