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Original poster

1st house with problems in survey

58 replies

NoviceBuyer2022 · 17/12/2021 12:49

Hi we are buying our 1st house so really novice , also new to UK. The home buyers survey has shown some problems. Cracke in door over patio ( at rear of house) and front door and window - saying lintel flex in both places ( not sure if it means lintel failed )
Also saying flat roof over garage and extension is at end of life and needs replacing in short term
I paid a very good price for the property to take it off the market yet the survey says reasonable price
The house has some work for modernisation as well in kitchen , to install two bathrooms
I am wondering what is a good idea to buy the property at all or back off or get price reduced - slightly scared since this might be my last house or let’s say house where I age so do not want to get stuck in house if it’s not worth it
Plz advise

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Thread gallery
15
Kay00 · 17/12/2021 14:44

I would try to get a builder out to look at the possible lintel failure. Won't necessarily cost that much to fix, if it needs fixing at all.

All flat roofs need replacing from time to time, and they are not very expensive to get done.

Whatever the cost for these two things ask for the price to be reduced by.

When we bought our current house every single think checked by the surveyor was 'red' and in urgent need of repaid - haha! We still bought it Grin, but then we love a bit of DIY!

thedarkling · 17/12/2021 14:48

I don't know about the lintel issue but the rest sounds fine and normal to come up on survey. Most of the times the surveyor will just say the value is what you're paying for it unless there's a big discrepancy. Did you want it to say you're overpaying? I'm a bit confused by that bit!

Whattochoosenow · 17/12/2021 14:53

Get someone to check it to give an idea of cost. My first house had a lintel failure over the back door. If it’s a lintel flex it may just be something to monitor?
Sound like the flat roofing is the main priority for fixing.

ComtesseDeSpair · 17/12/2021 15:39

Get a couple of quotes for the lintel and roof and then decide whether it’s worth negotiating to get the seller to meet your halfway in reducing the asking price. Neither are likely to be extortionate. The modernisation works and new bathrooms were presumably visible when you viewed and made your offer: it’s pretty bad form to try to reduce your offer for things you should have accounted into offer.

Original poster
NoviceBuyer2022 · 17/12/2021 17:03

Thank you all for the guidance. We saw the need of modernisation of bathroom and kitchen at viewing but the survey observations tbh have scared me. Is it usual for lintel issues and flat roof replacement to come in old houses ? This one is built around 1975
Any idea how much will it cost and where can I get hold of tradesman needed for it in or around Stratford upon avon

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Livedandlearned · 17/12/2021 18:11

My survey brought up flat roof problems, the seller told us that it was replaced last year!

Original poster
NoviceBuyer2022 · 17/12/2021 22:23

So had a detailed chat with surveyor.she said windows were replaced with upscale but without lintel , leading to flexing of windows , causing cracks everywhere, more than normal houses . But confirmed it’s not foundation or subsidence issue
Also where lintel present there also cracks and need replacement or repair
No timeline but said do not leave for years but will not fall overnight 😳
Said even if windows are replaced , cracks will come again
Any one got such scary advice and can share any personal experiences , please do .
How about others who had lintel failure.
Please note in my case it’s all windows and patio door we are talking to replace.
Seller had given a hint he has got another buyer in line

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Original poster
NoviceBuyer2022 · 17/12/2021 22:24

Typo read
windows were replaced with upscale but without lintel
As

windows were replaced with UPVC but without lintel

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JeffThePilot · 17/12/2021 22:29

All surveys can sound scary on first read. You need to look deeper and work out if there’s anything dangerous/urgent that you don’t think is accounted for in the price.

Original poster
NoviceBuyer2022 · 17/12/2021 22:45

To be honest @JeffThePilot, this is where I am hoping to get some experiences to judge how bad these lentil cracks can be. Once windows replaced , do they keep coming? Is the house a bad choice now that we know about these cracks or this is something that can be fixed once replaced .
Does it make sense?

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Whattochoosenow · 18/12/2021 08:15

The lintel stabilises the brickwork above a door or window, so once repaired/replaced it should stop putting abnormal load on the frame below.
Like I said- my first house had that above the back door. I had it replaced and I don’t recall it a big thing. They had to remove and replace some bricks to get it in place. I had the door replaced at a later date.

SallyLockheart · 18/12/2021 09:05

Can I just check - did the upvc windows replace wooden windows? Upvc are not as intrinsically strong as wood, hence the flex. Putting lintels above them all should resolve the issue. The seller will have the same problem with others buyers if that is the case. It would be worth asking when the upvc windows were put in and were they installed by registered fitters. If they were installed pre 2000, replacing them would improve thermal efficiency.

