Just had valuation back from the lender re property purchase. It says they require a cavity wall tie report in order to proceed. Also states there is structural movement to the rear elevation in the form of stepped cracking but isn’t long standing nor progressive. My question: is the latter caused by the former or something more severe, eg foundations etc?

Quote and essential repairs only necessary re the cavity ties.

Have been calling builders folk this morning but nobody picking up so far.

Cheers

I wouldn’t call builders, call a structural engineer or professional building surveyor to carry out an analysis of the property.

I was being flippant when I said builders. Have been calling approved cavity tie installers/repairers.

How old is the building?
What type of construction ie stone , brick etc
Is the cracking at high or low level

What we taking “gap” wise? Is the rear a separate extension? As regards cavity ties and information as to what they’re suggesting? Not enough, non at all?

They often ask for a cavity tie report as buildings of a certain era can have problems with ties failing.

I’d guess your cracks etc are caused by something else.

Property is a 3 bed semi built in the 40s. Didn’t see the cracks when we did the viewings so can only go by report.

Have spoken to a few builders and cavity wall tie specialists (FMB, BWTA or WTIF accredited) Sat and this morning. The consensus is that valuers these days are very cautious. Fair enough, no problem with that. A couple of guys reckon of £3000+ to do the whole house – which a couple of others have slated as being twice what it should be.

Looks like I’m going to have to foot the bill for the callout+report and stipulate that I want to be there when the investigation is done.

If the ties do need replacing then I guess we’re entitled to ask the vendors to knock the cost off the agreed price? Also, they had the cavities filled a couple of years ago so maybe this would have been picked up then if it was an issue. Then again, probably not.

I suspect that they are worried about galvanised tie corrosion .

I’d get a full structural survey done and not just have a cavity tie specialist to look at it as there may be other issues with the property that they would not necessarily pick up on.

Get the whole house properly looked at top to bottom. The lenders valuation won’t show much – they usually spend about 10 minutes at a property.

Also, be prepared to walk away if the structural survey throws up too many issues and be mindful of issues you may face getting the building insured with any kind of sensible cover for structural / subsidence related claims.

Cheers

Danny B

How old is the building?
What type of construction ie stone , brick etc
Is the cracking at high or low level

1947.
Brick.
Not sure. Even the lender doesn’t have a record of where exactly.

What we taking “gap” wise? Is the rear a separate extension? As regards cavity ties and information as to what they’re suggesting? Not enough, non at all?

Don’t know until I see it as there are no notes.
There’s an early 90s extension around the side and part of the back. Don’t know if this is where the crack is though.

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We’re getting a full building survey done anyway – that was always the plan. This will most likely take place after the cavity bloke has been onsite (I’ve asked to be there too).

You’re likely to find when you get further down the line the mortgage lenders insurance will be refused and you will have to go elsewhere and declare the refused insurance… absolute nightmare to deal with.

Your full offer should come through now the report is done and if in the special clauses there is anything about insurance refusal then I would walk away and save yourself a nightmare.

Went through similar and lost 6 months to it before we had to pull out.

Good luck with it fella.

A few builders have said cracking is often found near windows due to stress – and isn’t a problem. Report also says it’s not longstanding nor progressive, so one would imagine they don’t see it as a big deal.

Market valuation in present condition is the same as the figure when any recommended work has been done. Hopefully another pointer that they’re just being cautious.

Ta