Geological reports

[oksleator]

Hello, we're looking to buy a bungalow that is a recent conversion from a stable block with a 30% extension (all single story). It has a myriad of problems, several of which have been resolved by better paperwork, but the geographical surveys are worrying me. As it's recently been converted, it's too soon to spot any cracks or subsidence issues. The original stables is about twenty years old, and the extension 3 years old, and everything has been reskimmed, outer bricks added, and a new roof, so it's very hard to spot problems. 

 

It's built next to a stream. The geographical survey results came back with the following cautions. I've asked for a structural engineers report for the building design and photos of the foundations etc, but I'm not sure what I should be looking for. The structural survey of the existing building for planning was sparse - it was just a surface inspection, no pits dug and no looking at the existing foundations, which predated the owner so there's no knowledge of its construction. 

 

Are these unusual/worrying reports, and what should we be looking for to see if they have built it correctly? Expansion joints between the older (20 year old) stables and the newer extension? What kind of foundations would you expect to put in for the extension in this type of ground? 

 

This house is giving me all sorts of heebee jeebees now but my boyfriend is still keen on it so I'm trying to be open minded until we have a definite reason to pull out. 

 

Thanks for your help!

Edited July 15 by oksleator

[OwenF]

I see these ‘reports’ as part of my day job. They are a commercial product designed to collate high level ground risk information, generally speaking to give ‘non-specialists’ an overview (E.g. planners)

 

They are not intended to be, nor should they be, used to directly inform engineering decisions. They require further interpretation normally supported by site specific investigation (either desk study or intrusive) by a geotechnical engineer (or structural engineer with decent knowledge of ground engineering).

 

are those results unusual - no.

 

are they worrying - depends.

 

Im surprised that structural alterations of the existing property seems to have not taken cognisance of existing foundations. BUT you say ‘survey’, which could just be a homebuyer type survey, which definitely wouldn’t look at foundations.

 

Sourcing the design for the conversion/extension sounds important (plans not on planning portal??)

 

Hard to advise on the ground risks without knowing where you are. Compressible deposits covers a broad spectrum! Everything in the ground is compressible given the right conditions.

 

Presence of a stream suggest some alluvial type deposits, maybe on a slope. These do add some risk factors, but not groundbreaking (excuse the pun).

 

p.s. this reply might be too late to be helpful

 

 

 

[Alan Ambrose]

Yeah +1. Those reports are done by looking at maps, not visiting the site and are mostly computer-generated reports. They give a few pointers, that’s all. Walking round with a competent builder or surveyor and/or asking a local SI company or groundworks company about the locality will give you much better info.

 

Personally I think these risks are often overplayed. The report generators will err on the side of caution to avoid liability - a bit like the side-effect lists you get in drug packets. Do the risks all vanish after the typical 10-year warranty period? What if the property you’re buying is several hundred years old?

 

But for a fairly small expense and time investment you can get a reading from local specialists if you like.

[Alan Ambrose]

p.s. is there a flood risk report somewhere? Again, that might have been a planning pre-condition so will be on the LPA portal. Lastly, do chat to the the neighbours - they often have juicy bits of historic info you wouldn’t get any other way.

[saveasteading]

Great advice above. Don't have heebie jeebies. Ask the vendors for any building control approvals and the drawings.

[Gus Potter]

On 15/07/2024 at 22:07, oksleator said:

I've asked for a structural engineers report for the building design and photos of the foundations etc,

If you really want the house you need to find a good friendly SE that knows about this stuff. Expect to pay about £700 to 1200 for this service.

 

I do this for some of my Clients for these types of properties. I identify the issues and we go back to the vendor and say.. this is what we think it is worth but importantly we identify the issues. This often informs the vendor and we justify our offer.

 

Remember that a sale has to be equitable!

 

Some Vendors stick to their guns and hope someone daft will come along..

On 15/07/2024 at 22:07, oksleator said:

This house is giving me all sorts of heebee jeebees

Trust your gut feeling as I think you are right to do so.

 

 

 

Edited August 8 by Gus Potter

[oksleator]

12 hours ago, Gus Potter said:

If you really want the house you need to find a good friendly SE that knows about this stuff. Expect to pay about £700 to 1200 for this service.

 

I do this for some of my Clients for these types of properties. I identify the issues and we go back to the vendor and say.. this is what we think it is worth but importantly we identify the issues. This often informs the vendor and we justify our offer.

 

Remember that a sale has to be equitable!

 

Some Vendors stick to their guns and hope someone daft will come along..

Trust your gut feeling as I think you are right to do so.

 

 

 

Thanks Gus! Yes we pulled out of the sale in the end, but thanks for your advice, this is good to know for the next one.

[saveasteading]

As general advice.  Sometimes you might want a quick bit of advice from an SE of either

1.  The building is obviously a disaster....walk away

or 2.  I would need to do a more detailed inspection.

 

1. Does not need a written report, so is half the cost of 2.