Jump to content

Building report and major structural damage...
Renegotiate the price for repairs?


  • Please log in to reply
17 replies to this topic

#1 paula1

Posted 20 November 2012 - 08:15 PM

I just had a building report done today for a property that i bought subject to building inspection.
It's come back as having major structural damage in one corner, it's been suggested that it will need underpinning.
I will be getting a proper quote very soon but it's been indicated that it would probably be under $10,000 as it's just one corner. Might even be closer to 5-6,000.
Obviously i'm going to try to renegotiate the price according to the quote.
If they won't then i'll walk away.

Has anyone ever done some major work after a building inspection recommendation?
I know many people will automatically just say walk away but i really love the house and area.

WDYT?

#2 Escapin

Posted 20 November 2012 - 08:21 PM

If you've already agreed a price then I'm not sure how you can just 'walk away'. That part of your post aside, we have done about $40k worth of structural work to our place. It's an 1890s terrace and we knew that we'd be up for a fair bit of work.

#3 paula1

Posted 20 November 2012 - 08:24 PM

It's subject to building inspection which was done today.
They noticed some major structural damage so that is my "out" if they don't renegotiate the price.
The building inspection was not satisfactory.

#4 LambChop

Posted 20 November 2012 - 08:24 PM

Course you can walk away, thats what 'subject to building inspection' means....

The last house I bought we fount guttering and restumping to the tune of $14k, we renegotiated to pay half each with the vendor.

#5 Escapin

Posted 20 November 2012 - 08:28 PM

Oh sorry, didn't read your OP properly!! In that case, to tell you what we did - the building report said $50k worth of work so we just offered what they wanted minus $50k. There was quite a bit of squealing from them but they agreed in the end. wink.gif

#6 cinderellainsydney

Posted 20 November 2012 - 08:30 PM

It may turn out that the building has other issues down the track. It will be worthwhile to get a few opinions.

Ive known of one contractor who writes a report and underestimates work-scope on purpose to get the job, and during the work, they can call you over and say: you can see X is now a new problem. We didn't pick up on it earlier because of Y. If you don't fix it now, it will become a nightmare, and the cost is $zz,zzz. In some cases, it will be a genuine oversight. In some cases, the new problem is caused by the renovation work itself. Either way, it can end up being only the beginning....

#7 paula1

Posted 20 November 2012 - 08:30 PM

Lambchop, I couldn't afford the hosue if she would only pay half of it. It MAY only cost 5-6,000 and if it does i'm going to ask for that much to be reduced.


#8 Fanny McPhail

Posted 20 November 2012 - 08:38 PM

The estimate may only come in at $5-6000 but I would add a contingency of at least 10% for "unknowns" especially when dealing with foundations...actually i would always add for contingencies because I work in the building industry and am married to a quantity surveyor

You don't have to tell them the actual cost and you may want to pad it a little so that you have some negiotation room. I'm not saying rip them off but make sure you are covered.

I would also get a couple of builders around to look at it and if you have a mate who is a builder get them to look at it too.

Good luck and I hope you don't have to walk away but i'm glad to see you are prepared to.

#9 bluedragon

Posted 20 November 2012 - 08:38 PM

We recently walked away from a house because of a building report. We had an offer accepted and it was subject to a building and pest inspection which found a major structural defect. In our case there were other issues and the total estimated amount to rectify was $40-45k.

When we were deciding what to do our options were explained as:
1. Walk away
2. Renegotiate the price
3. Ask for the issues to be repaired before settlement at the vendors cost.
4. A combination of 2 and 3 if only getting them to repair the major defect for example.

If you renegotiate the price you an leave the settlement price as is and the vendor can reimburse you the difference just after settlement or you can redo the contract to reflect the new price agreed.



#10 paula1

Posted 20 November 2012 - 09:01 PM

Bluedragon why did you walk away? Was it the cost?
Were the owners open to lowering the price or fixing the issues?



#11 emnut

Posted 20 November 2012 - 09:08 PM

with finances tight enough that you can only afford the house if the price is lowered to make the repairs I would be walking away.  From experience, the type of repairs you are talking of nearly always lead to further repairs being needed - such as replastering leading to repainting, flooring also ending up damaged from the repair etc.  You also don't know what impact the movement from the work will have on the rest of the house.  It will likely end up being a lot more costly than just what has been suggested to rectify the initial issue.

