Viewing a ramshackled house

H

Hygro

Guest
Hi,
I'm going to look at a property at the weekend and I was wondering if I could get some pointers on the things I should be on the lookout for.
Although I'm a 2nd time buyer (I was bought out of my first property by my ex) this place is supposedly very very badly in need of complete renovations/ remodernisistaion (re-wireing/plumbing, the whole shebang) which is the reason it's come into my price range as a single applicant.

As far as I'm aware the only refurbishment that this place has had probably was that it was wallpapered in the 1940's!

I'm not afraid of getting my hands dirty and getting the place up to spec over a period of time.

I'll obviously be bringing my camera to take a lot of photos, but I'm quite nervous that I won't ask the right questions when I go in for the viewing.

Any help would be appreciated.
 
Have a look at the pdf on this link, although canadian it seems to cover alot of things to look out for: [broken link removed]
 
rgfuller, where were you when I was getting my place!

That's a great little list to have.
 
It sounds like it needs the works.
So one would assume replumbing, rewiring, replastering, re roofing, new windows, probably damp-proofing. Possibly reflooring as these old houses didn't have proper floors under the floor boards. Then all the fit out of kitchens, bathrooms, painting, tiling, furniture, landscaping.

The red flag things for me would be....
Dry rot...unlikely in an old ramshackle house...more like wet rot. You might get dry rot if you don't leave proper ventilation after your refurb.

Needing to replace the joists in the floor/roof.
Structural integrity of the walls...any major cracking, signs of movement inside and outside matching...especially.

Sewage issues, especially if rural and requiring septic tank.

Can't come up with anything else...but haven't seen pp's list.

For your second visit I would definitely bring a professional with me....ideally an architect. There are plenty available for this type of work at the moment!
 
I would bring a structural engineer as opposed to an architect. This would be to establish the soundness of the structure which an architect may not know. It will depend on their experience but they will not want to call it.
 
Depending on the state of repair it is, the banks may take issue with it. For this to happen it has to be fairly uninhabitable - just something to keep in mind if you need to finance the purchase.
 
niceoneted said:
I would bring a structural engineer as opposed to an architect. .
Click to expand...
To avoid any unnecessary expenses I would go yourself the first visit.
If you are still interested, I would still advise the architect as s/he will have a border expertise in this area than the engineer....but Niceeo is correct....if the architect has doubts about the structural integrity he would need an engineer to confirm....but in this case I would just run for the hills.
 
Cheers for the response. I was originally supposed to have a friend who's in the building game come with me, but he's got a ticket for Oasis and won't be able to make it. It's in the middle of a terrace, so at least it's not going to fall down ... I hope. What I might do is go down and get a feel for the place, see if it agrees with me. I'll probably only notice things that hit me straight in the face so I'll more than likely be putting in a request for a 2nd viewing anyway to make sure I didn't miss anything that's too serious.

I know a few people from different trades and with their help would be able to get the place fixed up cheaper than getting in a contractor to do the lot, though I know that it would take longer to do.
 
Hygro: Play it down when you do go to see it - even if you like it overall.

Forget that you have friends who can fix it. Point out all the negative aspects to the EA and don't mention that you have friends who can sort them out.

Focus on the price that you are willing to pay in the current market for this particular house.

Good luck!

Marion
 
Hygro said:
I know a few people from different trades and with their help would be able to get the place fixed up cheaper than getting in a contractor to do the lot, though I know that it would take longer to do.
Click to expand...

I would seriously counsell you to consider a contractor unless you are an expert in construction.
I am not, but I have renovated 2 1/2 houses with my hubby who is an expert.
Trying to do it yourself with some advice from friends is penny wise-pound foolish.
 
You should listen to Mommah - excellent advice all round.
Your "friends" won't be there when the mortar hits the fan because they missed something because you relied on them and didn't involve a building professional at an early stage.

FWIW

ONQ
 
rgfuller said:
Have a look at the pdf on this link, although canadian it seems to cover alot of things to look out for: [broken link removed]
Click to expand...

Good list.

My preference is to take copious pictures of everything on the date of inspection.

Also inspecting after wet weather is useful in checking for leaks, flooding, ponding on flat roofs, etc.
 
Well I saw the place and what a dump it was. I think it used to belong to a Satanist. I can't wait to make an offer! Firstly though I'll need another viewing and a couple of Building contractors quotes, as well as a survey.
 
Get the survey done first which you should specify to the surveyor as requiring to show what needs to the done and this can be used as the basis for the Schedule of Works.

