B&P - Costing issues found

Hi guys

A friend has purchased a property and just got B&P. Unfortuantely the B&P company chosen by the soli don't happen to have a builders licence and hence no quotes on how much the following will cost. Please can you shed some light on these as to whether these are going to be costly issues to resolve:

Subfloor Soil
The subfloor soil was found to be damp at the time of the inspection. A plumber should be consulted to check all water/drainage lines for compliance/damage and to prevent further water entry to the subfloor which may cause movement of the foundations and/or moisture damage/decay.

Ventilation and drainage
It is recommended that additional ventilation be provided to the subfloor to allow continual movement of air throughout the entire area. Adequate ventilation reduces the risk of moisture and termite problems within the dwelling. One of the downpipes appeared to be not connected to the drainage lines which would allow water to pool and/or seep into the foundations. An inspection of the hot water service found the overflow inadequate (Extend the overflow pipe to the nearest drain) An inspection of all the external areas and subfloor areas found the drainage appears inadequate.

Rubbish
All rubbish and debris should be removed from the subfloor area as this can attract pest infestation.

Front Pergola
Decay is evident to several exposed timbers and repairs /replacements in the near future will be necessary to prevent further deterioration. The timber posts to this area have been installed in contact with the ground which renders them conducive to termite attack or decay. Rectification is required. The downpipe was not connected to the stormwater lines to allow the correct dispersal of rainwater. Rectification is required to prevent deterioration of the surrounding surfaces.

Carport
Cracking is evident to the concrete floor and replacement is recommended.

Brickwork
Settlement cracking is evident to the left elevation brickwork and this should be kept under observation for signs of further deterioration. Several windows are exerting downward pressure on the brick sills and causing separation of the sills from the main brickwork. It is recommended that the sills be removed to eliminate the pressure and re ?laid.

Many thanks!
 
Hi MsAli

Most of that appears drainage related - allow say $2-3k for some downpipe work, more (up to 10k) if trenching is required to connect stormwater.

Subfloor ventilation.. if it involves knocking some bricks out and installing vents, then not very much ($500-1000 or so). If it involves a full subfloor vent system, $3-5k (usually overkill as you sort the drainage out and the subfloor dries up).

Front pergola - sort out drainage, eventually timber needs to be replaced if its in soil.

Carport - ignore

Sills - have to see photos
 
On the face of it, it doesn't sound too bad (a building inspector's job is to find the absolute worst which can be found)- but you would need to get that checked by a professional. A plumber and a builder should be able to provide quotes which could be used as a negotiating tool.
 
On the scenario say msali had found there was 20k worth of repairs needed doing via the B&P report,how much potentially could msali negotiate off the purchased price if vendor is negotiable?
 
You need to look at the property in light of the report .

Eg cracking in Carport floor could be fine hairline cracks with no actual movement or a 2 inch difference in levels . One you can ignore , the other you can't .

Cliff
 
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