Environmental Search from solicitor

[teuchter]

oh, I see that the report itself kind of says what I've said, in the grey-outlined box near the top.

 

[Badgers]

Probably 90% of loft conversions in the UK are defective and inadequate. Whether it's something to get overly worried about depends a bit on exactly what's wrong. For me - if the conversion has been in place for 5-10 years or more, and there's not evidence of condensation causing damp in the structural timbers anywhere, then I'd take the view that it's probably not something to worry about. For peace of mind - budget enough cash to have in reserve for a re-roofing, which would mean taking off the existing roof tiles, maybe replacing the felt/membrane beneath them, and improving/adjusting the way the insulation is installed. And perhaps replacing the mineral felt on the dormer at some point. It would be an opportunity to improve the comfort of the building, if after living in it for a bit, she found that the loft room got cold in winter.
In practice, I'd probably live in it, and if no immediate problems were evident, do nothing about the roof, but expect that likely I'd have to consider getting it redone in the next 10 or 20 years. Maybe individual cracked or broken roof tiles should be dealt with immediately - I'd take a look at them and see how badly damaged they were.
As long as the purchase has allowed some kind of ongoing maintenance budget then I don't think there's anything to panic about. It's just the reality of any building that money will need to be spent on it over time. Even a building that came up with a perfect survey report could suddenly present some kind of expensive issue at any time in the future.
These kinds of surveys tend to be quite cautious. In other words they'll recommend taking action about things that most people don't bother with doing anything about.
Everyone has their own approach to risk, and the stage of deterioration where they take action.

Cheers for that mate.
That is what I told her was likely, but with my untrained eye am being cautious.

 

[Badgers]

teuchter

Is there any value in me emailing you the full survey? Not sure there is?

Have given mother some feedback on this and she is very grateful. Has asked if you would like her to make/post you a crocheted blanket.

 

[two sheds]

Did you check whether she can get buildings and contents insurance?

 

[Badgers]

Did you check whether she can get buildings and contents insurance?

Yes, no issues on either which is another good sign.

 

[two sheds]

Great news

 

[teuchter]

teuchter

Is there any value in me emailing you the full survey? Not sure there is?

Have given mother some feedback on this and she is very grateful. Has asked if you would like her to make/post you a crocheted blanket.

I'm happy to look at anything that's specifically worrying if it would help, but I'd also load any comment with lots of disclaimers about not relying on my opinion. So probably the most useful comment I can provide is the more general one I already gave.

The best approach is to assume that there are things that'll need money spent on them - then she's ok if they do, and if it turns out she doesn't have to, she's ok too.

You can say thanks very much but I'm ok for blankets and it would be disproportionate to the amount of time spent typing out a post on here, which only displaces my time typing out a pointless comment on some other thread seeing as it's all just a means of me avoiding doing some proper work anyway.

 

[equationgirl]

Yes, no issues on either which is another good sign.

I would ask for reassurance on the insulation issue in the roof. How old is the property, when was the roof conversion done and why is it marked as not up the standard?

The roof stuff looks fairly standard wrt loose tiles, she could use that to knock a bit off the price or ask that the roof is inspected/repaired before completion of the sale.

 

[teuchter]

why is it marked as not up the standard?

Because a british builder did it

 

[Badgers]

You can say thanks very much but I'm ok for blankets and it would be disproportionate to the amount of time spent typing out a post on here, which only displaces my time typing out a pointless comment on some other thread seeing as it's all just a means of me avoiding doing some proper work anyway.

No worries have sent you a PM

Have drafted her an email to send to the estate agent and seller asking for clarification on the points and requesting the urgent roof issues are fixed before occupation.

She would prefer the seller fix rather than discount

 

[Badgers]

Because a british builder did it

 

[equationgirl]

No worries have sent you a PM

Have drafted her an email to send to the estate agent and seller asking for clarification on the points and requesting the urgent roof issues are fixed before occupation.

She would prefer the seller fix rather than discount

So would I.

I am intrigued about the insulation, I must admit.

 

[platinumsage]

No worries have sent you a PM

Have drafted her an email to send to the estate agent and seller asking for clarification on the points and requesting the urgent roof issues are fixed before occupation.

She would prefer the seller fix rather than discount

The seller won’t want the hassle, and if pushed into it will likely get the cheapest cosmetic bodge job if there’s an opportunity to do that. If the roofer finds something else that needs doing while up there, you can be sure it won’t get done. If the work turns out to be unsatisfactory there will be no comeback because she bought it in that condition.

