Survey results not great

[Spidey66]

In February we put in an offer on a house which was accepted. We’re cash buyers so we didn’t need a survey for the mortgage but we got one done anyway.

However the report came back today and it wasn’t great. The windows and doors need replacing asap, there are potential issues with damp, and there needs some kind of guarantee because concrete was involved in the construction. (For info it’s ex LA and built around 1950).

We’ve forwarded the report to the solicitors and EA but would you do? Seems like our options are a) pull out b) get some building quotes and ask for a reduction in the price c) ask the vendors to do the works.

TIA x

I guess it depends how much you want the house?

I doubt the vendors will want to do the work.

If you really want the house, I would probably go with option B and see what kind of numbers you're looking at and then you can approach the vendor and see what they say.

@BunnyMum2000 We love the house and the area....were gutted when we saw the report.

Im waiting for feedback from the solicitors/estate agents as well for advice.

It really does depend. Surveys work on a worst case scenario. Plenty of houses I’ve lived in had old windows and doors - why don’t you go back and check them out yourselves? Check for drafts and see how good/bad they are in person. I’ve just moved into a house with single glazing and, believe it or not, the house is way warmer than my previous house which had a better energy rating and new double glazing, because it had a conservatory.

Can you call the surveyor to get more details? I wouldn’t pull out yet without more details, unless you don’t love the house anyway.

Hi, If they have mentioned pre-fab concrete construction, in my experience this means 'concrete cancer' - where the steel they used with the concrete to create the prefab system at the time, reacts over time and essentially blows itself apart. This was typical of council properties put up in the 50's and 60's.
It will be incredibly costly to have the panels removed methodically and a new internal skin of masonry erected (this would lead to a very full and substantial renovation and a complete overhaul of all of the internal surfaces most likely).
In short, I would pull out and run a mile.
If you have any questions, feel free to ask away.

For the MN hive mind to help, you really need to type out exactly what it says.

Heed what @Danthebuilder says, but there are a lot of these type of houses still in very good condition. So it’s each house on its merits. A look up and down the street should give hints if the houses have had work or indeed been pulled down and rebuilt.
I’ve never heard of any guarantee being made available. Insurance would be down to you.

1950 and concrete? Down here in Cornwall we have a problem called mundic - similar and same timeframe. Those houses are unmortgageable so usually go to cash buyers about 65 - 70 percent of market value and only that level if they are well looked after.

If they aren't cared for then the mundic block might be deteriorating and that's a big issue. We've a lot of mundic properties here and some have outside garden walls built with the stuff too. Obviously many garden walls haven't been particularly well cared for so you can see the deteriorating structure before your very eyes!

You can buy mundic tests as part of the purchase down here and it's common (as is radon testing but that's not as expensive an impact)

Sounds like this house hasnt been well maintained!

Out of interest was this property marketed as non standard construction or mundic or cash buyers only, and at a considerably reduced price compared to others?

The concrete thing could be a big worry and you should clarify, might not get a mortgage or have concrete cancer.

The other stuff sound standard.

Why do the windows/doors need replacing? most aren't fire compliant, if they're blown its unsightly but not serious etc...

All old houses have some level of damp, its to be expected as we live in a wet cold country (assuming your in the UK).

Why did you send the survey to the EA? thats your document you can use as leverage, you may have just shown your whole hand for any future negotiating.

Windows and doors can be done one at a time but what is actually wrong with them? Misted glass, warped frames or gaps between frames and house, or just old? Mine are nearing 20yrs and are still doing their job.

Damp - is that from a leaking gutter, or lack of heat/ventilation or a pipe under the flooring?

The concrete part is the trickier one. Round here there are several types. Most are cash buyers only due to mortgage providers not wanting to touch them, but there is one type that they will as it is a lot stronger and better made. The Estate Agent should have listed it as Cash Buyers only if it's unmortagable. However, to put a little bit of perspective on it - these houses tend to be ex council, large rooms, good garden and cheap. They will probably last your life time but it will be doubtful your children will get an inheritance. If you have no kids, lots of cash, and nearing retirement then they are (probably) fine to buy.

