Sale Agreed Survey

AsianDub

I went sale agreed on a house and got the survey done.
The surveyor came back to me saying that he recommends I get
a structural engineer in to have a look at a few cracks on the exterior wall that is is mirrored internally. There are other cracks internally. I had a look at the houses on the road and all of them have the same crack and pattern.

I am confused as I am reading conflicting reports on what exactly a survey is. Some call it a pre-purchase survey which includes a structural survey/recommendations for remedial work or some call them both separate surveys altogether. I am going to get a structural engineer in
regardless.

Pics attached of the cracks. The third pic is mirrored on the exterior and goes from the bottom of the upstairs bedroom window down to the living
room window. I fear it's subsidence.

theboringfox

If there is a hint of subsidence you need to get a ground survey and quote for cost of underpinning. Then you can factor into the price.

The Ging and I

I would get the structural engineers report for sure.
But if you can see it in other houses, why not call in and ask the potential new neighbours ?
Bring your report with pictures as it will validate who you are to them.

the_syco

Have a look at page 13 and below here, and compare the cracks. The right survey could dispel your fears.

godtabh

If there is subsidence it will be very hard to get insurance for that risk and the consequences of that risk. I was asked recently by a friend to review his pre purchase survey that had something similar in it. Got a quote of about €15k to underpin a bay window. Even with the works done none of the traditional insurers would insure and then the specialised lads want a lot of money for it

The_Conductor

Honestly- I'd seriously recommend you get an electrician and a plumber in there too- to have a recce and check out what their comments are. I see a few interesting bits in those pictures.........

The Ging and I

+1 on wiring

AsianDub

Thanks for the replies.

I should have mentioned it's a 1960s semi d so I don't think pyrite is a factor, unless I'm mistaken.

Yeah I am thinking of calling into the neighbours with the report to see what they have done. Next door seems to have some
sort of sealant over their crack.

With regards to the plumbing and electrics, they'll have to be replaced. I was hoping to do this over time if safe to do so.

It's a shame this has come up as we have been trying to buy in this area for a few years and are overpaying to get it. I just didn't
bank on these cracks. I'll see what the structural engineer has to say. Cheers.

The Ging and I

Buying a house is a lifetime investment. Take all the professional advice going.

EmoCourt

AsianDub wrote: »

With regards to the plumbing and electrics, they'll have to be replaced. I was hoping to do this over time if safe to do so.

Be careful with the idea of doing things 'over time'. We're doing a fair bit of work on a house and the sequence of work has thrown our schedule and budget into the air, which luckily we've been able to absorb. There are lots of inter-dependencies. For example, we wanted to get attic insulation done, but that's one of the last jobs to do because the electrician needs access to the attic when adding new sockets. New rads can't be fitted until the wall insulation is fitted. Insulation can't be fitted until floors and skirting are pulled up, etc.

As regards structural surveys, we found them to be of very limited benefit because the house isn't yours to poke around with. The engineer won't drill holes to check if the wall is cavity block or breeze block; they won't pull up floor boards on a suspended floor to check the joists for rot; they won't tell you when the roof will need to be replaced; they won't identify the source of elevated moisture readings in an attic, etc. They'll only make calls based on what they can see. If there are any unusual cracks they'll recommend the cracks be monitored over a period of months for subsidence, which is no good if you're looking to buy the place.

You'd be better off bringing a builder, electrician and plumber with you to get their opinion on the kind of work you'll need done.

AsianDub

Surveyor doesn't think it's subsidence but settlement. He would still like me to get a structural engineer to give it look
as he is wary that as it's gone right through that damp might be an issue.

Also I am wondering about the plumbing, heating and electrics. The BER report states the house has a solid floor.
Would this make it harder to rip out what's there and install new pipes etc than an unsealed suspended wooden floor?

PhoenixParker

One thing that strikes me is that the cracks have happened post wallpapering and while the wallpaper looks old it doesn't look 1960s vintage to me.

theboringfox

Subsidence in effect is just a more extreme form of settlement. The diagonal cracks seem more then just settlement.

But if you can get engineer to sign off it is not subsidence then great.

Good test for subsidence is to look at doors when closed. Gaps between frame and top of door can show up potential subsidence.

Those photos looked like more than settlement

EmoCourt

AsianDub wrote: »

Also I am wondering about the plumbing, heating and electrics. The BER report states the house has a solid floor.
Would this make it harder to rip out what's there and install new pipes etc than an unsealed suspended wooden floor?

That's another thing we got done, which we had no idea needed to be done initially. The old heating pipes were laid into the concrete floor without any insulation around them, so they were starting to corrode. There was no point putting in shiney new rads if the pipes feeding them were starting to rot, plus the diamater of the old pipes wasn't wide enough to push the volume of hot water required by the new radiators, so we had to replace them downstairs and upstairs. I thought it'd be a very expensive job, but it cost us less than 1k to have them ripped out and replaced. The lads just took a jack hammer to the concrete to get at the pipes.