Old houses, what should surveyor look for?

[KievLoverTwo]

We are buying a house that is at least 180 years old (getting the highest level survey) and idk what potential problems to ask them to look for to rule out. Things that seem obvious:

• No signs of subsidence
• Previous damp problem that has been professionally rectified has been done properly
• Gutters and roof in good order
• We may want to knock the kitchen wall down to extend into the lounge so maybe they can say if that looks possible, plus putting a stud wall up to keep them divided
• Granny annexe done to good and safe standard as it was previously just a basic workshop building and pretty basic
• DG windows in good repair
• No trees looking like they could cause structural problems

Other than that, I don't really know much about what can go wrong with old houses that should be checked for. Tips would be appreciated, thanks.

Do have a discussion with them if you have particular concerns about the property, but you're paying a professional who shouldn't need hints or guidance.

Maybe use somebody like Heritage: https://www.heritage-house.org/building-surveys/building-condition-surveys.html

Join my old house Uk on Facebook

Is it a structural survey? Done by a qualified surveyor? If so you shouldn’t need to give them guidance,

The surveyor will know what to look for, you don’t need to tell him how to do his job.

A level 3 survey will cover all of that (with the potential occlusion of the kitchen wall - they are a surveyor, not a structural engineer.) our level 3 surveyor spent 5 hours at the property and we got a very comprehensive report. Rather than briefing them, get a decent surveyor and once you have their report, spend half an hour going through the findings with them.

Umm, not sure. I just know it's the highest level recommended for old houses. I will finding folks via the RICs website so they are qualified)best I can find.

Very useful, thanks.

Yes, I am not going cheap on this job. I think I will be paying £700 which should also include a valuation.

Fabulous, will look these people up, thanks lots.

What is the structure of the building? If it’s timber-framed and rendered, what is the render made from? It needs to be breathable (lime render), not cement - speaking from experience!

A chartered surveyor should know what to look for! They are designated MRICS.

If it has double glazing and a granny annex it's unlikely to still have the sort of issues that an old, unmodernised house would have, eg. woodworm or similar, dry rot, lead waterpipes...
nb. if the surveyor finds what look like mouse droppings in the loft, make sure they aren't from bats. Having bats in your property can give you a lot of grief with TPTB.

Hi. Awesome that you're getting a survey done for your 180-year-old house. As for what to look for, you seem to have the basics covered, which is great. You might want to have the surveyors check for any signs of woodworm or dry rot in the timber, and make sure the plumbing and electrical systems are up to par. I would also suggest having the surveyors Newcastle check for any signs of woodworm or dry rot in the timber, as well as any issues with the plumbing or electrical systems. Just my thoughts.

A widespread problem with pre-1919 houses is that in recent decades uninformed householders/builders have used modern materials, such as Portland cement and gypsum-based plasters, when renovating them, which can potentially create all sorts of slow-burn breathability issues with them. This is often magnified by fitting double-glazing and other measures that reduce ventilation, such as closing up some/most of the fireplaces, draught-proofing etc. Results: recurring condensation and damp issues that are very difficult to fix without restoring the building back towards its original breathable modus operandi, a style of living which happens to be inconsistent with modern expectations of comfort...

The other, related, thing to think carefully about with heritage houses is how you can retrofit them for a net zero transition where energy costs are much higher and older (current!) heating systems get phased out, without destroying all the character of the building or costing a vast fortune.

I had a 200 year old house that was very nice, but for the above reasons am glad to now be shut of it. Too many hurdles to overcome.

Just be aware that if you are mortgaging the company might not like all the issues raised by the survey- damp/ roof might need reviewing in 3/5 years etc and buyer is unlikely to want to provide compromises on them all. I just get a plain valuation for mortgage purposes but we do deal in property. I would look for any alterations made - chimneys removed etc and drainage pipes. But your surveyor is the qualified one. Are you still not sure you want the property? Older houses will require more maintenance but have advantages in scale and location. Its unlikely the surveyor will give property clean bill of health as professional negligence is a major issue for them. Question really to consider is what you would plan to do if a shopping list of older property issues such as cracking/ damp etc are delivered back

I agree you need a structural engineer to answer the wall question and a surveyor would be nuts to answer

Also the damp will probably recommend a damp specialist separately reviews

Be aware that damp problems in heritage buildings that have been "professionally rectified" may well have a finite lifespan, because the fixes they apply are not uncommonly just holding back the tide - effectively "sticking plasters" (that can last a decade or two) - rather than permanent solutions, ie. they'll fail eventually and require redoing.

Thanks for all your replies, everyone. We didn't get to survey stage and the purchase isn't going through.

I did join a few of the old house Facebook groups and they're really useful. We are not currently looking to purchase but I am learning some things by reading their posts from time to time.

As an aside, insurance on stone built properties has gone through the roof due to rebuild costs. The current owner is now paying £1100 but doesn't have the correct insurance (it's not a 5 bed, it's a 4 bed with an entirely separate annexe of a different age and build to the main house). As FTBs we were looking at at least £1340 insurance. That was quite off-putting.

I have learned a few other things about insurance which will help with a purchase one day, I am sure.

Really appreciate everyone's advice, thanks again.

lead pipes, old electrics, old plumbing, roof sagging, chimneys in need of repair, poor insulation, non standard construction, use of asbestos in previous modernisations, dry rot, wet rot, insect infestations of timber, gas supply or oil tank, connected to sewer or sceptic tank, internet connectability. Everything you might normally think about on a not modern house really.

@KievLoverTwo that is interesting about insurance, quite an extra responsibility. We have old walls and find insulated plaster board and replastering has helped. I don't think we would try other solutions, it doesn't have a cavity wall but remodelling has helped. Interestingly the biggest damp issues were in parts added in the 1950s quite unprofessionally. At least the wide stone walls are very cool in summer and pretty. We ended up taking off all the 1950s things so I would be looking at what has been added or changed and how that has gone. Another example is double glazed plastic windows going in without proper support but taking stone lintels out