More importantly, get in an architect and engineer at this stage to advise.
Laypersons aren't in a position to design in compliance with the building regulations.
Most builders don't fully understand the implications of the current legislation as it relates to buildings.
Part L in particular can be problematical to implement and to know what to implement.
Builders are happy to build and get away.
Sometimes they leave problems behind.
Your professional advisors shouldn't.

Instruct your architect to draw up design drawings for what you want to build and advise further in it.
Discharge your responsibilitis under the Safety Health and Welfare legislation.
This advice should include advising on building regulations compliance works to bring the property up to scratch as much as possible.
It should include design amendments to the building.
They should aim for a decent WOW factor.
This should result in a tidy return when it comes to sell on.
Take it on the chin if your advisors recommend demolition or partial demolition!
Add in the things you want to be done to complete the Schedule of Works et voilá!
If you're happy with all of this intruct him/her to provide you with Tender Drawings, for which he may need M&E engineers input.

If you want to go it alone at this stage that's up to you but I'd advise against it.
Off you go to at least three builders and get prices and programmes.
Tie them to a contract, with start and end dates.
Confirm liquidated and ascertained damages.
Confirm their type and level of insurances.
Confirm their C2 Certificate.

Then bring in the local Parish Priest and get the place "cleansed".
You can't be too sure with these Satanist types.
Watch out for Hemlock in the garden too.

:)

ONQ
 
onq said:
.
Tie them to a contract, with start and end dates.
Click to expand...

Excellent advice onq...but I might offer a differing view on this section.
In our observation contractors tend to charge a huge premium when they are "tied " into a contract.

For a small job like a residential refurb, a looser arrangement is often much more cost-effective on both sides.
It is important you trust your builder (based on good references) and that he clears any potential overspends with you first.
If he is well supervised (?weekly) by the architect...that should help also.
This service will cost but should save on the contract premium...in my experience.
There will be final bills for "overspends/extras" but this should not come as a surprise to the client.
 
Mommah said:
Excellent advice onq...but I might offer a differing view on this section.
In our observation contractors tend to charge a huge premium when they are "tied " into a contract.

For a small job like a residential refurb, a looser arrangement is often much more cost-effective on both sides.
It is important you trust your builder (based on good references) and that he clears any potential overspends with you first.
If he is well supervised (?weekly) by the architect...that should help also.
This service will cost but should save on the contract premium...in my experience.
There will be final bills for "overspends/extras" but this should not come as a surprise to the client.
Click to expand...

Fair comment Mommah, but I've seen enough self-builders post here to know that the OP probably won't appoint the professional back up he needs.

I've also seen enough weeping and wailing by people because they had no professionals involved, no drawings, no contract and no way of contacting the builder who's gone off on "big work" for a month or two leaving the site unmanned because he's only "tipping along" at the smaller filler jobs.

If you want it done promptly with good organisation and attendances, you need a programme and a contract with penalties.

You may decide to give him some leeway, as we did with a builder recently with client agreement, but you always negotiate from a secure position.

If you don't you'll be messed around sooner or later, and the nasty ones can start asking for money up front or before its due to be certified, which amounts to nearly the same thing.

<looks back>

Whoops! That was nearly a rant. Sorry.

ONQ
 
It's a fair point you're making ONQ, though I hadn't planned on going to an architect really, I wouldn't have thought they were necessary if I was just getting the house refurbished and wasn't increasing the house size anywhere (which could be an option if the quote for the building work of an extension as well as the refurb is too high for me to manage).

Actually after watching Room to Improve on RTE last night it didn't really endear me to architects.
 
Ok Onq...I take it all back!
You're right I'm wrong!
Lock up the contract good an tight, whatever it costs.
 
Hygro said:
It's a fair point you're making ONQ, though I hadn't planned on going to an architect really, I wouldn't have thought they were necessary if I was just getting the house refurbished and wasn't increasing the house size anywhere (which could be an option if the quote for the building work of an extension as well as the refurb is too high for me to manage).

Actually after watching Room to Improve on RTE last night it didn't really endear me to architects.
Click to expand...

Missed it, doggone! I think we were hi-jacked into watching yet another ""celebrity in the jungle" show.

What gave you cause for concern, or is this off topic...?
 
Mommah said:
Ok Onq...I take it all back!
You're right I'm wrong!
Lock up the contract good an tight, whatever it costs.
Click to expand...

Oh Mommah!

Contracts were dreamt up partly to stop people being fleeced by crooks.
Most builders in my experience aren't crooks but they do seem to suit themselves at every opportunity.
And in fact even a contract has a limited effect on the worst of them, unless you don't blink in negotiations or really are intending to take them to court [most people seldom sue in my experience]

:)

ONQ
 
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