Survey back on a 1930s semi - Surveyor being negative or should I be worried

[MelodyJ]

Just had a survey back on a 1930s semi and would like to know how you would read these comments… (Im waiting for a call back from the surveyor)

While I did expect some of these on a near 100 years old house and am expecting to do some work at some point, I think it’s fair to say, there’s a big difference between immediate work (before move in or next 12 months) and short term (1-5 years). So I just want some thoughts to balance the view as I know surveyors like to cover their backs, but I also don’t want to ignore serious problems that need attention/ I should re consider.

So main concerns based on the reports are

• Roof coverings -The main roof is pitched and covered with asbestos tiles. The main roof coverings are at the end of their performance life and will need to be replaced. The covering is in visually poor condition, and has a number of historic repairs. The bedding mortar and pointing to the hip and ridge tiles is deteriorating. The existing pointing will need to be raked out and renewed. - see a screenshot for quick reference.
• Main Walls - Minor cracking was observed to the front and left hand side. Some cracking to the front wall has been repointed, and some brick replaced.In buildings of this age the weight of the masonry over window and door frames is supported by the window and door frames rather than by a lintel. and inadequate support within the bay window frames. This movement appears to be ongoing. Further investigation is required by a suitably competent person such as a Chartered Structural Engineer. (Photo of side attached)
• Roof Structure - Due to the deteriorated asbestos roof covering, it was not safe to enter the roof space for inspection.
• Fireplace - Some chimney breast masonry in the living room has been removed. removed. I am unable to conrm that the remaining elements have been supported.

My current thoughts are:

• As the surveyor didn’t access the roof space, I’m thinking of suggesting to the vendor if she will be willing to do an asbestos roof inspection that include inspection on the roof structure (I’m happy to pay for it if she says no)
• Pay for a structural engineer to ensure no evidence of structural movement/ subsidence - surveyor suggested to ask vendor if their insurance will cover the cost of the investigation - would you ask them?
• Not sure what to do with the chimney breast - quick google search provide conflicting info e.g. some say inspection is quite complicating which include digging up floor boards etc so unlikely the vendor would allow this even if I pay for it. Or have I completely misunderstood this!

what would be your thoughts on this/ any further guidance/ suggestions…?

That’s an original 1930s roof so I’d be quite concerned about that. At nearly 100 years old it is likely at the end of its life as the surveyor suggests. I’d be budgeting for a complete replacement roof.

Yes I’d definitely be getting a structural engineer to check the movement if going ahead with the purchase.

I wouldn’t be buying the house without getting the chimney breast fully investigated. Depending when it was removed it’s fairly likely it’s not properly supported. People weren’t so diligent about that sort of thing in the 70s/80s.

It all honesty with a survey like that I’d be pulling out.

If you have questions you can ask the surveyor - they will be happy to explain further. Normally on threads like this I would say 'That's all totally normal and nothing to worry about' - I have bought 3 places and also used to work for the RICS so I know a bit about surveys - but I think that does sounds concerning.

Structural surveyor could see whether there's evidence of the removed chimney breast causing issues when they check the cracks.

I don't think you need to investigate the roof further beyond getting costings for replacing it given the asbestos. You'll need to crack on and replace that roof so unless it's already reflected in the price you might want to negotiate over that. It will be more expensive than a normal new roof because of the asbestos.

That’s my current sentiment - pull out early to avoid more investigation/ future repair costs...

Just wanted to get some other views to make sure I’m not being overly cautious or seen as making excuses..

I will probably ask the questions when the surveyor calls back and then decide (with most likely pull out).

Did factor in some repair cost to the offer but fair to say not a full roof replacement. Doubt vendor will renegotiate. They did have a few more interests on the house with higher offer but favoured my no chain position. So I think they will just re list.

I’m comfortable pulling out even market has quiet down as opposed to committing to something that I didn’t planned for

thank you all so far!

Get quotes from specialist roofers for removing asbestos tiles. You won't be able to have a normal roofer. It sounds like there is enough degradation to cause dust in the roof space which could (but might not) filter down so would be an urgent job. Personally I wouldn't live in the house while it was being done.

The walls cracking due to no lintels is also worrying. I'm assuming the structure was fine with the original windows but the wall is no longer supported. Need to know if a better fitting window replacement would stop the cracks or whether they will continue.

If they've taken/messed about with the fireplace downstairs then it should be removed upstairs, loft space AND from the roof. Not sure how you could support it, but that's a builder question.

Personally I would run away just with the roof, and I've lived through two normal ones.

Are you getting a mortgage? Sometimes even if you’re comfortable with the negative phrasing on a survey, the mortgage provider will make conditions.

I had this once where the mortgage provider gave me six months to fix the lead flashing on the roof after moving in as a condition of the discounted mortgage rate - and they did send someone out to check it was done.

Personally, I'd be walking away from this one. The roof on its own is likely to be major expense and upheaval - that the tiles are crumbling asbestos will make this even more of a problem and expense.

And then there are the structural problems as well ...

