Survey report

[Justmyluck2024]

Hi everyone. Please can you give me some advice?

I am due to exchange on a 100 year old property soon (it’s an end of terrace house). I have just had the survey back and it has flagged the following;

• bowing chimney breast
• Localised dampness at lower floor level
• “Windows require general overhauling” - difficult to operate and in need of adjustment / repair
• Lining under roof covering is damaged and risk of damp so it needs repairing now
• Evidence of wood-boring beetles infestation noted in roof timbers
• Evidence of some minor deflection and distortion to the main roof structure

House was on market for £295k and I offered full asking as the property seemed immaculate and we were told it had been renovated (I think it was purely a lick of paint and new flooring that has been done).

I am just panicked that I am going to be forking out £££ to resolve these issues, money which I do not have.

In my situation, what would you do? There is another house I had my eye on, but I have not yet viewed it.

If I still wanted the house, I'd get tradespeople in to quote for each of the works then use that as evidence to renegotiate the price.

When you say you are "due to exchange", do you mean imminently? If so, as the seller I'd be annoyed you'd only just had your survey done.

@sweetpickle2 the survey was done back in June and we have just had the report sent to us. We should be exchanging mid-September

I literally received the report via email 3 hours ago

Why has it taken them two months to send?! That's ridiculous.

I’m not sure - I’ve been very unwell (hospitalised) and didn’t realise it had been so long since we had the survey done and not received the report.

Hi OP,

None of the above is as bad as you think. None of it requires immediate work.

Chimneys in old houses all have some movements, same for the roof.
Localised damp can be easily dealt with and is probably die to ventilation.

The comment on the windows is crazy, they're just old!

The language is all, 'some ' 'possible ' I wouldn't be overallh worried about anything. Maybe get someone in to look at the beetles in the roof but honestly there isn't anything here that I'd be concerned over.

Old houses do tend to cost more as they require more upkeep but it certainly doesn't wouldn't be thousands of pounds.to fix the above issues. If you need to replace the windows fully, perhaps but I doubt they need more than a good squirt of wd40.

Thank you so much @Gamergirl86 - I’ve literally been sat in tears after reading the report (I’m not savvy on house repairs). I was just so worried that I was going to move into a house that would be falling around my ears. I have asked to view the house again to make sure it is OK - we only viewed it once and it was so well presented that I really didn’t “take in” what could be lurking beneath. Thank you for your kind comments and explanations

What level of survey did you get - some of these don't give you a great deal of info about what they mean.
Windows, I'd totally ignore. Assuming these are the original sashes - it just means "these windows are as old as the house".
Wood-boring beetles - does it say anything about whether it suggests live or historic evidence?

Personally I would be a bit concerned about the grouping of the last 3... wood worm tends to be attracted to damp wood and will weaken the wood it's affecting - and weakened wood might be sagging. To be fair, it does say "minor" so I don't want to scare you, but is there any more detail in there?

I'd also want to know what is meant by the lining under the roof covering - is it something that could only be changed by lifting all the tiles? In which case that won't be a cheap job and the sort of thing I'd be looking for a price reduction for.

Don't panic though - none of these mean the house is falling down, and also if it does need expensive roof work, that is a very valid reason to renegotiate price.

Hi @Tupster ive had a look at the photos of the house again and the windows look relatively new, so I’m a bit alarmed that they now have issues! I will attach photos of the actual report below

Some of that is pretty trivial. You need to know if the beetle activity is current or historic. Damp you need to get a proper damp survey done and a quote for any necessary work. Then see if you want a price reduction.

Your bigger issues are recommended monitoring of walls for movement and evidence of repair. The surveyor doesn’t know if moment is ongoing so suggests monitoring.

I cannot see the section about a bowed chimney breast. Can you post that? However you need all the structural timbers checked at first floor level to ensure they are structurally sound and embedded in the masonry to support the floor.

Both these issues, plus probably the chimney breast, should be looked at by a structural engineer. If you cannot afford repairs, don’t buy it.

Honestly, nothing there that would surprise or worry me in a 100 year old house except the wood boring beetle - I’d want to know if this was historic or live and if live, get a quote for treatment and if necessary, replacement of wood and ask for a reduction from the vendor if you are inclined,

None of those issues should come as a surprise in a 100 year old house and would not worry me. There is possibly £20k of work there over the next 10-20 years.
The windows are unlikely to be expensive to sort and probably just need adjusting (my window man told me mine needed a good clean and vaseline, not WD40, on the hinges - they were 25 years old at this point and we got another 5 years out of them)
The comments about the roof lining are confusing in that it says it is failing in some areas yet further on says that it is a modern plastic replacement and should have building regs approval so it certainly shouldn't be failing.
We had the original roof replaced on our 1930's semi last year but prior to that, there was no liner/ roofing felt, the tiles were just mortared on and it was crumbling but the attic space was as dry as a bone.
All old houses have some damp. It is almost always condensation.
I would suggest checking drains & plumbing especially any old lead pipework before replacing the damp course. A good damp survey should do this.
I'd budget £5k for immediate work and see if I could negotiate this off the price, then look at spending £1-2k a year for any further repairs/ongoing maintenance.

