A recent RICS HomeBuyer Report in the Hastings, East Sussex area was carried out in August 2011. The Property is an ex Hastings local authority and its structure is typical of its age and type.
Major Issues discovered during the Hastings HomeBuyer Rport:
- As with many houses of its age, the Hastings home has been subject to some movement. This is shown as hairline cracking to internal finishes.
- The enclosing structure was in fair condition but is in need of redecoration and minor repairs.
- The roof structure appeared sound but was suffering from dampness thought to be due to condensation. Remedial works are required to prevent this.
- The interior, whilst useable, is somewhat dated and it was thought the purchaser will want to completely redecorate and refit the interior.
Survey Valuation on the Hastings Property
In the surveyors opinion the agreed purchase price is typical of prices recently paid for similar properties and, in a stable market, could be resold for a similar price.
Minor issues Discovered
- The brickwork looked like it will need repointing in the next few years.
- The main roof slopes have some moss growth but are in acceptable condition.
- The side slope to the main roof was not visible.
- Some broken tiles to mansard slope.
- The verges to the main roof and mansard slope have cement fillets which are cracked and loose. These are in need of reapplication.
- Ridge tiles will need to be rebedded in the next few years.
- The cast iron downpipe on the party wall line to the front is in need of decoration.
- Brickwork has a number of filled 'spots'. These are indicative of wall tie replacement or injected cavity insulation. We suspect the former, but cannot confirm this and recommend that you ask your legal adviser to verify if either of these works have been undertaken.
- Slight bulge over ground floor window lintol, but this is not considered serious.
- Horizontal crack to bed joint extending from small ground floor window to front right corner of building and continuing along the flank wall for approximately 1 metre. Not an immediate concern and can re repointed.
- Occasional hole in pointing.
- Hairline cracking to render panel to rear can be filled and decorated. All others need decoration.
- Small section of loose render eack side of patio doors where previous sill removed.
- DPC is visible at 100mm or more above external levels.
- Frame sealants to most windows in poor condition and should be reapplied in the next couple of years. Clear sealant to some windows unattractive but effective.
- Cracked outer pane to front bedroom appears to have had an object thrown at it.
- Some opening up round frames internally, requiring sealant.
- The window to the small rear bedroom has no trickle vent fitted. Some means of ventilation (e.g. airbrick/vent) should be considered to allow air flow into the room
- Roofline timbers are in poor condition and require decoration and possibly minor repairs.
- Roof structure - Sporadic white surface staining to timbers usually associated with dampness. As there are no obvious indications of ingress it is assumed this is due to condensation. It is noted that there is no eaves ventilation, which is the normal means of providing air flow into the loft. It is recommended that when the soffits are decorated that ventilation grilles be introduced. This should prevent further dampness or deterioration of the timbers but an inspection by a timber specialist should be considered.
- Some hairline cracking at abutments e.g. to the right of the living room door.
- An area of cracked plaster to right of small rear bed window lintol.
- Torn paper below this window could be indicative of movement.
- Cracked plaster to window head in front bedroom.
- Local filling and repairs required.
- Further opening up cannot be ruled out.
- Area of dampness at low level to flank wall of ground floor WC. As this is a cold surface it is a natural location for condensation to build up but it could also be due to dampness trapped in the cavity.
- It is suggested that heating and ventilation of the room may allow this to dry out. If central heating is to be installed, a radiator should be placed in this room and the window opened regularly.
- If this fails to contain the dampness, it will be necessary to check the condition of the DPC and cavity. This can be done by removing a brick, which can be replaced with an airbrick.
Insulation to deck approximately 6 inches thick. Latest recommendations are for 10 inches and you may consider upgrading. It is important that this extends into the eaves, but that a gap is left above the insulation to ensure cross flow of air into the loft (there are eaves inserts that will assist with this).
The good news
As there were a substantial number of defects (both major and minor) discovered on the Hastings Home Buyer Report, the Hastings Home Buyer was able to negotiate a significant reduction on the asking price that more than compensated against the cost of repairs.
Whether you are buying in Hastings, West Sussex or any other area in the UK, you are strongly advised to carry out a Survey before commiting to purchase a property.
Dont leave it to chance - Get a Home Buyers Survey Quote in Hastings.
