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Sale Agreed - Survey - Issues

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  • 14-07-2017 10:02am
    #1
    godtabh
    Moderators, Science, Health & Environment Moderators Posts: 23,218 Mod ✭✭✭✭


    Gone sale agreed on a property.

    Building surveyor was out yesterday.

    He has highlighted some issues
    • Asbestos in a leanto
    • Structural stability of the roof
    • Insulation

    I would say the installation would around €10,000. Structural stability of roof would be relatively minor.

    Remove asbestos in leanto and rebuilt rood could easily be €20,000.

    All in all the building surveyor estimates about €45,000 of work to be done.

    What is the tacit when dealing with the vendor/estate agent?


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    #2
    ams
    Registered Users Posts: 1,443 ✭✭✭ams


    No idea but personally I would walk away.


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    #3
    Michael D Not Higgins
    Registered Users Posts: 7,223 ✭✭✭Michael D Not Higgins


    Asbestos mightn't be a problem if it's not disturbed. If you were planning on knocking and rebuilding it, that's another story.

    I see it as you having three options.
    1. Accept the costs as part of the buying process and close the deal.
    2. Walk away.
    3. Negotiate a reduction with the seller.

    How you negotiate on price is dependent on the seller's openness to a reduction. In a high demand area, they might just put it back on the market and wait. Conversely, they could be in a chain and be willing to move a bit on price to close the chain.


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    #4
    godtabh
    Moderators, Science, Health & Environment Moderators Posts: 23,218 Mod ✭✭✭✭godtabh


    The roof isnt in great shape itself and add the asbestos I think it needs to go. How much it will costs who knows.


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    #5
    JimmyMW
    Registered Users Posts: 695 ✭✭✭JimmyMW


    godtabh wrote: »
    Gone sale agreed on a property.

    Building surveyor was out yesterday.

    He has highlighted some issues
    • Asbestos in a leanto
    • Structural stability of the roof
    • Insulation

    I would say the installation would around €10,000. Structural stability of roof would be relatively minor.

    Remove asbestos in leanto and rebuilt rood could easily be €20,000.

    All in all the building surveyor estimates about €45,000 of work to be done.

    What is the tacit when dealing with the vendor/estate agent?

    It all depends on the age of the property, are the insulation levels in accordance with the regulations at the time? If older and pre building regulations, the insulation levels and asbestos could be reflective of the time and I would see no reason for the vendor to address them. Therefore you may only have the structural issue of the roof to address with the vendor.


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    #6
    godtabh
    Moderators, Science, Health & Environment Moderators Posts: 23,218 Mod ✭✭✭✭godtabh


    I'll accept the insulation. I expected that. The BER was low.

    What I wasnt expecting was the asbestos.


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    #7
    Hitman3000
    Closed Accounts Posts: 5,596 ✭✭✭Hitman3000


    godtabh wrote:
    He has highlighted some issues Asbestos in a leanto Structural stability of the roof Insulation I would say the installation would around €10,000. Structural stability of roof would be relatively minor.

    What type of construct is it that insulation is 10 grand?


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    #8
    godtabh
    Moderators, Science, Health & Environment Moderators Posts: 23,218 Mod ✭✭✭✭godtabh


    Hitman3000 wrote: »
    What type of construct is it that insulation is 10 grand?

    Not sure. That's what the surveyor gave as a budget type. I would say external installation would be required.


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    #9
    my3cents
    Closed Accounts Posts: 9,764 ✭✭✭my3cents


    godtabh wrote: »
    I'll accept the insulation. I expected that. The BER was low.

    What I wasnt expecting was the asbestos.

    What part of the leanto is asbestos? If its the roof is it sheet asbestos cement or asbestos cement roof tiles?

    Any asbestos sheet materials I'd be worried about even more so if they are damaged (dry flaking edges) but most cement roof tiles are a very minor risk as the asbestos is well locked into the tile so isn't going to end up in the air you breath.


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    #10
    seamus
    Registered Users Posts: 68,317 ✭✭✭✭seamus


    If you can get them to knock fifty grand off the price, then I'd go ahead.

    If they won't budge, then no way in hell. Walk away. Asbestos removal can work out insanely expensive. Even if you choose not to touch it now, there's always the potential that you will want to do some building working the future that will require the removal of the asbestos. So you should front-load that cost now.


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    #11
    godtabh
    Moderators, Science, Health & Environment Moderators Posts: 23,218 Mod ✭✭✭✭godtabh


    sheet asbestos cement that is damaged/leaking


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    #12
    godtabh
    Moderators, Science, Health & Environment Moderators Posts: 23,218 Mod ✭✭✭✭godtabh


    seamus wrote: »
    If you can get them to knock fifty grand off the price, then I'd go ahead.

    If they won't budge, then no way in hell. Walk away. Asbestos removal can work out insanely expensive. Even if you choose not to touch it now, there's always the potential that you will want to do some building working the future that will require the removal of the asbestos. So you should front-load that cost now.

    thats what I was thinking.


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    #13
    seamus
    Registered Users Posts: 68,317 ✭✭✭✭seamus


    Remember your surveyor has given you a €45k cost for works. That's not €45k to remodel it into a luxury home; that's €45k to carry out remediation works to get the property into an acceptable condition. So unless you can knock that amount off the price, you are effectively overpaying by €45k


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    #14
    my3cents
    Closed Accounts Posts: 9,764 ✭✭✭my3cents


    godtabh wrote: »
    sheet asbestos cement that is damaged/leaking

    OK that is a worry :mad:

    I doubt anyone else interested in the house would also have the same worry so the asbestos will affect the price anyone is prepared to pay so should give you some room to negotiate.


