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Original poster

House survey- unexpected issues

166 replies

helloimnew123 · 03/04/2023 16:53

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

OP posts:
ChateauMargaux · 04/04/2023 10:24

I would go back and have a look... if the windows don't open because they have been painted shut but seem solid and not rotten.. this might be an easy fix.. if they don't open because they need immediate replacing.. it could be worth including in the negotiation.

If you negotiate.. set out your position clearly...
Value of simlar properties

  • Estimated value of repairs
= Your offer..

You can detail the things that came up on the survey that you were not aware of after the viewing and use that to justify the further price reduction... they can choose to accept, reject or meet in the middle.

Clymene · 04/04/2023 10:25

For people who aren't FTBs you're behaving an awful lot like you are.

Original poster
helloimnew123 · 04/04/2023 10:32

ChateauMargaux · 04/04/2023 10:24

I would go back and have a look... if the windows don't open because they have been painted shut but seem solid and not rotten.. this might be an easy fix.. if they don't open because they need immediate replacing.. it could be worth including in the negotiation.

If you negotiate.. set out your position clearly...
Value of simlar properties

  • Estimated value of repairs
= Your offer..

You can detail the things that came up on the survey that you were not aware of after the viewing and use that to justify the further price reduction... they can choose to accept, reject or meet in the middle.

Thanks, this is really helpful.
I think this is where my head was going, but it's good to talk it through with people

OP posts:
Original poster
helloimnew123 · 04/04/2023 10:35

Clymene · 04/04/2023 10:25

For people who aren't FTBs you're behaving an awful lot like you are.

How is the helpful? To anyone?

If insulting strangers on the internet is the way you spend your days, sound like you are hard work 👍

OP posts:
GoodChat · 04/04/2023 10:47

My main question was is it normal to try and negotiate if a survey throws up issues like windows etc. or is it just expected that you would replace them?

This completely depends on whether the property is already reduced on the basis of these issues.

Have the bank (assuming it's a mortgage purchase) done a survey?

Our house was on for 575k due to needing renovation, we agreed 550 but when the bank did their valuation they said they wouldn't give a mortgage for more than 525 as that's the current value. We told the seller we wouldn't pay more than the bank were willing to give us a mortgage for (we did have equity so could have gone higher) based on things that needed work and the sellers agreed to reduce the price.

Clymene · 04/04/2023 10:51

Well to answer your question, yes I think you should suck it up. You've described the house as looking like a crack den. So it seems obvious it would be in a very bad state of repair. Doors, windows, fences and boilers require regular maintenance/replacement.

The price you're paying sounds like it will have taken account of all of those things. My house isn't a crack den but it's old and I've had to replace all the windows and the front door. And the fencing.

Diyextension · 04/04/2023 10:53

You say the doors and windows are soo broken that they need replacement? But as experienced property owners then surely the first thing to try would be looking into why and seeing if they can easily be fixed ? Door misalignment dosnt sound like a problem?

These are minor issues and wouldn’t be a issue for a diy capable person.

Diyextension · 04/04/2023 10:54

Crack den 🤣

Original poster
helloimnew123 · 04/04/2023 11:35

GoodChat · 04/04/2023 10:47

My main question was is it normal to try and negotiate if a survey throws up issues like windows etc. or is it just expected that you would replace them?

This completely depends on whether the property is already reduced on the basis of these issues.

Have the bank (assuming it's a mortgage purchase) done a survey?

Our house was on for 575k due to needing renovation, we agreed 550 but when the bank did their valuation they said they wouldn't give a mortgage for more than 525 as that's the current value. We told the seller we wouldn't pay more than the bank were willing to give us a mortgage for (we did have equity so could have gone higher) based on things that needed work and the sellers agreed to reduce the price.

