Level 3 survey on Victorian terrace

[Firsttimebuyer192]

Hello!

We have just got our level 3 survey back on a Victorian mid-terrace and mildly freaking out but unsure if we are just FTB panicking!

There were three category 3s:

1. F3 Water - seems that the water mains are made of lead. We've rented in a number of old properties so not particularly concerned by this. Surveyor does mention a potential leak in the pipework around the front of the house and wondering if we should pay for this to be checked or the vendor?

1. F4 Heating - Boiler positioning is not compliant with building regs. Should we get a quote for necessary work to upgrade and negotiate with the vendor?

1. F5 Water Heating - relevant because of F4

18 category 2s but won't list them all out here.

D1 Chimney stacks - surveyor raised concerns that the chimneystacks have been sealed over which isn't appropriate and is recommending to remove the chimney stack in the rear as the chimney breast has already been removed. Not sure if worth getting a quote for this as not something we had considered needing to fix?

D2 Roof Coverings - we told the surveyor we wanted to do a loft conversion (like the neighbours either side) and they have pointed out that the neighbours have raised their properties at ridge level to achieve the required loft height and this is unlawful. Would we be stopped from doing this too or does anyone know if you can get this approved via planning if neighbours have done the same?

D4 Main Walls - surveyor brings up that there are no significant signs of structural movement but says there is evidence of historic movement but feel like this is normal for a 100 year old house?

E2 - flags up the texturing coating on ceiling may contain asbestos - unsure if we should get this tested or if it is okay to leave it if not planning on changing?

E5 - the chimney breast have been taken out but not adequately supported but vendor told surveyor this was done before they purchased >50 years ago. Should we be panicking about this or accept this is probably okay for now as hasn't collapsed in 50 years? Wondering if getting a structural engineer to check is worth it.

G3 Other - we would want to do a side return extension. The neighbours next door have done this but they have formed two vents at low level when they shouldn't have and the surveyor thinks this may prevent us building an extension in the future? Could this really be the case? How could we get this checked before purchase?

Appreciate any help (and happy to be told we are just nervous FTBs if that is the case!)

With terrace houses the chimneys are often shared with the neighbors. If it’s not shared it’s some work to take down at the back, getting the scaffolding through the house etc. Most people would not bother.
The rest of it sounds about right for an old house. It’s relatively easy to support a chimney breast. Artex can be plastered over. The water leak could be an issue as the owner is responsible, need to dig out the pipe, May as well replace the feed into the house completely.
However as you want to extend up and out ( or are you dreaming?) and the surveyor has already cast a lot of doubt on that being possible, why not look for something more suitable?

Thank you for replying - this has been helpful!

Sadly think the ability to build up and out will be the deal breaker here. We offered on the house as pretty much every house in the road has had a loft conversion so felt like it should be easy enough to do but sounds like the neighbours have raised the ridges which isn’t allowed under permitted development.

The neighbours either side have also side returned but one has put in vents that shouldn’t be there and if that means we wouldn’t be able to build up to and cover those, then the house isn’t worth it.

Going to think over it over the weekend and speak to the surveyor on Monday to get some more details.

You can apply for planning permission to raise the ridge. If all the neighbours have done it I can't see they would object. Permitted development just allows you to make changes without needing planning permission. You should be able to check your local planning portal to see what permissions your neighbours got (if any). Many councils offer a pre planning advice line/email, so you could try that. Or if it's a deal breaker you could get advice from a planning consultant.

Apart from the ability to extend, which is planning dependent, the rest spu ds totally normal for a victorian property. Those surveys always scare the shit out of you. In our Victorian house the survey implied the roof would need replacing. It didn't and we didn't touch it for the 8 years we lived there with no issues.

The boiler issue will require a new boiler and possibly a new site for it. If it’s not compliant it will be condemned when serviced. We had this and had to renew the whole system. So it will be costly.
Id want the possible water leak investigated. Friends had this unknowingly and have had a serious subsidence issue.
I’d also be concerned about the unsupported chimney breast.

Yeah this all sounds normal. As others have said, if there is a precedent you should get planning for the loft. Or you might want to look into lowering the first floor ceilings if you’re advised you’ll not get planning (which seems very unlikely). If you want to do a side return chances are the neighbours would have to re-site their vents, unless they’ve been given permission from the current owner. I’d speak to a solicitor and/ or get a copy of the party wall agreement that the neighbours would have had to enter into before building their own extension. Remember, the surveyor is not a lawyer.

I’m confused as to why the neighbours raising the ridge line on their attic conversion would stop you from doing one that does meet permitted development rules?

For the vents to be an issue I’m guessing these discharge into your property? In which case, unless expressly agree by the previous owners, your neighbours should have to move these. Our neighbours’ kitchen extractor fan vent came out of the wall on our side of the party line - they had to relocate it.

Look, ultimately all house purchases come with risks - appreciate that as FTB’s you’re probably more nervous. However, only you can know how much risk you’re willing to tolerate, which will be in relation to how much you want this house.