#12 tel2

Posted 20 November 2012 - 09:23 PM

Around 6 years ago DH & I bought a run down house on a decent lot in a half decent suburb for an excellent price. We knew it was run down and was planning to renovate it. We got the builders report back and the repairs that needed to be done to the home were close to 80K !!!! Way and truely past pur budget  sad.gif

My brother is a tradie and he told me you guys bought a lemon of a house  sad.gif He said the best thing for you to do is to live in the house and pay off your mortgage in the next few years (our mortage was really small) then knock the house down and build a new home on the old lot....and that's basically what we did.

Lots of tears and stress initially....but now we couldn't be happier  original.gif

#13 bluedragon

Posted 20 November 2012 - 09:24 PM

QUOTE (paula1 @ 20/11/2012, 10:01 PM) <{POST_SNAPBACK}>
Bluedragon why did you walk away? Was it the cost?
Were the owners open to lowering the price or fixing the issues?


In the end we decided not to even try negotiation. The most expensive part of the problems was to do with aluminium cladding over weatherboards and there was no way of telling until it was all stripped off how bad the rotting would be. My FIL is a painter and he said he's never seen a house with cladding not have major issues and the thought of the unknown was too much for us.

The agent did try to convince us to ask the vendors to fix the structural defect which was not quite as expensive to fix so I'm assuming they would have negotiated on that.

In the end it was just all too stressful, it wasn't a forever house we were madly in love with (about a 5 year house we were estimating), we weren't in a major rush to find something. Our plan was it was a smallish place that would do while DS was little and a potential second child was little too that we could pay well over the normal repayments to build up as much equity ASAP. We were concerned all the extra money we would need to pay out would offset trying to pay off extra. Not to mention the hassle of having to do major work.

So I gues the short answer is, yes, it was the money.

If it had just been to structural defect then we would have negotiated, it was going to cost around 7k to fix.

#14 The Old Feral

Posted 20 November 2012 - 09:25 PM

QUOTE (emnut @ 20/11/2012, 10:08 PM) <{POST_SNAPBACK}>
with finances tight enough that you can only afford the house if the price is lowered to make the repairs I would be walking away.  From experience, the type of repairs you are talking of nearly always lead to further repairs being needed - such as replastering leading to repainting, flooring also ending up damaged from the repair etc.  You also don't know what impact the movement from the work will have on the rest of the house.  It will likely end up being a lot more costly than just what has been suggested to rectify the initial issue.


Yes! Underpinning causes a lot of movement and usually leads to replastering, retiling, repainting, gap filling, rehanging doors....on and on it goes.

If you are not confident doing much of that repair work yourself and the budget is very tight, I'd be suggesting this is not the house for you. Sorry sad.gif

#15 libbylu

Posted 20 November 2012 - 09:36 PM

If you buy an older house you can almost expect there will need to be some structural work.  We didn't need a building inspection to see our house would need re-blocking at some point.....the floor is all over the place.  But that's what happens when it's 80+ years old.  We have lived with it but will need to re-do it eventually when we do a bigger reno.


#16 ~*hiptobesquare~*

Posted 20 November 2012 - 10:11 PM

When selling our house a few years ago the Building Inspection showed Major structural damage. Something in the range of $70,000 + for repairs.

Considering we purchased the property 2 years before and nothing of the sort came up when we got a building inspection done. We decided to get a second opinion from a Structural Engineer who came out inspected the property throughly and did a report up for us.


Luckily for us the Structural Engineer could not find any indication what so ever on Major Structural damage. And had a 13 page report to back up his findings.

It was well worth the $1,200 to pay a proper professional to come and inspect the property for us, who did not work for the Real Estate agency.

#17 paula1

Posted 20 November 2012 - 10:30 PM

I just received the formal report.

There are galvanised pipes, dirty gutters, some broken roof tiles, rotting floor in outdoor room (not sure what you'd call it), drainage issues, and the movement issue.

I think I'll keep looking! What a nightmare!