I agree with PP - I have a pretty strong stomach for bad reports (about to move into a house with mainly red ratings) but ongoing structural movement would definitely concern me

I am getting a mortgage - that was also on my list. While they have done the valuation and made the formal offer, read somewhere that the solicitors are required to report any issues flagged during the survey that could impact the mortgage. Only got the report yesterday so haven’t spoken to solicitor yet.

If it's the original roof, it wouldn't surprise me if the property needed a new roof soon(ish), putting aside the asbestos side. We're on an estate of approx 100 properties, we were around the sixth to have a new roof in the summer, many have noticably had repairs and two in our roof have followed on since with new roofs (14 in road).

Our last house was build in 1950s and had a crack which was picked up on mortgage survey so we had a detailed survey of it afterwards, so again that wouldn't surprise me.

I wouldn’t touch it.

Sorry OP that wall looks a bit scary to me. And an asbestos roof that's degraded would worry me that it's not safe to live there till it's been sorted. I would 100% pull out if it were me.

I’m used to old houses and I’d walk away.

At least we’re all consistent and that it will not be unreasonable when I give the news.

Back to arranging viewings 😅Hopefully still beat the stamp duty rise in April!

We pulled out of a house a couple of years ago after a scary survey. We were trying to convince ourselves it was fine but my wise Dad convinced us to pull out.
It was a ball ache because it meant going into rented for a year but it was SO the right decision.
We saw on Zoopla the house ended up going for a 100K less than we were going to pay and we bought a much better house around the corner for less money. Every day I walk past the house we nearly bought and I'm SO glad we didn't buy it.
It can feel like you want to go ahead just because of all the time and money you've already invested but you have to step outside of that.

Good luck whatever you decide.

You can support chimney breasts by putting steel into them at the new base. We had it done a few years ago as part of a loft conversion when we had the chimney breast taken out of the first floor but kept it in the loft space and the stack on top for planning purposes. It was only cost effective due to the bigger steels going into the dormer anyway and effectively the whole roof removed for access. It has a special name (which I've forgotten) but needed a structural engineer to do the calcs, building control sign off etc, so all very detailed. I can quite imagine that there are lots around which haven't been done properly!

The replacement roof and chimney are the most concerning. Roof due to cost and asbestos and chimney for structural integrity. Cracking above windows less so. We had that in current house due to rotting wooden window in integral garage no longer supporting the wall. Builders took window out, added light lintel and new UPVC removed bricks and refilled gaps. The crack was so wide you could see daylight through it! It wasn’t too costly and you couldn’t see the repair afterwards.

unless There’s nothing else to buy, you love it and can afford the repairs I’d walk away.

Just thought I'd give a quick update given everyone has been so helpful... I'd officially pulled out of the purchase and back onto house hunting 😅

A wise decision, Good luck with your ongoing search.

Don’t be put off looking at similar houses in future. Whilst this house was obviously a bad un, 1930s ex council semis can be a very good buy. I bought one a few years back. My solicitor glanced over the survey for me and he said it was one of the best surveys he had ever seen.

Just coming on to say that house has load bearing arches over the windows. It didn’t need lintels. Was the surveyor qualified? Loads of houses don’t have lintels over doors and windows if an alternative load bearing structure is in place. Vast numbers of Victorian houses don’t have lintels - they are a mid 20th century innovation for domestic architecture. Arches are fine.

• roof. If that is the original roof it’s likely the tiles are passed their lifespan. Asbestos is very strong though. If they look as if they are disintegrating then they will need replacing professionally. Repointing etc is standard stuff in these reports

The owner would be mad to arrange an asbestos and structural survey. Suggest you arrange and pay if you wish. This is the usual method when buying a house.

• The windows have a lintel in the form of a soldiered arch so I have no idea why the surveyor says there aren’t any. I see it on your photo. There are cracks which if they are all through are a concern. ( by although I mean visible internally ) Do they look recent to you. Could it be root disturbance, digging nearby, an extension or something. I would ask the owner for any past photos they have to see how historic the cracks are. I would also ask the owner how new the windows are. If the house needs underpinning I would get an estimate.

Again it’s not up to the owner to pay for structural surveys. It also puts them in a difficult position if you pull out and they are stuck with a survey they paid for which they legally should declare that shows potential problems.

• Fire place. Ask the owner if they removed the chimney brest. If they didn’t then you won’t be able to determine if it has a structural support to hold it up. Is there cracking of the chimney above, if not then you can have a look after you’ve moved in. Cracking would signify a problem though.

I agree
I wonder too if this surveyor has much knowledge of this age of buildings,

Well that will teach me not to read ALL of OPs posts.

As an aside OP be mindful of surveyors reports but also question stupid comments like no lintels!

Some surveyors are crap

@StandingSideBySide Thanks for the tips!

I think if it wasn't for the asbestos roof replacement, I would've investigated the other 'issues' further, mainly on the ongoing movement. The chimney breast would've been removed over 10 years ago, with visible minor cracks.