House survey- unexpected issues

[helloimnew123]

We are trying to buy a house. We had a RICS level 3 done last week.

The house is a doer upper for sure (previously rented/ empty for months) but things have come up on the survey that we hadn't accounted for. We did get £25k off the asking price but we didn't budget for some of the issues. It had been on the market for 4 months before we offered.

For example:

We had accounted for:

• new render to the front, as it's visually damaged

-new kitchen & bathroom as not useable
-new floors as floorboards etc.
-decorating

We had not accounted for:
-4 of the windows are so broken that they don't open. They looked fine.
-the back door, the leaf door is soo broken it doesn't open. The agent only opened 1 door when we viewed.
-the lock on the font door is misaligned and hard to open & shut. The agent opened/ shut when we weren't around.
-the left boundary fence is beyond repair and needs replacing. Can't be seen behind bushes.
-the boiler is only a few years old has been tested and is in bad repair/ not working well.

Do you think we should suck it up as part of the refurbishments? Or should we try and negotiate as we didn't expect these costs?

Thanks

[GoodChat]

None of them are really urgent so I'd just go with it.

[user1471538283]

I would try and negotiate!

[helloimnew123]

@GoodChat

None of them are really urgent so I'd just go with it.

I don't know how long we could live in a house with windows that can't be opened (for safety reason) and sounds like we'l need a new front door too.

I will ask if the boiler has been serviced/ has a guarantee as the surveyor said it looks new 🤷🏻‍♀️

I'm less worried about the fence.

There are lots of other issues highlighted but the cost to replace these things will be a big hit for us

[EstherHazy]

I'm on the fence!

I think if a house clearly has quite a lot wrong already/ needs updating as you've said, you've got to expect a fair amount extra stuff you weren't aware of and should have factored that in to your offer.

That said, if you don't ask, you'll never know... Of the above, I think it's reasonable to maybe see if you can wangle maybe £2k for windows, and ask for the boiler to be repaired. It'd be reasonable to expect a boiler to work if it's quite new. Did the survey value the property? Your strongest leverage is if there's a difference there.

If I were selling, I'd probably be inclined to say no to your requests - already given a lot off, and it's part of the course with that type of property.

[IhearyouClemFandango]

I would only consider asking for the doors tbh

[MrsJamin]

Re "new kitchen & bathroom as not useable", if they are actually not usable, you can't get a mortgage against this property? Or do you just mean that they will need to be replaced pretty quickly?

[Exl]

It would be very cheeky to ask for a further discount. You can ask, and might wven get it, but prepare for the sellers to be cross and say no. You’ve alreqdy had a massive discount and itnis obvious thenproperty needs complete renovation so I would expect everything to be shit. Doors, windows, boiler, the lot.

Opening doors and windows is a pretty standard part of viewing, like testing water pressure etc, it’s weird to me that you’ve got to the survey stage without inspecting the property yourself properly.

[C4tastrophe]

Are the windows UPVC? You should definitely try and get a bit more off.
The boiler should be repairable if it’s not too old. Fence is run of the mill maintenance.

[GoodChat]

You only need to realign the front door and it'll shut properly. It's just tightening a couple of hinges.

[Yesthatismychildsigh]

Floorboards? You mean you want a discount to put flooring in, or did you mean that the floorboards need replacing? If it’s the first then that’s taking the piss.

[VioletViolets]

Why didn’t you try the windows and doors while viewing?

[AgathaX]

It doesn't sound like you had a particularly good look around the property when you viewed. Given that these things have been a surprise, and that you seem uncomfortable with taking a property on with these potential issues (which might be something, might be nothing) then I'd have to wonder if this is the right house for you.

[helloimnew123]

@EstherHazy

I'm on the fence!

I think if a house clearly has quite a lot wrong already/ needs updating as you've said, you've got to expect a fair amount extra stuff you weren't aware of and should have factored that in to your offer.

That said, if you don't ask, you'll never know... Of the above, I think it's reasonable to maybe see if you can wangle maybe £2k for windows, and ask for the boiler to be repaired. It'd be reasonable to expect a boiler to work if it's quite new. Did the survey value the property? Your strongest leverage is if there's a difference there.

