Zak S

This is probably the third story on this interesting thread of render going wrong or render (not sure why do we call it a 'system') failing. Is it really that common? I have been planning to replace the ugly render on my house and based on the previous experience to year ago, K-rend silicon worked. Is there any thing I should bear in mind when looking at Render 'systems' other than not choosing Baumit! Thanks.

Hi, how long did it take for it come off. I had done K rend silicon with base coat and mesh in Dec 2020. So far its has not come off

Further Update: so spoke with Surveyour and he really helped to put my concern at ease. He said the issues are most definitely related to the drainage. Further intrusive investigation required has already been done in the form of Geo Technical Survey. So in summary fixed the drainage may be £1500.00 outlay plus rebuild the floor slabs and utility area wall at approx cost of 10k. Then involve the local architect for the build upward who will employ the relevant engineer to assess the strenght of existing foundation. Then we can decide if it's a rebuild altogether or build up. I am thinking the conversation with surveyour is on a positive so we will continue with our purchase...so just waiting for the probate to come through.

You are quite right. I had a chat with the previous owners who had some historic survey from 1800s. He said there used to be an old river right on the edge of the garden where it floods. By river he meant water stream. Hence the water level is higher at that end.

Pricing seems reasonable. Did you get the plans costed? Someone suggested here estimators online website. They charge £200 and cost up the plans. What is the covered area for the main house. 70k seem quite optimistic for the shell, I think.

Thanks. My understanding was that if they are NHBC contractor then the need for the regular inspections goes away though I understand that payment of warranty cost is still required? Is that correct?

Can I please confirm if your builder is NHBC approved or are you sourcing the warranty separately. Does the cost include warranty and building inspection etc to support the warranty?

I have already had the CCTV survey done and they identified some crack with roots coming in near the wall where subsidence was. He suggested three patches on the front side at £300 per patch. At the rear the guy missed the stormwater drain so will come back and clear the blockage. Couple of the wall rebuilds required are 3m wide and floor leveling by these can only be done once drainage has been fixed and cracks monitored. How long we are required to monitor these. Plus I am not sure what should be cost 3.5x2.9 block wall. I need to get some quotes. Is there anything in there which require drastic measure as underpinning etc? I cant think of any. PS: soakways wont work here due to here due to high water table so just need to fix the drainage issue.

UPDATE: I have now received the structural survey report and it is attached. It seems partly good news and partly not so good! Good news is that it suggest the cause of subsidence relating to drainage issue (though not conclusive and ask for additional intrusive survey work to be carried out). Not sure what would that be. Not so good news is that it mention progressive subsidence in the extension area and also in rear wall under window and in the porch. But it offsets it buy saying the cracks are mainly where the drainage is. It suggest that we do the drainage rectification work and then monitor in 9-12 month is the issue is stopped or still ongoing. Not sure how cracks can be monitored. Is the survey report to worry about or is it not bad. I am not familiar with structural survey so cant say either one or the other hence I have mixed feeling. 357422325_StructuralSurvey-MMD042068101753(1)-compressed.pdf

In the past I used interface flooring (they do carpet and LVT which you could use to make flooring patterns. Used in leisure and offices etc quite a lot. Their min order was 200sqm to and the wholesale price worked out to be £25.00sqm. But you would need to add the flooring fitters cost on top. Just thought I share my experience with you in case you want to explore.

Thanks. Very helpful. Is this including or excluding fitouts (bathroom/kitchen/landscaping etc)?

At 2500 it should the top spec. At 3000-3500 I would feel someone is having a laugh but then I am in Midlands and prices in surrey might be double but really?

I was thinking of vertical stone columns. I am thinking that it might help to drain the water vertically? Is that possible and if there any issue I might come across with that approach. As I understand there are two water level. First strike was at 1m and second at 6.7m. So not sure how verticle Column work in draining the water vertically. If thats an option, is it commonly used? And if that works would that not be a solution also for storm water drainage instead of soakway or Suds with attenuation tanks?

Grear point. That would be a big no for us and the reverse of what I was thinking. Sometime bank hold off releasing the money until remediation work has been done and then release the money once they are satisfied.