That's a good point. Our mortgage survey is next week so that will give us more feedback/ insight

OP posts:
GoodChat · 04/04/2023 11:38

I'd definitely sit tight. They're more likely to reduce if you prove the bank won't offer you a bigger mortgage based on the condition, as they'll know they're not going to get anyone to pay more unless they're a cash buyer Smile

Original poster
helloimnew123 · 04/04/2023 11:38

Diyextension · 04/04/2023 10:53

You say the doors and windows are soo broken that they need replacement? But as experienced property owners then surely the first thing to try would be looking into why and seeing if they can easily be fixed ? Door misalignment dosnt sound like a problem?

These are minor issues and wouldn’t be a issue for a diy capable person.

I don't know many experienced home owner who are window fixing experts!?

We have never owned a property like this and we haven't had to repair any windows/ doors as we have owned fairly new properties previously. We'v also never had to replace a boiler or get a whole new fence.
Maybe we have just been lucky before 🤷🏻‍♀️

We would prefer them fixed than having to replace. Hopefully that's an option

OP posts:
northeasrer · 04/04/2023 11:40

Not sure why your surveyor is commenting so much about fixtures and fittings when they are easily assessed by you.

I would be looking at structures such as the roof, pointing etc.

Mind sharing a few pages of the survey?

Original poster
helloimnew123 · 04/04/2023 11:40

Clymene · 04/04/2023 10:51

Well to answer your question, yes I think you should suck it up. You've described the house as looking like a crack den. So it seems obvious it would be in a very bad state of repair. Doors, windows, fences and boilers require regular maintenance/replacement.

The price you're paying sounds like it will have taken account of all of those things. My house isn't a crack den but it's old and I've had to replace all the windows and the front door. And the fencing.

That's fair. I really do feel on the fence about if we should just buy as is, or try negotiating some discount.
We knew it's not in good condition and your right it's not been maintained so maybe we should have expected to replace pretty much everything

OP posts:
Original poster
helloimnew123 · 04/04/2023 11:43

GoodChat · 04/04/2023 11:38

I'd definitely sit tight. They're more likely to reduce if you prove the bank won't offer you a bigger mortgage based on the condition, as they'll know they're not going to get anyone to pay more unless they're a cash buyer Smile

That's a really good idea.
Do you think your deposit effects the mortgage valuation?
I always thought they just want to know they will get their money back.
We have a pretty chunky deposit and when we bought our last house they didn't even go see it, they just looked online 🤷🏻‍♀️

OP posts:
Original poster
helloimnew123 · 04/04/2023 11:51

northeasrer · 04/04/2023 11:40

Not sure why your surveyor is commenting so much about fixtures and fittings when they are easily assessed by you.

I would be looking at structures such as the roof, pointing etc.

Mind sharing a few pages of the survey?

This is what they said about the fence.
I can't share some as it has photos

House survey- unexpected issues
OP posts:
GoodChat · 04/04/2023 11:55

@helloimnew123 they'll tell you what the value is so what they're willing to give, but will still tell you the full value, regardless of deposit, if they're visiting the site Smile

Diyextension · 04/04/2023 12:00

helloimnew123 · 04/04/2023 11:51

This is what they said about the fence.
I can't share some as it has photos

Show quote history

Surely if you’ve been to view the house you can see for yourselves everything that is written there ?

northeasrer · 04/04/2023 12:05

@helloimnew123 that is really not a cause for concern!

I would go back and ask him

  1. why does the compost heap require removing
  2. time frame to fix the fence, consequences for not fixing it.
northeasrer · 04/04/2023 12:09

We had not accounted for:
-4 of the windows are so broken that they don't open. They looked fine. BROKEN IN WHAT WAY? HINGES CAN BE REPLACED VERY EASILY. ARE THE WINDOWS DOUBLE GLAZED?
-the back door, the leaf door is soo broken it doesn't open. The agent only opened 1 door when we viewed. WHATS A LEAF DOOR AND DOESNT OPEN IN WHAT WAY? I WOULD BE ASKING THE SURVEYOR FOR ISSUES SURROUNDING STRUCTURAL MOVEMENT IF THATS CAUSING DOORS AND WINDOWS NOT TO OPEN.
-the lock on the font door is misaligned and hard to open & shut. The agent opened/ shut when we weren't around. WHY IS THIS EVEN IN THE SURVEY?
-the left boundary fence is beyond repair and needs replacing. Can't be seen behind bushes. SO, THERE ARE BUSHES WHICH MAKE UP THE BOUNDARY
-the boiler is only a few years old has been tested and is in bad repair/ not working well. TESTED BY WHOM?