If I were selling, I'd probably be inclined to say no to your requests - already given a lot off, and it's part of the course with that type of property.

That's why I'm conflicted too. We know it needs work but multiple issues highlighted weren't things we expected to fix straight away

[helloimnew123]

@MrsJamin

Re "new kitchen & bathroom as not useable", if they are actually not usable, you can't get a mortgage against this property? Or do you just mean that they will need to be replaced pretty quickly?

I guess they are usable, but no one would use them in the condition they are in.
I would say it's in 'crack den' condition

[helloimnew123]

@Exl

It would be very cheeky to ask for a further discount. You can ask, and might wven get it, but prepare for the sellers to be cross and say no. You’ve alreqdy had a massive discount and itnis obvious thenproperty needs complete renovation so I would expect everything to be shit. Doors, windows, boiler, the lot.

Opening doors and windows is a pretty standard part of viewing, like testing water pressure etc, it’s weird to me that you’ve got to the survey stage without inspecting the property yourself properly.

We did get it under asking price, but it wasn't a 'huge discount', it was very overpriced compared to other similar properties.
The house started on the market at £75k over our offer 4/5 months ago. We were the highest offer they ever got because it was overpriced

[helloimnew123]

@Exl

It would be very cheeky to ask for a further discount. You can ask, and might wven get it, but prepare for the sellers to be cross and say no. You’ve alreqdy had a massive discount and itnis obvious thenproperty needs complete renovation so I would expect everything to be shit. Doors, windows, boiler, the lot.

Opening doors and windows is a pretty standard part of viewing, like testing water pressure etc, it’s weird to me that you’ve got to the survey stage without inspecting the property yourself properly.

Also I've bought and sold multiple house and I've never opened and shut every window at a viewing. I'm surprised to hear this is common practice.

[helloimnew123]

@Yesthatismychildsigh

Floorboards? You mean you want a discount to put flooring in, or did you mean that the floorboards need replacing? If it’s the first then that’s taking the piss.

Where have I said that I want discount for the floor? I've said we had budgeted to sort the floor

[helloimnew123]

@VioletViolets

Why didn’t you try the windows and doors while viewing?

I have never opened and shut every window/ door when viewing houses.
Maybe we should have in this property due to the condition of the house

[CC4712]

OP- how long exactly has the house been empty? I ask, because there is a little know government scheme to get properties back to a livable state. (I only found this out on MN 2yrs ago prior to buying a derelict property).

If empty 2-10yrs, you pay 5% VAT on permanent things to get the house livable again- windows, doors, boiler, roof tiles, insulation etc. If its been 10yrrs+ then you pay 0% VAT on such things.

We had an 'empty home officer' from the council come around and wrote a rough list of what needed repairing. He then checked the council tax records and confirmed how long it had been empty. Not quite 10yrs, but the savings have helped.

In your shoes, you can ask, but don't be disappointed if no further money is taken off. Best of luck.

[helloimnew123]

@AgathaX

It doesn't sound like you had a particularly good look around the property when you viewed. Given that these things have been a surprise, and that you seem uncomfortable with taking a property on with these potential issues (which might be something, might be nothing) then I'd have to wonder if this is the right house for you.

My partner is in the trades and we did have a reasonable look around.
We didn't open every window/ turn the boiler on/ look at the fence behind bushes etc.
how much time would you spend checking all these details on a property you haven't had an offer accepted on? Surely that's why you get a survey? So a professional can check everything thoroughly?

I'm not asking if you think we should buy such a property, I'm asking if people would further negotiate or just accept that costs will come up

[helloimnew123]

@CC4712

OP- how long exactly has the house been empty? I ask, because there is a little know government scheme to get properties back to a livable state. (I only found this out on MN 2yrs ago prior to buying a derelict property).

If empty 2-10yrs, you pay 5% VAT on permanent things to get the house livable again- windows, doors, boiler, roof tiles, insulation etc. If its been 10yrrs+ then you pay 0% VAT on such things.

We had an 'empty home officer' from the council come around and wrote a rough list of what needed repairing. He then checked the council tax records and confirmed how long it had been empty. Not quite 10yrs, but the savings have helped.

In your shoes, you can ask, but don't be disappointed if no further money is taken off. Best of luck.