The property is believed to be of non-standard, namely Cornish construction. This form of construction utilises Pre Reinforced Concrete (PRC) wall panels. The property appears to have been repaired or 're- bricked' for which it is essential that your Legal Adviser obtain the PRC repair certificate. Without this the property will be unlikely to be mortgageable, being deemed 'defective' under the Housing Act 1985. In this
situation serious hidden defects may exist and future resale will be highly problematic

BTW it's not in Cornwall, I think that just means the type of construction.

Wrt the windows
Some significant defects were noted to the external windows, window frames,
fixtures and fittings and further investigations or repairs are now required. We recommend these works and investigations should be carried out immediately after purchase. You should instruct a competent contractor to provide an estimate for these works, and any necessary associated repairs and you should budget accordingly.

They said the front door was damaged and there was a photo. The vendors have kids and tbh it looked (to my untrained eye!) like it has been bashed a b8t but bikes, buggies etc.

I didn't know I shouldn't have sent the report to the EA, is that bad? Unfortunately it's done now.

I've just googled PRC and it doesn't look great. :(

Is it a Cornish Unit?

BTW to answer someone else question we don't have kids and are late 50s/early 60s so that ship has long gone!!!

Yes appears to be

https://www.homesellingexpert.co.uk/guides/cornish-unit-complete-guide

It's type 1. I'm even more anxious now after reading this.

It was surely marketed as this? They are a very distinctive non standard construction.

This.

I would run a mile. Even if it’s actually okay, and you get the cert people will always be put off and it will be harder to sell. Plus risks around it degrading in future.

It wasn’t marketed as such. I wasn’t aware of them (I only moved to the area a few months ago) but I agree now I’ve seen them I would recognise them again.

Like I mentioned the survey was for our piece of mind rather than a mortgage condition but I’m glad I’ve had it done!!!

Ask for the PRC certificate before you take another step.

The more I read on Cornish Units the more my instincts are too run, with or without the PRC certificate which I'm gutted about as the house itself is lovely as is the location.

My parents (long dead) ran a successful small building company back in the day. My dad did a little bit of property development in the 80s (think Homes Under the Hammer type scenario) and they also had a couple of buy to lets so were used to buying and selling and knowing a good property. I wish they were around now to advise me but I always remember one of my dad's bit of advice being 'the day you buy is the day you sell' meaning you need to consider future saleability. I think he'd advise me to run tbh.

When you say windows do you mean glass/frames or the openings/lintels?

If theres cracking damage to the structure surround the window (combined with the concrete issues) it could be much more serious and would require immediate work.

If its the actual glass as long as its not broken I can't see why they would suggest it as serious. Most aren't modern standard, many leak, are missing keys or are blown etc... but they aren't urgent issues.

Honestly I'd just walk away, I had a flat in a concrete panel tower block in London many years ago. I was able to sell it and it was mortgageable at the time (1999), but they aren't any more. Cash buyers only which whilst they're a real bargain for space/location/rental yields really limits your market when you decide to sell.

It says it gas been rebricked so I would want to see all the certification and run it by the mortgage company. Where I grew up in Bristol there will a number of Cornish houses opposite that were all done. Just had a look and I can see 4 have sold on the last 5 years around the 500k mark. They sell well are on the same road as a popular school. They are a lot cheaper than the houses on the other side of the road but they are semi rather than detached and a lot smaller, I don’t think the fact that they are repaired Cornish houses is making much difference.

My uncle was a builder and used to do the repair work on them. I think he bought a couple for rentals for a bit and I think he sold them fairly recently though could be wrong.

Agree it would depend what is wrong with the windows. If it is structural and an issue caused by the previous building repair then I would be worried. If it is general wear and tear over age, some misted units and broken handles, hinges type thing then they can be repaired.

I’d see if the surveyor will talk to you. Mine likes to follow up surveys with a call as he knows that survey results can often be a bit intimidating.

The more I read on Cornish Units the more my instincts are too run,
Listen to that instinct. It should always override your heart and your head.

I wouldn't touch it with a bargepole. If it's a PRC issue, it'll be or become unmortgageable and therefore a dead loss.

Look elsewhere!