Crack in ceiling in service alley

tgdaly

Hi All, posted this over on house purchase thread but thought I might get some advice here.

Currently in the process of buying a house (terraced house) and had a private engineer in assessing. Their report showed up mostly minor things, but there was one item of concern they flagged: a crack in the ceiling in the service alley beneath the bedroom of the adjoining house. They have advised to "check that the source of the damage to the ceiling in the service alleyway has been rectified and, when satisfied, have it repaired, preferably in association with the owner of the adjacent property".

I'm just wondering how much concern I should have (if any) as it doesn't seem to be anything to do with the house I am buying. If I was to address this, how would I go about it or what would I do? Will try to attach a picture here

10-10-20

Hi! That appears to be a persistent leak from the rooms above the service alley that has caused the ceiling to fall. Is that alley shared-use between the two houses or is it exclusive to yours? The risk here is that the leak does damage to the structure of the ceiling and then has some type of knock-on effect on your proposed purchase (and ends up costing you money to rectify), etc.

Best ask the EA whether the leak has previously been notified to the neighbour and whether they plan on taking remedial steps to resolve it. If the neighbour is nonplussed about it then that's an indication that you should consider other locations.

tgdaly

Thanks for the response. Yes the alley is shared use. I've asked the engineer for further information before I check with my solicitor.

Is it appropriate to notify the EA of this? I was thinking as the damage is technically on the neighbours house, and not the house I'm looking to buy, that they might be able to do anything?

Mellor

https://www.boards.ie/discussion/comment/122859403#Comment_122859403

Strange advice from the surveyor. Sure it's obviously a leak. But checking that its been repaired, having it repaired, etc it useless at time of sale as the adjoining owner is a third party.

I wouldn't be concerned because, as you say, it doesn't have anything to do with you. But also consider that you have to look at it.

10-10-20

https://www.boards.ie/discussion/comment/122859552#Comment_122859552

But the damaged area is directly above a shared access alley, so there is inherent risk having defective ceiling material (and potentially rotting joists), plus it's physically attached to the adjoining property, so I'd not be keep on relying on good faith and luck that it won't impact the OP's property in the future.

Mellor

https://www.boards.ie/discussion/comment/122859802#Comment_122859802

I understand that. But the alley is outside the OPs dwelling. Separated by external wall. If the joists rot they are the neighbours joists

Or to look at it a different way. What if the alley way was the neighbours kitchen, with the ceiling cracking. Most would considered that to be their problem and would worry about their house. But it’s the exact same relationship as here

chooseusername

Or to look at it a different way. What if the alley way was the neighbours kitchen, with the ceiling cracking. Most would considered that to be their problem and would worry about their house. But it’s the exact same relationship as here

Not quite, unless OP has a right of way through neighbour's kitchen.

Mellor

https://www.boards.ie/discussion/comment/122863921#Comment_122863921

How does the right of way change anything about its physical relationship to OPs house. Which is what I was replying to.

I already said above that having to look at it is a pain.

mickdw

The neighbour could claim the area was damaged by the neighbour while using the access. Would be a crazy suggestion but people are like that just hoping to get someone else to fix their problems.

Depending on construction detail, there is also the possibility of a large piece of material falling down randomly so I'd want the neighbours confirmation that it is their issue and is being repaired before buying.