Help please - got survey on property, needs analysis

ionapaul

Hi all - my wife and I are sale agreed on a property in Dublin city centre, a 3-bed approximately 1,000 sq ft in size that's 100+ years old. We knew that certain things would need to be looked at, but the surveyors' initial verbal report yesterday scared me a lot, he seemed to paint a 'money pit' kind of picture (he did mention those words as well, as something to watch out for!).

The property has two small extensions to the rear, both of which seem to have problems with floor subsidence and perhaps rising damp; they seem and look like they've been done on the cheap. Both a set a step down from the main house, right onto ground level. Replacing the oldest one (where a small kitchen is) with something slightly larger but infinitely more modern would have been in our plans anyway, we had €15k+ set aside for this in the future.

Could anyone look at the following list of concerns from the survey (the structural ones are the most scary to me, I don't know a thing about construction other than the structure needs to stand securely! The words "rising damp" and chimney stuff are quite scary as well) and give me the roughest of rough estimate as to the size of the work and maybe a very rough ballpark in terms of cost? I'm not trying to get a proper quote on the cheap here - just want as much info as possible before we make a final decision on the place. We'd plan to engage an architect to plan, tender and manage it, and I guess would need to negotiate with the seller as to our offer. Obviously we wouldn't expect them to bear any cost for a new extension, but anything else unexpected seems worth talking about.

Structural Walls

2.2. Minor movement / settlement noted in structural walls to
front of house. See outward lean in front wall and crack at
front left corner of house.
2.3. Movement in structure would appear to have ceased,
however there is no visual evidence that the structural walls
have been re-tied / bonded back together to make walls more
structurally sound. Check with owner if these repairs have
been carried out.
2.4. Replace cracked and loose sections of cement rendering
to exterior gable and back walls with a lime base mortar.
2.5. Slight outward movement noted in front wall of house.

Foundations

3.2. Crack in gable wall to front left side of house may not
have ceased, cracks has opened up again following previous
repairs. Monitor.

Floors

6.4. Ground floors are firm to walk on, no access to timbers
under floor,
however expect decay in timber wall plates and floor joists
adjacent to walls with rising damp.
6.5. Slopes in both rear extension floors.

Underfloor Ventilation

8.2. Inadequate ventilation under timber floors.
8.3. Rear extensions and front door treshold blocking
underfloor ventilation.

Rising Damp

9.3. Damp course failing were walls are tested and not
covered with drylining.

Pitched Roof

1.2. Temporary felt finish to bottom course of roof states to
front of house. Prone to leak.

Flat Roof

2.2. The felt roof coverings over the extensions are about
midway through its natural life, monitor.

Chimneys / Flue

3.1. Repair cracks in chimneys. Loose rendering around
chimneys.

Chimney Flashing

4.1. Flashing not adequately recessed into chimney stack.

Roof Ventilation

6.1. Inadequate ventilation in roof space over original
property.
6.2. Inadequate ventilation in roof over extensions.
6.3. Recommend additional ventilation in roof space.

Parapet Walls

9.1. Temporary flashing fix over parapet gable wall to main
structure. Monitor parapet wall over full run of gable wall.
Budget to upgrade.

Roof Structure / Attic Space

4.2. Secure felt membrane at chimney.

Interior Areas

5.2. Vent openings required in all rooms.
5.3. Inadequate ventilation in property.

Heating System

3.1. Valves ceased / stiff to turn in radiators.
3.2. Valves covers missing.

Plumbing Fixtures

3.3. Re-seal around bathtub and shower tray to walls in
bathrooms.

Electrical Services

4.2. Combination of old vulcanised and pvc coated wiring in
property.
4.3. Obtain quote from registered electrician to upgrade
electrical wiring before closing

Am I wrong in thinking the following are the most important items?

• Structural issues
• Roofing issues
• Rising Damp
• Replace kitchen extension (small extension, a single medium-sized room)
• Investigate ventilation
• Reseal bathtub / shower
• Full rewiring of property

Are those things to be expected in a 100+ year old property and is it a good idea to attempt to fix it all at once, or should we just run away? Sorry for so many open/vague questions!

DOCARCH

If you are serious about the house, I would suggest you really should get a structural engineer to look and report on the structural issues...they may not be quite as dramatic as they appear on paper (as the surveyor has reported them).

Then get a quantity surveyor to cost (all) the remedial works.

Then see what you are facing into and/or try and use as a bargaining tool, but, bear in mind the market has flipped slightly (in Dublin)...it is a bit more of a sellers market now! If you try and bargain too hard, the seller may simply go back to the under bidder (if there is one).

In relation to this (and the current market) I have looked at houses for people recently where the estate agent/seller will not accept a bid from a potential buyer until they have had a survey done!

ionapaul

Any idea on the cost of getting a structural engineer to look at things? Can they not give rough costings, or do I then have to go and get a QS? I'm sure it is all worth it but it seems that before getting to go back to the EA to negotiate things, we'll pay for three different reports (full property survey, then structural survey, then QS survey) which is pricey, and then talk to an architect if we decide to go ahead with things.

Would asking an architect/QS to take a look at this point not be easier/faster? All I really want is some kind of indication on whether or not it's worth going back to the EA at this point, or simply pulling out if it seems like the place is a money pit...

BryanF

ionapaul wrote: »

Any idea on the cost of getting a structural engineer to look at things? Can they not give rough costings, or do I then have to go and get a QS? I'm sure it is all worth it but it seems that before getting to go back to the EA to negotiate things, we'll pay for three different reports (full property survey, then structural survey, then QS survey) which is pricey, and then talk to an architect if we decide to go ahead with things.

Would asking an architect/QS to take a look at this point not be easier/faster? All I really want is some kind of indication on whether or not it's worth going back to the EA at this point, or simply pulling out if it seems like the place is a money pit...

Contact a Qs to visit the house with you.