What would you do with these L3 survey results?

[Oneyearhousehunt]

Hey everyone,

I’m buying a flat in London in my ideal area after a year of searching (and a sale that fell through 6.5 months in!). It’s a period flat so I’m mindful there will work to be done and I budgeted for some of this at the outset (new double glazing, external decoration to the front)

However my L3 survey has come through with a few level 3s and I’d love peoples opinion on what they’d do.

• Artex on a wall (tbh I’m not bothered with this as I suspect it’s in a cupboard and I don’t plan to disturb it)

• Penetrative damp and a few instances of rising damp.

• The survey has said the boiler is at the end of its efficient life cycle and recommends getting a replacement. The boiler was last serviced in 2020

• The survey suggests a full rewire (only indication as to why is that the consumer unit is relatively old with old style electrical fuses) - it’s flagged it as level 3 just because there is no electrical instillation condition report (which I don’t think is standard for a non rental?)

I’m thinking of paying for an electrician, boiler service and independent damp surveyor to assess everything and determine if there is actually an issue and then using any quoted figures for a potential negotiation. I basically don’t want to take the piss / slow things down but I know a rewire will be expensive if needed. Does this seem a reasonable plan or would you just try and negotiate using survey figures? They’ve quoted 8k for a boiler, for example, which I think would get laughed at by estate agent 😅

Thank you!

How old is the property? All sounds a bit standard. Electrics etc rarely meet latest standards unless a new build. You could ask for a boiler service then budget for a replacement as and when. Maybe get the damp looked at in case.

Thank you! It’s approx 100 years old. Sounds sensible - tbh a new boiler in the near future is probably sensible regardless.

Is if of cavity or solid wall construction? Who owns the freehold? I presume it’s ground floor? Did the give any causes for the damp?

Nothing there that would worry me much. The only thing I might get checked is the damp just in case. Hopefully just external needs a repointing or similar. That might be grounds to negotiate the selling price as more the bones of the property. A boiler and re-wiring not so much. Both could be duff tomorrow or go on for years. Depends how reasonable you think the current asking price is - but don’t expect the vendor to cover the full replacement for re-wiring or the boiler.

It’s a solid wall construction, a share of freehold (two purpose built period flats), it’s a first floor flat. The damp on the main floor has been identified as penetrative damp but with no causes. The rising damp is on the ground floor entrance and garden hallways (again no cause identified). Thanks!

Thank you - it’s great to get other opinions. I got the flat at asking and tbh it’s a super competitive area so I don’t think the price is fair so don’t want to sour the buying process. And agree on being reasonable with the ask if I do negotiate, I was thinking 50% of whatever comes back from quotes.

*do think the price is fair

I don't think you can ask for money off for the boiler or electrics as they were obvious when you viewed. The damp is slightly more worrying. Are the gutters ok? Or is there an issue with chimneys? The damp downstairs might be unresolvable if you don't own the downstairs flat.

Other people would disagree with me though. It won't need a rewire, the wires themselves will be fine, just a new fuse board to get it up to modern regulation so you could maybe get a quote for that? If the boiler is obviously old then it will obviously need replacing at some point but old boilers can last ages so I don't thing you can ask for money off for that.

I think asking for 50% towards wiring and a boiler that are both still working might not land well. Still think you should focus on the damp.

We are selling our house. Survey has come back saying conservatory needs new glazing in windows and roof. Should we negotiate and drop our asking price as the buyers could see the few misted windows on viewing. Or should we just get a quote in and take this off? Not sure what to do.

Take the cost off the price and add on a bit for inconvenience.
Do you have a buyer?

Yes we have a buyer. They offered £15K below asking price which we accepted. We will get a quote for the work and ask estate agent how much we should negotiate off.