Found out today that the house we’re buying had a fire 5 yrs ago that resulted in £150-200K of renovations. Owners didn’t disclose any of this as their solicitor told them it was just over 5 yrs ago therefore no longer obliged to say anything. It was a mutual friend that told me this morning … so I’ve gone to the owners with this and now they’ve ‘fessed up. Surveyor also now aware (as we were having a buildings survey done anyway).

Sounds like it was an electrical fire in the utility room that triggered it off. No crazy flames licking out the windows. More a case of smoke damage. Insurance paid out for new flooring, plastering/decorating, plumbing, boiler/rads, wiring, windows, kitchen, utility room, loft insulation/boarding and probably more. Which explains why the house was the most immaculate/orderly of all the ones we’ve seen.

While I’m relieved this is now out in the open, I’m disappointed nothing was said, although naturally I can understand why. Vendors are also relieved and say they’ll have all the paperwork ready for me and the surveyor to peruse.

Bottom line: anything to look out for? Ok, there might be a stigma attached to a fire damaged property, but if it’s been renovated to a high standard (which is looks like it has) then surely that past is in the past and reality is it’s an almost new house.

Tuppences please … cheers

I’m no expert, but I didn’t think a seller was legally obliged to volunteer anything, just that they can’t lie if asked directly.

So long as the survey checks out then why worry. If there’s no legal obligation to disclose I wouldn’t mention it. All repairs were carried out and the house was returned to a habitable condition. They’ve lived there for 5 years since it happened so presumably it is fine. If the survey says different then walk away. When you see the state if some houses pre restoration then a bit of smoke damage is nothing. So long as it’s all been sorted correctly.

@Cougar, not sure either way. Will ask my solicitor later.

@Gilberto, I agree that all should be well if everything has been done to a high standard. Five years should be long enough to uncover most snags too. Superficially, the house really is immaculate – I just hope shortcuts and low-quality items/workmanship were not incorporated.

Now you are aware your surveyor can check; but also worth checking our own house insurance quote in case that highlights anything re-past work, but reinstatement works should have been done to standard as insurance were paying.

The work might have been done to a better standard than what was there initially. Especially the electrics by the sound of it.

Just get all the info you can on what was done and hand it over to the surveyor. It’s his job to check it all out and I am sure he/she has inspected fire damaged and repaired property before.

I’m no expert, but I didn’t think a seller was legally obliged to volunteer anything, just that they can’t lie if asked directly.

There is normally a form the seller has to fill in with 101 disclosure questions such as ‘Have you had any disagreements with neighbours’ etc etc.

Sellers have been successfully sued for lying on the form and hiding pertinent issues such as the neighbours are neo-nazi fanatics who regular hold far right tea parties in the front garden.

From what I’ve seen insurance companies are obsessive about removing any trace of smoke damage so there should be no problem.

I guess you won’t have any worries with damp either!

I am not an expert but something doesn’t add up.

If it was just smoke damage, why replace the boiler, rads, windows, plaster etc? Surely smoke damage would just be new carpets and decorating? An insurance company wouldn’t do all that unless they had to…

So based on that, it must have been a decent fire. Remember too there would be water damage to put the fire out.

Saying that, if it has been surveyed and all is OK, I would have no issues buying it. After all, they have had everything replaced with new so it is in a better state than if it had not had a fire.

I believe that damp can be a problem after fires…due to the water from the fire hoses; so again just need to check under floor voids, ventilation etc.

An insurance company wouldn’t do all that unless they had to…

If it’s new for old policy and there’s some smoke damage to white goods, they get replaced new for old. FIL is a QS specialising in renovating fire damaged houses for insurance companies. Their kitchen is full of ‘fire damaged’ appliances which look almost new….

This is my job, repairing (major) fire damaged houses for an insurance company.

Unless your buying a large/very large property, £150-200k worth of repairs is a substantial amount of work, your description that flames weren’t coming out of windows, just smoke damage, doesn’t reconcile to the costs being mentioned IMHO.
I’d probe further, but no need to consider the house as having a stigma in anyway, provided you can satisfy yourself it was satisfactorily repaired.
For this type of money, there should be a schedule of works, likely involvement of building control (you could call building control of the local council for this property and enquire what notices were submitted). Ask the vendor for any information you think reasonable to help you make your minds up. They have been sneaky not disclosing this.

This type of spend is more common for when the roof is breached, with repairs of around this cost.
Ask for the certificates, windows would have FENSA 10yr guarantee, boiler would have been certified as would electrics – all of which you could inspect and see what was done.

A big period property eats money when you repair them, what age of construction/size of property are you buying? (to give scope to the repair costs).

Worth also doing internet based enquiries, often large fires will get news coverage and may find details of the fire via this way.

Best of luck, could still work out fine.

worth checking our own house insurance quote in case that highlights anything re-past work,

Hmm, was thinking about that. Methinks I’ll get some quotes as normal and then go back and disclose the fire stuff and see if it changes anything.

insurance companies are obsessive about removing any trace of smoke damage so there should be no problem.

Hopefully. And to a decent enough standard too.

it must have been a decent fire.

Friend who told me was in the road when it was happening. Apparently it wasn’t all kicking off so I’ll dig him for more info.

due to the water from the fire hoses; so again just need to check under floor voids, ventilation etc.

Defo.

@JCapel: I did wonder about the £150-200k figure as it seemed bloody high unless a partial rebuild was necessary. Maybe it includes the cost of providing them with temporary housing for however many months was necessary … and replacement of clothes, TVs and everything else? The upstairs bathroom looked mint as well, so maybe that was included?

Hopefully they’ll have the full schedule and all receipts possible and certs.

you could call building control

Good point. Should at least show something.

Roof not touched AFAIK. Loft has been full insulated and boarded though. Can’t imagine ceilings were replaced (not upstairs anyway)?

Worth also doing internet based enquiries

Tried earlier but didn’t find anything.

Cheers all

I’m no expert, so I’m not going to offer any advice.

Good luck in whatever course of action you choose.