Original poster
helloimnew123 · 04/04/2023 12:12

@Diyextension
Why do you keep making pointless comments?? Have you nothing better to do? If you have nothing helpful to add, just stop.

I've said in the original post that the fence is behind a bush so you wouldn't see it. I've also said I'm not that fussed about the fence, this was just an example from the survey

OP posts:
Original poster
helloimnew123 · 04/04/2023 12:13

northeasrer · 04/04/2023 12:05

@helloimnew123 that is really not a cause for concern!

I would go back and ask him

  1. why does the compost heap require removing
  2. time frame to fix the fence, consequences for not fixing it.

I'm not really concerned about the fence, that can be done in time.
That was just an example from the survey which highlighted the condition.

OP posts:
Original poster
helloimnew123 · 04/04/2023 12:18

northeasrer · 04/04/2023 12:09

We had not accounted for:
-4 of the windows are so broken that they don't open. They looked fine. BROKEN IN WHAT WAY? HINGES CAN BE REPLACED VERY EASILY. ARE THE WINDOWS DOUBLE GLAZED?
-the back door, the leaf door is soo broken it doesn't open. The agent only opened 1 door when we viewed. WHATS A LEAF DOOR AND DOESNT OPEN IN WHAT WAY? I WOULD BE ASKING THE SURVEYOR FOR ISSUES SURROUNDING STRUCTURAL MOVEMENT IF THATS CAUSING DOORS AND WINDOWS NOT TO OPEN.
-the lock on the font door is misaligned and hard to open & shut. The agent opened/ shut when we weren't around. WHY IS THIS EVEN IN THE SURVEY?
-the left boundary fence is beyond repair and needs replacing. Can't be seen behind bushes. SO, THERE ARE BUSHES WHICH MAKE UP THE BOUNDARY
-the boiler is only a few years old has been tested and is in bad repair/ not working well. TESTED BY WHOM?

I am hoping the windows/ doors can be fixed that would be the best solution for us. We will go look again for ourself and asses how bad they are.

I don't get to decide what's on the survey 🤷🏻‍♀️ do they mention things that are worth noting?

I'm guessing we will have to fix the fence at some point? Even if we have a bush, I don't know if the neighbours do.

OP posts:
Original poster
helloimnew123 · 04/04/2023 12:19

GoodChat · 04/04/2023 11:55

@helloimnew123 they'll tell you what the value is so what they're willing to give, but will still tell you the full value, regardless of deposit, if they're visiting the site Smile

That's good to know. I don't think I've ever been told the value when buying before. But I've never asked.

OP posts:
NotDavidTennant · 04/04/2023 12:25

I'm not sure why so many people here are determined you shouldn't negotiate. I can only assume that they have their own properties to sell and so are on the side of your vendor.

The house is in a shit condition and we're in a falling market. If it's been empty for a while then I guess they have found it difficult to sell. You are in a good position to push for a bit more off.

DrySherry · 04/04/2023 12:26

If I may just make one more point - it's important to recognise that you are not buying the family home from Mr & Mrs Smith that had lovingly lived in it and cared for it for the last 20 years. You are buying a house from people who kept this property as an investment. I think they are not really emotionally attached to it - as the general standard of maintenance shows. Don't be afraid to negotiate hard on this type of property, they are probably business people or savy investors and will be expecting it. It's very unlikely they will stomp off in a hump and the worst likley outcome is that they say a flat no. They need a buyer in a difficult market and you are most of the way toward that. Be brave and good luck.