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    #15
    godtabh
    Moderators, Science, Health & Environment Moderators Posts: 23,218 Mod ✭✭✭✭godtabh


    seamus wrote: »
    Remember your surveyor has given you a €45k cost for works. That's not €45k to remodel it into a luxury home; that's €45k to carry out remediation works to get the property into an acceptable condition. So unless you can knock that amount off the price, you are effectively overpaying by €45k

    I appreciate that. I've asked the vendor for permission to get some one in and give me a quote for removal/replacement. I have also stated that I would expect these works to be reelected in the final sale price.


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    #16
    P. Breathnach
    Registered Users Posts: 12,089 ✭✭✭✭P. Breathnach


    seamus wrote: »
    Remember your surveyor has given you a €45k cost for works. That's not €45k to remodel it into a luxury home; that's €45k to carry out remediation works to get the property into an acceptable condition. So unless you can knock that amount off the price, you are effectively overpaying by €45k
    That's not necessarily so. OP was aware of the desirability of insulation. The roof problem might also have been reasonably observable to a non-specialist. Some purchasers are tuned in to think of asbestos on houses of a certain vintage.

    There might be an underbidder who would be prepared to take on the property with all these issues, and pay just a small amount less than OP.


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    #17
    davo10
    Closed Accounts Posts: 6,926 ✭✭✭davo10


    seamus wrote: »
    Remember your surveyor has given you a €45k cost for works. That's not €45k to remodel it into a luxury home; that's €45k to carry out remediation works to get the property into an acceptable condition. So unless you can knock that amount off the price, you are effectively overpaying by €45k

    This is wrong. The value of a property is not dependent on the material condition of the property, it is dependent on what someone is willing to pay for the property. Another bidder may be quite happy to pay the same price for the property even with the issues the op has become aware of.

    Op, what you do depends on whether you really want the house warts n all at the price agreed, or whether you are prepared to walk away if you don't get a reduction. The vendor will reduce the cost if there are no other potential buyers or if he/she wants this sale to proceed without delay, or they will tell you to take it or leave it.


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    #18
    Paddytheman
    Registered Users Posts: 271 ✭✭Paddytheman


    Was sale agreed when our survey pointed out structural issues with attic conversion, possible insulation issues due to fireplace being burntout vs age of house, attic plumbing connected to mains as opposed to cistern.

    We were willing to deal with the plumbing and accepted that insulation would need some work but demanded the roof be repaired/price of work be taken from our bid. They wouldn't agree to this and we walked. House is still on the market at €25,000 less.

    I would feel that what you bid on a property is what it's worth to you as a liveable property, some things may need fixing but major structural issues/asbestos wouldn't fall within this.


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    #19
    helenacakelane
    Registered Users Posts: 1 ✭helenacakelane


    We've been sale agreed since February on our dream home. We were assured we'd be in by June having sold a house and found tenants for the other. Tenants are now waiting 6 weeks to move in while our new neighbours property is assessed by their bank to ensure boundary lines are not affected by errors in the county mapping works. How much longer do we have to continue waiting? The vendor is not willing to make a caretakers agreement even though they are at risk of loosing their new home. Help! I'm going crazy!!


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    #20
    mad m
    Registered Users Posts: 9,005 ✭✭✭mad m


    godtabh wrote: »
    sheet asbestos cement that is damaged/leaking

    I think its normally 650euro a roof sheet to remove by a registered company. They will issue you with a cert to say they have removed it properly. Well if they are legit they should.

    OHSS do asbestos surveys also, they will go through house and take samples and I think they will give you a price to take asbestos away. I'm in no way linked to OHSS but have used them in past for doing asbestos surveys.

    http://www.asbestos-consultants.ie/

    OP I can give you a number of a fella I normally ring if you want. Just PM me


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    #21
    The_Conductor
    Moderators, Society & Culture Moderators Posts: 32,285 Mod ✭✭✭✭The_Conductor


    mad-m's crowd are the go-to people to remove asbestos roofing.
    Its just a lean-to- shouldn't be overly expensive- without knowing any of the details, I'd suggest a grand should do it- if its straightforward.

    The surveyor was always going to find a few items to show you- however, unless he is a practising quantity and materials surveyor (most aren't)- the prices he is suggesting are absolute worst case scenarios- I'd be shocked if any of them weren't far higher than quotations you'll actually get.

    You need to look at the jobs- rank them in order of necessity and decide on a course of action. Obviously- for peace of mind, the asbestos roof on the lean-to is top of the list- its probably a grand or so- everything else are niceties, rather than necessities- and could be put on the long finger.

    I wouldn't freak out from the surveyor's report- asbestos tiles/sheeting on lean-to roofing- was very popular in the 70s/80s- and there is a shedload of it out there. Its not pricey to remove- and OHSS do seem to have the market cornered on it. Get a quote of them- they're a lot cheaper than the surveyor is suggesting. There are others out there who do similar jobs- its up to you whether you want to shop around or not- however, the job is actually a lot smaller than you'd imagine.


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