#18 bluedragon

Posted 20 November 2012 - 10:48 PM

Our structural issues were caused by drainage issues. Once the drainage issues were fixed the inspector said there shouldn't be any more issues but couldn't be 100% about it.

Again the worry of the unknown of what decades of damp soil under the house etc. might have done was too much for me.

Just beware of the agent when you withdraw from the contract. The one selling the house we withdrew from turned very nasty and threatening as soon as he worked out he couldn't convince us to negotiate. Just do everything through your solicitor/conveyancer. I had to stop taking his calls after the first two.

EFS

Edited by bluedragon, 20 November 2012 - 10:50 PM.





1 user(s) are reading this topic

0 members, 1 guests, 0 anonymous users

 

Natural pain relief in the early stages of labour

While managing labour pains on your own can be daunting, there are a number of natural pain relief options to help you cope until you are admitted to hospital.

Chinese woman gives birth to quintuplets

After six years of trying for a baby, a couple’s dreams have come true many times over after the mum gave birth to quintuplets this week.

Five-year-old shoots nine-month-old brother dead

A nine-month-old baby boy died on Monday after he was shot in the head by his five-year-old brother in their grandfather's home.

'Is that baby yours?'

She is my daughter. I gave birth to her. I nurse her. But she doesn't have any of my genes.

Episiotomy in childbirth: not just 'a little snip'

Episiotomies have a place in maternity care – and can occasionally save lives – but should not be performed routinely.

Toddler aggression not caused by language delays after all: study

The logic was that children who don’t have the language to fully express themselves will lash out when they’re misunderstood. Not anymore.

Why we chose to adopt a child with Down sydrome

Everyone in foster care (and really in life) has something that makes them more vulnerable. We just know what our son's is.

Object of desire

Curvy mums make clever babies

Scientists appear to have discovered why women have evolved to have more curves than men – shapely thighs and bottoms lead to healthier babies.

'We'll make sure they know how much she loved them'

A first-time mum will never get to hold her four newborns, dying shortly after giving birth to the quadruplets.

The baby names NZ knocked back in 2014

A New Zealander has tried to name their baby Senior Constable but didn't get away with it - and numbering children is also a no-no.

How can you go into labour without knowing you're pregnant?

For most of us, the idea that a woman could carry a child to full-term without knowing she is pregnant is mind-boggling.

Will you get to the hospital in time?

Worrying your baby will be delivered by the roadside is a common concern for many mothers-to-be. So how likely are you to be caught short?

Video: Funny 'Lips Are Moving' parody just for mums

Meghan Trainor's song 'Lips Are Moving' was already a hit, but now it's been turned into a hilarious parody that is set to be very popular with frustrated mums everywhere.

Out with the clutter

Decluttering by the numbers: take the 30-day challenge

Forget the 5:2 diet - Twitter's 30-day declutter challenge will have your house back in shape in no time (well, a month).

Parents, don't be too hard on yourselves

We need to stop damning parents of today, and embrace their appetite for knowledge instead.

Is my baby normal?

There are chubby Buddha babies and there are thin, smaller babies. Neither are right or wrong, they are all 'normal'.

When an older sibling starts school

When one child goes to ‘big school’ and leaves the other behind, it can cause deep upset. Here's how to make the transition easier.

Stray cat saves abandoned baby

They say dogs are man's best friend, but one cat has proven felines can be just as devoted to their human companions.

How strangers are helping a mum's wish come true after her death

A mum of five, Liz Marquez wanted to breastfeed her premmie son for a year. So when she passed away suddenly, her friends - and strangers - stepped in to help.

Win an Octonauts prize pack

To celebrate the launch of Octonauts Live! Operation Reef Shield, a spectacular underwater adventure live on stage, we are giving away an amazing Octonauts prize pack to one lucky fan.

Download now: Essential Kids Activity Finder app

Got bored kids? Quickly find the best activities for kids wherever you are in Australia with the Essential Kids app.

 
Advertisement
 
Advertisement
 
 
 

What's hot on EB

Stars help save choking babies

It's an important lesson to learn, but one that busy new mums and dads might overlook until it's too late.