That's really interesting, thanks for sharing.
Unfortunately I think it's only been empty about a year.

It was previously rented as multiple occupancy and is in really poor condition.
It's not been maintained or looked after at all. The whole house stinks of smoke and needs full decoration, nothing structural luckily.

We knew we would need new windows/ door/ boiler/ fences at some point but we haven't budgeted to have to do them straight away. Maybe its possible to do repairs to hold off the cost for a year or so.

Our savings would ideally go on new kitchen/ bathroom(s) and basic painting/ carpets to make it liveable.

[Gribbit987]

If it really resembles a crack den I think you’ve got away very lightly.

I expect rentals to be poorly maintained and cheaply finished. The sort of things you mention are normal and trivial.

You don’t replace a door because the lock sticks.

Surveyors don’t usually comment on boilers? What are they saying precisely?

Windows can be repaired - yes I would expect them to function as it’s a safety risk. Cost up getting them repaired. Back door should function. Again cost up repair but really I doubt it’s a big deal.

Fence is not a requirement and if you want one you then you fund it.

If I knew this was your partner’s business, which they probably do if you’ve got an accepted offer, I would be laughing at you requesting money off for any of this stuff. A developer is more than capable of fixing a front door and a few windows. It’s nothing.

It really depends who you’re dealing with and their mentality. Maybe they’re desperate to offload and will give you a k off. Maybe they’ll be really peeved as they feel you’ve already got a great deal. Who knows. No one on here does!

Hope you’ve budgeted for a rewire/extensive electrics and pipe work/radiators. Badly maintained houses are likely to need work on both and it’s hard to do later on.

[helloimnew123]

@Gribbit987

If it really resembles a crack den I think you’ve got away very lightly.

I expect rentals to be poorly maintained and cheaply finished. The sort of things you mention are normal and trivial.

You don’t replace a door because the lock sticks.

Surveyors don’t usually comment on boilers? What are they saying precisely?

Windows can be repaired - yes I would expect them to function as it’s a safety risk. Cost up getting them repaired. Back door should function. Again cost up repair but really I doubt it’s a big deal.

Fence is not a requirement and if you want one you then you fund it.

If I knew this was your partner’s business, which they probably do if you’ve got an accepted offer, I would be laughing at you requesting money off for any of this stuff. A developer is more than capable of fixing a front door and a few windows. It’s nothing.

It really depends who you’re dealing with and their mentality. Maybe they’re desperate to offload and will give you a k off. Maybe they’ll be really peeved as they feel you’ve already got a great deal. Who knows. No one on here does!

Hope you’ve budgeted for a rewire/extensive electrics and pipe work/radiators. Badly maintained houses are likely to need work on both and it’s hard to do later on.

Maybe crack den is an exaggeration but you wouldn't move in as is.

Survey said the boiler looks new but seemed to have operational issues when turned on, makes a noise etc. 🤷🏻‍♀️

We aren't developers, it would be a family home. His company do kitchens & bathrooms so we can do a lot of the work for a half reasonable cost. His team can fit/ tile/ plaster/ plumbing/ decorate etc.

I guess most of the things we think of as expensive problems are things we don't have knowledge of. There are also loads of other problems- tiles missing on roof/ damaged gutters/ incorrect drainage etc.

We genuinely don't want to be unreasonable. We just aren't sure where you draw the line? Is it sold as seen? If so, is the survey just for a buy/ don't buy decision?

[helloimnew123]

One thing I maybe should have added that the house is was listed at £750k and we got it for £725k

'Done' they sell for about £825k ish. One sold not long ago for £850k but that's the ceiling.

It was on the market a while and had interest but all offers were low ball because of the work needed

My partner can do a lot himself because of his trade, but we don't have a bottomless pit of money

[SquirrelsAreStinky]

I would say that if you're getting it £100k less than the usual price of "done" houses a lot of what you've described would be expected.

I certainly wouldn't be expecting to be asked for a reduction because of a knackered fence panel and a sticky front door.

However, I would clarify the position re the boiler, and you could ask for the windows to be repaired too prior to exchange. That's what we did. Our vendor offered us money off rather than fixing/replacing the boiler, but they repaired the windows. We didn't have to ask for a reduction.