Original poster
NoviceBuyer2022 · 18/12/2021 11:57

Windows were replaced quite sometime ago think 7-10 years .. apologies not sure if they replaced wooden windows or not ..let me ask about registered fitters…

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MsJaneAusten · 18/12/2021 12:04

Surveys always bring up issues. That’s the whole point. No one ever got a survey done that said “yep, all fine”.

All you need to do now is let the estate agent know there’s been an issue with the survey and that you’d like to get quotations to rectify problems, google tradespeople in local area, and arrange for them to give a quote (in negotiation with estate agent, obvs).

When you’ve got your quote, your options are:
a) accept that cost and fix it yourself when you move
b) go back to the estate agent with a reduced offer to account for the work you’ll need to
c) ask the seller to fix it before you move (they are not likely to want to)
d) walk away

Original poster
NoviceBuyer2022 · 18/12/2021 16:28

Thanks Jane . Quick query plz why would estate agent need to be involved, this one has got some acquaintance with the seller and the moment we go to him , he mentions I have got another seller

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JeffThePilot · 18/12/2021 16:45

@NoviceBuyer2022

Thanks Jane . Quick query plz why would estate agent need to be involved, this one has got some acquaintance with the seller and the moment we go to him , he mentions I have got another seller
Well of course he has some acquaintance with the seller, he’s working for the seller, and is the person handling the sale and so any potential issues with the sale would need to be brought up with him. Maybe he does have other buyers lined up, maybe he’s bluffing, but ultimately your options are as per Jane’s advice above. If you do go back with a reduced offer - and particularly if there’s no bluffing about other buyers - be prepared for them to turn you down. I’d only do this if you genuinely feel the issues significantly affect the value of the house.
Original poster
NoviceBuyer2022 · 18/12/2021 17:02

Thanks Jeff

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MsJaneAusten · 18/12/2021 17:08

You need to get the estate agent involved as presumably they’re the contact link between you and the sellers? So they’ll be able to arrange times for the trades to go around to do the quote. You could go via your solicitors but that might take longer and cost more.

Honestly, this is just ‘one of those things’. Stop stressing. Google tradespeople who could help now. Call them on Monday. Take it from there.

viques · 18/12/2021 17:15

Remember too that you are asking the trade for an estimate of the cost, you are not making a firm booking with them to get it done. Once you know roughLy what the cost is you can decide whether or not to proceed with them or another company, or indeed proceed with the purchase, though it does sound as though the vendor was aware of the issues and has priced accordingly.

Original poster
NoviceBuyer2022 · 19/12/2021 02:20

Thank you all for advising us. There I are couple of things we still need advice to decide go/no go on this property specifically:

  1. Once windows replaced , do the cracks keep coming or this is something that can be fixed once replaced .
  2. how about cracks on external walls ? They will cause moisture to enter house . Do they also need repair?
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Whattochoosenow · 19/12/2021 05:53

The cracks would normally be fixed when the lintels are replaced/repaired. You would want to do this before or at the same time as replacing a window.
No point in replacing a window and keeping a failed lintel in a place.
If the survey hasn’t picked up damp issues then it’s not a problem.

Heronwatcher · 19/12/2021 08:52

You will never get a perfect survey. These things sound absolutely normal in a house which has been on the earth for 46 years and had its windows replaced. Yes it’s worth getting a price and seeing if the seller will accept a reduction at all but TBH if the market is buoyant don’t be surprised if he won’t- especially if the house was marketed as in need of renovations he may think it’s already been priced to take this into account. I’d find a builder and ask your questions of him but I don’t think it’s likely that a lintel flex will cause cracks right through to the outside. I found many tradespeople on Facebook recommendations. The garage roof I would live with until it is actually leaking unless you have very expensive stuff in there or it looks obviously rotten. Also don’t be fooled into thinking a new build would be better- they are likely to have more issues if anything.

Original poster
NoviceBuyer2022 · 22/12/2021 19:17

Quick update : had a contractor on site to look at lentil , says anything from 300 to 500 depending on Window size , detailed quote to come and for flat roof 4000 .
Now that alone totals to around 8 k considering all windows roughly- detailed quote yet to come
Now how do we approach the EA or seller , is it an email with reduced offer or a phone call to EA ?
There are other repairs highlighted as well Which we are yet to get quote on.
All of this is above what we could see with eye and accounted in offer as expense above offer
Any suggestions how to now approach to get price reduced
Draft contracts from seller yet to be received through were expected this week already

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Original poster
NoviceBuyer2022 · 22/12/2021 19:17

Plz read lintel instead of lentil 🙃

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SallyLockheart · 23/12/2021 09:57

The window lintels are the concern. You may have to be more flexible on the flat roof - flat roofs are well known for having a limited guaranteed life, and so unless if looked in new condition, you would always expect to replace it in the future. And surveys are always pessimistic. Our survey said our old tiled roof would need replacing in the near future and that was 20 years ago