We had sort of made our mind about the cracks in the extension that these would not be the reason to walk away from the deal. We are going ahead with structural survey and spend 600.00 for the peace of mind on the main house Its going to be our long term home hopefully so as long as main house is ok we would proceed.

No not for the likes of Barratt Homes but for small developers developing fewer properties at one time.

Thanks. Knocking it down is the best option and I totally agree but I dont want it to be the only option as it removes the flexibility. I cannot knock it down right away and hence need to refurbish initially to make it comfortable. Once my other projects are done then focus in it depending on the cashflow and market conditions. That's the main reason behind little dithering. I might be paying £30k higher than second bid and unless market crashes it unlikely to lose any money. Building cost has increased does it mean for the cash buyer/developer this would be less attractive option hence they would be willing to pay lesser rather than more or increase in building cost is offset by increase in house prices and hence net neutral and so it remains attractive proposition? Everyone has a certain risk appetite, if the main house has subsidence than risk becomes to much to handle and I will have to wall away. Extension issue can be managed. The drain surveyor said that there are roots inside (near the extension) so might be leakage causing the ground/soil to sink. Will get the CCTV survey done to confirm.

Thanks. As far as extension is concerned the vendor and estate agents have accepted there is subsidence. The main reason for asking the surveyour is to check if the main house is ok. If there are issue with main house then we walk straight away. In terms of written reports fge surveyor said that there not great deal of saving as they have set template which they fill and the main cost is the time travelling and inspection the property. He quoted me 595+vat which seem pretty reasonable?

That road is literally like a building site right now. At least 15% of the residents are property developers. So there is decent precedent that new build would not be an issue. But understand the attractiveness of the renovation.

So the person living in there passed away. He had insurance. Property subsided. What is the point of having insurance if it can be claimed. It is quite common for buyer to ask for things to be fixed as a part of purchasing properties. I had experience with two other properties where vendors claimed on their insurance to get leak fixed in the roof etc. Saying "either you buy it as is or walk away" seems a bit harsh as response. Explanation (e.g. lack of insurance cover etc) with the reason might be a bit more sensible.

I have heard from the agent and they were quite dismissive of my concern saying that if I dont want to buy at the agreed price they will list it back on the market and some cash buyer will buy it straight away as "there are big ships living on that road". I only asked if the vendor would be ok to claim on their insurance and what would be the likely impact on mortgagability and insurance cover? I have asked the structural surveyor to do the inspection focused on subsidence, rotted timber and damp and he has said they would carry out the visual inspection but detailed inspection for damp and timber would need to be done by relevant experts and they can look at the result of it then. What are your thoughts on both of the above points?

Thanks. That's a great idea. Reduction in price does not really work for me as it reduces the mortgage loan. If I treat this fixed price for essential repairs paid to me or the contractor post completion, would that work?

I learned that next offer was £30-50k lower back in June last year (I ended up gazumping a developer). Not sure which way market has gone since then taking into account house price increases, interest rate/inflation rise and current geo political situation. I am thinking of commissioning the structural survey and then will get a quote for the work which I can then discuss with the vendor. I think the remedial work would be in the region of £30-40k (basically remove the existing walls and floors, put in a raft/piles in that area and rebuild the wall and roof section and then finishing). Its 18.5sqm in terms of the area measured externally. What would you do if you were a vendor? Would you let go ready to exchange deal for 30-50k? What if I ask him to pay me fixed price for the rectification with worrying about the management of the build work.

The issue is I was always buying the house with an option to be able to knock it down rather than as a plot of land. I dont mind if the property can sell for the same value as I bought it for, rather than it becoming just a plot due to structural issue which comes with it hence limiting the market it can attract. A house is a house regardless of its condition. A property with subsidence just spooks people away.

It's on a very soft clayey land. I have already commissioned GI report and they suggested only way is Auger Piles at 11m or ground improvement work. I am trying to cover the risk. Just in case if I am not able to redevlope it, I dont want to get stuck with something I cant sell. Redevelopment is my option (subject to affordability); I dont want it to be a necessity hence I want to buy something without obvious defects at current market value.