Its going to be her house for the foreseeable so it would really be the best idea if she takes charge of any works that will affect its future.

 

[teuchter]

The seller won’t want the hassle, and if pushed into it will likely get the cheapest cosmetic bodge job if there’s an opportunity to do that. If the roofer finds something else that needs doing while up there, you can be sure it won’t get done. If the work turns out to be unsatisfactory there will be no comeback because she bought it in that condition.

Its going to be her house for the foreseeable so it would really be the best idea if she takes charge of any works that will affect its future.

^ completely agree with this

 

[teuchter]

have sent you a PM

Doesn't seem to have reached me

 

[teuchter]

I am intrigued about the insulation, I must admit.

My guess: insulation has been bunged in from below, underneath an old sarking felt layer, and without the ventilation between it and that layer that there is supposed to be according to building regs or best practice. The surveyor will have seen that new insulation has been put in without other changes to the original roof construction having been made, like ridge vents or a new roofing membrane or whatever. In theory, the problem is that damp air from inside the house gets through the insulation layer, and then condenses on the underside of that sarking felt, or the rafters, and causes problems because there's not enough ventilation to dry it out.

In practice, what may happen is that actually there's plenty of unintentional ventilation just through general leaky construction. Or, the insulation, and plasterboarding inside, has been done in such a way that actually hardly any damp air from inside gets out and into where you don't want it. So, that's why I'd go on an evidence based approach: is there any evidence that damp has been accumulating over however many years since the job was done. If no: don't worry about it. Of course the complication is that something might be happening where it can't be seen. Without actually being there, hard to say what the risk is of that is.

 

[Badgers]

Doesn't seem to have reached me

Any luck?

 

[Badgers]

My guess: insulation has been bunged in from below, underneath an old sarking felt layer, and without the ventilation between it and that layer that there is supposed to be according to building regs or best practice. The surveyor will have seen that new insulation has been put in without other changes to the original roof construction having been made, like ridge vents or a new roofing membrane or whatever. In theory, the problem is that damp air from inside the house gets through the insulation layer, and then condenses on the underside of that sarking felt, or the rafters, and causes problems because there's not enough ventilation to dry it out.

In practice, what may happen is that actually there's plenty of unintentional ventilation just through general leaky construction. Or, the insulation, and plasterboarding inside, has been done in such a way that actually hardly any damp air from inside gets out and into where you don't want it. So, that's why I'd go on an evidence based approach: is there any evidence that damp has been accumulating over however many years since the job was done. If no: don't worry about it. Of course the complication is that something might be happening where it can't be seen. Without actually being there, hard to say what the risk is of that is.

Have forwarded this over.

Roofing (especially loft conversions) is always a concern

Mother is very far removed (hence the anxiety and tears) from this sort of thing. Has never brought a house before or been involved in even the lightest DIY so much of what I am collating for her is going to the estate agent for the seller etc.

As stated above the property is trust owned so any 'major' works will be paid for by the trust. Because this is her final home she does not want more stress or works.

 

[teuchter]

What do you mean by trust owned?

 

[equationgirl]

What do you mean by trust owned?

I suspect Badgers' mum may well have set up a trust for inheritance purposes, and the property will be owned by it rather than her.

 

[Badgers]

What do you mean by trust owned?

What do you mean by trust owned?

My step dad died recently. He owned the house they lived in plus another property. These went into a trust for his children which will own the property that my mum is buying until she dies.

 

[equationgirl]

Sorry about your step-dad Badgers hope your mum is doing ok.

 

[Badgers]

Sorry about your step-dad Badgers hope your mum is doing ok.

It is tough on the old lass Moving house is stressful as it is but with grief attached it is harder.

My worry is that the buyer of her current house or the purchase of this place falls through, it would really knock her for six.

 

[two sheds]

Lot of buyers at the moment I think. Neighbour's got hers on the market has got 13 viewers within the week

 

[Badgers]

Lot of buyers at the moment I think. Neighbour's got hers on the market has got 13 viewers within the week

Yeah. She offered close to asking price on the proviso that the property was taken off the market and all viewings were cancelled. That said any other buyer will raise the same issues on the survey and likely reduce offers. Plus mum is a chain free cash buyer which will be important for the seller.

I had assumed that he had brought the place as a 'flip investment' but it transpires he renovated it for his own mum. Her health took a bad turn and she had to move to sheltered housing.

 

[equationgirl]

Any progress Badgers ? How's your mum doing?

 

[pseudonarcissus]

Get quotes for the roof and brickwork and go back with a reduced offer