The house is perfect but in need of love, appeared cosmetic at viewing, received survey and its highlighted the following really bad bits:
Am I mad to buy this house?
Roof coverings
There is evidence of significant water penetration seen internally to the ceilings within the kitchen and also visible by running water down the external walls associated with damp ingress through the edge of the roof. The cause is unclear but maybe due to inadequate flashings, under felt linings, or inadequacies with the detailing of the skylight and further specialist advice from a competent roofing contractor must be obtained. There will be a risk of rot and decay to concealed roof timbers.
Condition Rating 3.
The damp-proof course to the rear external walls is close to being bridged by raised external ground levels.
Where possible, ground levels should be reduced to provide at least two clear courses of brickwork between the DPC and the ground. This may involve expensive groundwork.
Sealed unit glazing to this property shows evidence of misting to some of the panes. This is an indicator of failed seals and is not easily repaired. Similar deterioration to other, apparently unaffected, units should be anticipated.
Condition Rating 2.
Many of the windows to this property have no window sill projecting beyond the wall surfaces. This will create a risk of penetrating dampness and should be rectified.
Condition Rating 2.
Access from the rear is by a set of bifold timber double glazed doors within a timber frame. The bifold double glaze doors are poorly decorated, and the doors have swollen making opening and operation difficult and work of overhaul and repair is necessary.
Condition Rating 2.
Conservatory and porches (continued)
The external ground levels are high in relation to the internal floor level of the conservatory, and there is no method of sub floor ventilation to the raised conservatory timber floor .This may result in serious rot to the timber floors and improvements are required. These works will be both disruptive and expensive and you should obtain quotes for this work prior to a commitment to purchase.
Condition Rating 2.
Ceilings
The ceiling was noted to be stained in the kitchen and the cause of this staining is suspected to be leaks from the roof above. There is further staining to the ceiling below the bathroom and first floor airing cupboard. It was not possible to confirm if this was dry or ongoing and further investigation into the cause of this staining is required. You should instruct a reputable contractor/plumber to investigate this further and advise as to required repairs. These works may include the partial removal and replacement of the ceiling in addition to repairs required to eliminate the source.
Condition Rating 3.
The garage ceiling and conservatory lobby provides limited fire protection to the accommodation above. It is un plastered and has foam expandable filler around the edges and improvements are required in respect. The ceiling should be upgraded to current Building Regulations.
Condition Rating 3.
Electricity
The consumer unit fitted is noted to be of some age with older circuit protection. There are areas of loose and unprotected wiring with areas of poorly carried out alterations. Other parts may also need updating. This, whilst, appearing serviceable, does not comply with current Electrical Regulations and you should to consider upgrading this unit to provide greater operational safety. These works will need to be carried out by an NICEIC or similar registered electrician and should be the subject of an installation certificate upon completion. I recommend that you obtain a circuit test to confirm the safety of the electrical installation.
Condition Rating 3.
Gas/oil
Mains gas is connected to this property.
The meter/isolating valve is located under the stairs. You should ensure that easy access is available to this and the isolating valve at all times. There is no recent (within the last 12 months) test certificate available for this gas installation. You should therefore obtain a precautionary safety test from a Gas Safe registered engineer and follow their recommendations as to any upgrading/improvements required. Any works required should be carried out before occupation.
Condition Rating 3.
Water
Mains water is connected. The incoming mains and isolating stopcock are located in the lobby adjacent to the garage with an external stopcock located in the pavement to the front. Supply water is predominantly formed in copper with some more modern plastic fittings. Waste water plumbing where observed is seen in plastic.
There is no water storage tank with this property as the property has a direct supply. There was evidence of leaks to the water pipework. These leaks will, if unrepaired, lead to damage and the deterioration of internal elements. You should therefore instruct a reputable plumber to investigate the water pipework and repair any leaks discovered.
Condition Rating 3.
There are areas of exposed and unprotected water pipes passing over floors and this requires improvements.
Condition Rating 3.
Heating
The heating appliances do not appear to have been serviced within the last 12 months. You should ask your legal advisers to confirm if this the case. Regular servicing is essential for both operational efficiency and safety reasons and, in the event of a lack of recent service, you should arrange for these to be checked and serviced prior to use. It is likely that some components will require replacement as part of this service.
Condition Rating 3.
Water heating
No service record was available for the water heating system. A precautionary check of this system is recommended prior to use.
Condition Rating 3.
Drainage
From the visible inspection the drains appear to be partly blocked to the front. . There is the possibility therefore that other, hidden, defects may also exist and you should commission a thorough drains survey/test prior to undertaking any repair works. These repairs may be expensive and disruptive.
Condition Rating 3.
The poor condition of the covers to the drainage system represents a potential hazard to the unwary and small children. These covers should be upgraded/improved as a matter of urgency and provisions made to protect this area until these repairs are carried out.
Condition Rating 3.
The garage ceiling provides limited fire protection to the accommodation above and improvements are required in respect. The ceiling should be upgraded to current Building Regulations.
Condition Rating 3.
The garage ceiling provides limited fire protection to the accommodation above and improvements are required in respect. The ceiling should be upgraded to current Building Regulations.
Condition Rating 3.
Grounds
The rear patio is partly damaged with a number of missing flagstone paving, and is mossy and overgrown with poor grouting and overhaul is necessary. There are no steps leading up to the higher level .The rear decking area is significantly neglected, rotten, slippy and dangerous and requires work of renewal.
Condition Rating 2.
The fenced boundaries to this property are in poor condition and require works of repair/replacement. Before undertaking this work you should first ascertain the ownership of the relevant boundary.
Condition Rating 2.