Home survey what’s normal

[Advicethankyou]

Hello, I got my home buyers survey back last week and a few issues came up. I want to check how standard these are, and what the normal process is. The key issues are:

1. some damp in an exterior wall. Told to ask for existing assignable guarantee of damp-proofing work, and if not available, to instruct a specialist contractor to provide a quote for the remedial work required
2. Pressure gauge on boiler reading 0 which suggests there is a defect, and thus servicing is immediately necessary
3. gas and electrical testing certification needed, and if not available, then testing required prior to purchase

I had to go to edge of my budget for the property, plus with all the other buying costs, so am worried about anything that is going to cost me a lot of money. What’s the normal procedure with the above issues when identified? If there is no certification for 1 and 3, will I have to fork out for contractors prior to purchase?

thanks for any advice!

3 is totally normal but you’d be sensible to get someone to look at the boiler and a damp specialist out.

Is the electrical testing a condition of sale? In which case you need an electrician too.

From surveys I’ve had I’d say that’s not too bad but you might need to be prepared to renegotiate if it needs new boiler/CH, Damp work or rewiring.

Is there an obvious cause to the damp? Guttering? Faulty render? Can you go and look?

Electrical testing was not a condition of sale no

Re. damp, I can’t go and look as based in a different city so will be too expensive, but I could reasonably ask a friend to look.

If I do get big quotes back for any of the work required, would it be fairly standard to ask to knock money off the offer?

Is my next course of action to raise these issues via the solicitor, and then decide whether to get quotes yes ?

Every survey says to test gas and electrics, it’s totally standard. If it’s not a condition of sale I’d forget about the electric but because there is clearly an issue with the boiler you’d want to get someone to look at that. It might just be off but worth checking. If it needs a new boiler then negotiate money off if you feel it’s appropriate. If it just needs servicing then I’d probably wait until I was in and sort that myself. You could try and get the seller to do it though.

The damp could be as simple as a brick needing repointing, a bit of blown render or a leaky gutter. I’d definitely get someone to look at that, ideally not someone who wants to sell you a new DPC.

1 - depends on age of the property really, if it’s fairly new (post 1980) I’d be concerned, but if a older/period house, and it’s just one wall then I wouldn’t be too worried. Did your surgery or give you any more info on it beyond “it’s damp”? I have bought 2 period homes now and minor damp is common!
2 - I wouldn’t be too worried about this either, but definitely ask seller to get it serviced prior to exchange. My boiler was reading 0 last year and was a 5 minute job included in the regular servicing. No issues since.
it’s not expensive and not a cheeky ask imo.
3 - a standard thing that all surveyors will say. If the house looks to be well maintained and up to date (no sockets from the 80s etc) this would also not put me off.

Surveys often send first time buyers running (I’m assuming it’s your first purchase?) and I remember my first one back on a period house. I nearly cried with worry! But looking at it logically (after a good nights sleep), it was nothing structural and was a well maintained and looked after family home.

good luck with your purchase

Surveyor, not surgery!

1. Is it solid construction or cavity wall?
2. might just need a top up, might be fucked.
3. meh - again how old is the property?

1. It is an older house, not sure when, estimate late 1800s, early 1900s. I don't have any more information right now, beyond it being a likely failure of damp proofing work, but will call the surveyor to ask for any more details they can give
2. With the boiler I am hoping that it is something easy, and that, in any scenario, I can ask the vendor to cover this? I am wondering if it is just turned off, as when I viewed the property, the pressure was not at 0 and I checked the hot water came on in the bath
3. I was also not worried about the electrics - the fittings are modern and everything seemed to be working

By the way, I am not panicking about any of these issues, but just wondering about costs and how normal it would be to try and push these costs on the vendor!

I offered under guide price, but the property was valued by lender at the price I offered

1. later 1800/early 1900 house is likely solid construction and therefore ignore absolutely everybody who talks about ‘damp proofing’ it’s absolute tripe. Solid construction need the correct materials to ‘breathe’ not be sealed in. Look on the heritage house website.
2. a photo just confirms they’ve topped up the pressed. Doesn’t say whether it needs topping up everyday ..