I think surveyors use template wording for some of their comments, to the point it becomes meaningless.
My property is < 50 years old, windows replaced ~ 20 years ago and the survey said almost exactly the same thing. In truth I know they will need repairs soon, just to say it may not be as bad as you think.

OK, there's loads there to put your mind at ease! He states the roof deflection is normal and not to worry about that. The woodworm is "slight" so really that can be dealt with - just needs the areas where is is spraying.
As other posters have said, the windows sound like a bit of WD40 is needed and at the most a bit of adjusting screws here and there, but the bits about sealant is generic saying it might happen, not that he has seen anything.
The cracks in the building again, he states it's historical, normal and unlikely to be anything to worry about. When surveyors say "monitor", they just mean you as a homeowner should keep an eye on it and if those cracks start getting bigger (even though he thinks they won't) then that's when you would need to take some remedial action.

The two bits in there I'd note are the roof lining, as I mentioned before. The way it's phrased implies to me that "repairs" are not a dramatic job, but I don't really know what he means. Personally on that one I'd be inclined to try and speak to the surveyor for a bit more explanation on that. Although, the way he implies it's a pretty modern lining and advises you to get certificates suggests it might be recent enough to be something your vendors had done and they can give more information about.
Also the damp is a bit of a personal call - the use of the words "localised" and "low-level" don't make it sound like a huge issue, and tbh it's been so wet this year I should think there is damp in some houses that is worse than would normally be the case. It is completely standard for surveyors to say you should get a specialist in for stuff like that - it's their way of taking no responsibility ("you can't sue me cos I advised you to get another specialist") and the bit about decay in the floor timbers is absolutely classic surveyor cut and paste - generically damp can cause timber to decay, but he won't even have looked because it would involve lifting carpets or flooring, so he just says he didn't see it but it MIGHT happen. You could get a specialist damp company in for a look if you like but it will cost you and I'm sure there are plenty of people here who will have stories about how damp specialists always try and get you to do chemical damp proof courses etc. Personally, I think it doesn't sound like anything outside normal bounds and I'd probably just note it and carry on, but you really have to consider your own risk appetite on whether you want to investigate that further. But I would say, it doesn't sound severe enough to prevent you buying the property.

Just to add, low level damp can be caused by things as simple as slightly raised areas of earth, or items up against a building that basically stop the fabric of the building be able to dry out. The really important thing a building needs is to be able to breathe, so any water that is absorbed by the structure can evaporate out again. And the moisture that can cause damp will come from inside as much as outside so trying to seal the outside to block moisture often makes things worse rather than better. So it really doesn't necessarily indicate there's an expensive problem to fix, and it's always best to start by checking the easy stuff.

Thank you so much, @Tupster - you’ve made some really clear points. I have booked in to see the house again on a Monday and I will see how I feel when I’m there. I think if we do decide to go ahead, we will likely reconsider our offer (we went in at full asking) but will cross that bridge when we come to it.

I own a 100 year old end of terrace. Honestly the survey when we bought it 15 years ago made it sound like it was about to collapse into a heap of rubble. We got quotes for a few bits that actually needed fixing and deducted that cost from our offer. Im please to report the house is still standing.

@TizerorFizz please see below for more screenshots of the report about the chimney bowing

Bumping in case any one else can advise if this house is going to be a money pit. I have searched my local area and the beetle treatment will cost (minimum of) £1k, chimney breast (again, minimum estimate) £1k+, damp proofing lower floor approx. £2k.

I have attached a screenshot in my previous post of the “elements that require urgent attention”.

It’s an old house like an old car, there always be things to do. Roof I think the survey may the felt between the slate/ tiles, either damaged or it’s quite common non at all. If it’s damaged a relatively easy job, if non at all it’s sites/tile off felt and replace, ask a roofing company to have a look. Alternatively go up into the loft and look yourself. Woodworm, get a timber and damp company to survey, if not to serious then spraying will sort it, if the wood is completely crumbing then it as to be replaced. Windows wouldn’t worry, just Chang repair at later date. Damp again the timber and damp company can advise. Get the quotes and go back to vendor and ask for a sum towards the work. If you jump ship the likely hood is you be paying out for more surveys and legal costs only to find some similar problems. May even cost your more than sorting the current issues.
if you had a full survey carried out then on the majority of houses you will be shocked, they have have to justify their fees.

Ok let’s put this in prospective, the house as stood up for a 100 years so unless the roof as blown off or theirs serious movement due the foundation’s collapsing there is nothing that urgent. Also if your borrowing to buy then the lender would have seen sight of the survey, Therefore if they was that concerned they may refuse to lend or put a retention on the loan until the work as been completed,

Get proper quotes and then decide.

Most damp surveys are junk, though, and recommend work that does not need doing, and in many cases ought not to be done at all. See https://www.heritage-house.org/

Beetles is a different matter. Needs checking by a specialist.