We are currently in the process of negotiating with the seller on a 1930’s 3 bed semi. We assume they are unlikely to instruct a Structural Engineer to assess these issues before the sale, so we would like to get as much information as possible about the potential extent and cost of the work we may be taking on after purchase. This will hopefully help us negotiate an appropriate reduction in the purchase price. I appreciate that accurate costs are basically impossible but any advice and estimates from people who have dealt with similar problems would be really helpful.

1. Removal of load-bearing chimney breasts and inadequate support

“Load-bearing chimney breasts have been removed from within the loft space. Inadequate or no support has been provided to the loads from above, and there is a danger of collapse. Proper support should be installed now, subject to the approval of the Local Authority Building Control.”

The survey also states:

“From the areas that could be accessed it was noted that 3 Nr chimney breasts had been removed from the first floor rooms, which will be covered in Section E5. However, the removal of brickwork has compromised the support to the roof purlins, with one being supported off unsupported corbelled brickwork and a retro-fitted timber strut. We would recommend a Structural Engineer is instructed to assess and provide their comments / recommendations.”

Questions:

• What sort of remedial work would typically be required in this situation and how extensive/disruptive would this work be?
• What sort of cost range could we realistically be looking at?
• Would Building Control approval and/or retrospective Building Regulations approval normally be required?

2. Removal of a potentially load-bearing wall between the kitchen and dining room

The survey states:

“An internal wall has been removed in kitchen / dinner. When walls are removed or altered, the other parts of the dwelling must be adequately supported. If not, the unsupported parts can distort or collapse in the worst cases. In this home, we did not see any distortion or cracking. You should ask your legal advisor to check whether the local council has granted Building Regulation approval for this work, and/or whether a guarantee or warranty exists (see section I). If this does not exist, or the documentation is unacceptable, you should ask an appropriately qualified structural engineer to investigate whether the building is adequately supported. This will involve removing parts of the floor and wall, which you must discuss with the seller. Some of the walls are concealed by textured coatings or other surface finishes. If you remove the finishes, repairs may be necessary to the walls, and defects may be discovered.”

Questions:

• Assuming the wall is load-bearing, what would typically have been installed to support the structure above?
• If no adequate support has been installed, what remedial work might be required?
• What sort of cost range would we potentially be looking at?

3. Retrofitting cavity trays and weep holes

The survey states:

“In modern structures, a cavity tray is fitted above all openings in external walls, typically above RICS Home Survey - Level 3 34 window and door openings. The cavity tray directs any water that reaches the cavity to run back through weep holes to the external wall face. This helps to prevent damp internal walls. This property was built before the introduction of cavity trays. This can result in intermittent dampness within the interior during wet weather, and remediation work is both costly and disruptive.”

Questions:

• How serious is the absence of cavity trays likely to be in a property of this age (1930s)?
• How is retrofitting cavity trays and weep holes done and how disruptive would it be?
• What sort of cost per window/door opening might we be looking at?

If anyone has dealt with similar issues, particularly the chimney breast removal/support and removal of the internal wall, I would really appreciate hearing what work was required and roughly what it cost.

Thanks in advance!

Hello,

I am interested in renting this end of terrace house that has 3 big cracks on the external wall of the house, at least one of them which extends the entire width of the wall and internally as well.

The landlord initially said they had a survey done when they bought the house that recommended reinforcement in the future.

I asked if I could see the survey and they sent two documents titled Environmental Search and Drainage Search none of which mention the cracks.

Is there a specific document I should ask for?

They now claim that the cracks are fine so they are not mentioned in any report.

Hi all,

So I bought a two bedroom Victorian (top floor) flat a year ago in Gipsy Hill area (SE27) for just over £366,000. Since then, I’ve spent circa £20K fixing it up (painting, electrics, flooring, new bathroom, wiring etc). The mortgage is considerable as I purchased it at 95% LTV. I can afford it relatively comfortably but I’m hoping for a lower LTV and a subsequent rate reduction when I renew next year.

However, I often wonder if I got good value for money with my buy given the leasehold market in my local area and in general. It’s a 70 sqm flat so I’m relatively happy with the size and layout (inset). As a single man with no dependants it works well for me.

I’m happy with the flat to date - the service charge is low(ish) (£116 per month) but I hope to buy a house down the line if / when my career begins to take off (I’m about to start earning six figures for the first time in my career). So naturally I’m wondering the following:

1. Whether I’ll have good equity in the flat if when / I sell in a few years time (I’m thinking 2030 might be an opportune crunch time); or
2. If I can’t sell and break even in a few years’ time, would it be worth holding on to it and renting it out longterm?

Any advice welcome - fairly new to the “property game” so trying to avoid huge missteps! Thanks!