New Girl star Zooey Deschanel pregnant

Actress Zooey Deschanel is expecting her first child with her producer boyfriend Jacob Pechenik.

16 times 'dad reflexes' saved the day

Of course, in some cases they may be the ones who actually got their child into a precarious position in the first place, but we'll ignore that for now.

Couple's 'non-traditional' pregnancy announcement goes viral

Knowing you are not the father of your pregnant wife's baby would usually indicate a rocky relationship ahead for traditional parents.

The trials and tribulations of identical triplet newborns

Pip Donnelly is still playing spot the difference with her newborn identical triplets, Isabelle, Georgina and Frankie.

Win an Octonauts prize pack

To celebrate the launch of Octonauts Live! Operation Reef Shield, a spectacular underwater adventure live on stage, we are giving away an amazing Octonauts prize pack to one lucky fan.

Earthquake baby thriving five years on

Jenny Alexis is lucky to be alive after spending four days buried in the rubble of the 2010 Haitian earthquake, but now she's a thriving five year old.

Please don't say I'm lucky because I was adopted

On the one hand I was having a regular life with friends and sports and sleepovers and school. But I was also always wondering: Did my mother love me? What was wrong with me?

An open letter to non-parents who offer advice on child-rearing

Kitty, when you’re the parent of my child you’re welcome to wade in with an opinion – but until then, I’d prefer you to have a supportive ear and a glass of wine ready.

Couple arrested over baby gun video

A US couple faces charges after investigators say they found mobile phone videos showing the woman's 12-month-old daughter putting a handgun in her mouth.

NSW Health dumps 10-year limit on frozen embryos

A 10-year time limit on storing frozen embryos that were created with donor sperm has been dropped by the NSW government.

How my happy-go-lucky husband became a monster

Sharan Nicholson-Rogers watched her husband change from a happy-go-lucky police officer into an unpredictable man prone to violent and emotional outbursts.

Dads-to-be experience hormonal changes, too

Dads-to-be experience hormonal changes in line with their pregnant partners, a new study shows.

'They were just doing their job': mum of toddler killed in police chase gone wrong

"They were just doing their job. I feel so sorry for them. It is all just too sad."

Miscarriages to be formally recognised by NSW government

Women who miscarry will be able to obtain an optional "recognition of loss" certificate as a formal recognition of their often heartbreaking loss.

Cafe cubby house 'too noisy' for neighbours

Teenage parties, domestic disputes, or raucous late night pubs are the things that usually come to mind when you think neighbourhood noise complaints.

Dad films baby playing with snake

Most parents would not consider a snake an appropriate playmate for their baby, but a US dad who filmed his daughter playing with a python has defended himself against criticism.

Clever breastfeeding products

Check out this range of products designed to help make your breastfeeding journey more enjoyable, manageable and convenient.

Win with The Boxtrolls

To celebrate the release of The Boxtrolls on 3D Blu-ray, DVD & Digital with UltraViolet, we're giving you the chance to win a Boxtroll stationary package and DVD.

 

School Term 1

Get after-school care sorted

Wait lists too long at OSHC? Use www.findababysitter.com.au to meet local nannies now.

 
Advertisement
 
 
Essential Baby and Essential Kids is the place to find parenting information and parenting support relating to conception, pregnancy, birth, babies, toddlers, kids, maternity, family budgeting, family travel, nutrition and wellbeing, family entertainment, kids entertainment, tips for the family home, child-friendly recipes and parenting. Try our pregnancy due date calculator to determine your due date, or our ovulation calculator to predict ovulation and your fertile period. Our pregnancy week by week guide shows your baby's stages of development. Access our very active mum's discussion groups in the Essential Baby forums or the Essential Kids forums to talk to mums about conception, pregnancy, birth, babies, toddlers, kids and parenting lifestyle. Essential Baby also offers a baby names database of more than 22,000 baby names, popular baby names, boys' names, girls' names and baby names advice in our baby names forum. Essential Kids features a range of free printable worksheets for kids from preschool years through to primary school years. For the latest baby clothes, maternity clothes, maternity accessories, toddler products, kids toys and kids clothing, breastfeeding and other parenting resources, check out Essential Baby and Essential Kids.