Hi All - Firstly, I would like to say thanks to the members for such a useful & informative website.
I submitted an offer on an older style period home in the inner west ~ built around 90-100 years ago and I currently have a 0.025% deposit resting on the property. The house underwent a refurbishment about 1-2 years ago.
I obtained the pest and building inspection reports (my offer was subject to these inspections) The building inspection summary states:
* Incidence of major defects in this building (considering the age and similar building types) is considered "Typical"
* Overall condition of this building in the context of its age, type and general expectations of similar properties is considered "Average"
So all in all the building report picked up a few items up such as fretting brickwork, rusty down-pipes, sub floor ventilation inadequate etc..nothing that has detracted me from sealing the deal.
The part that is really scaring me is the pest inspection, in summary reads:
* Visible evidence of termite workings or damage was discovered to the subfloor (a "moderate to severe rating") with borer activity
* No "live" termite or specimens were found in the subfloor recess (thankfully) although a full inspection could not be carried out due to limited crawl space
*No evidence of damage caused by wood decay (rot) was discovered
*No evidence of termites were found on the external house timbers, roof cavities or internal walls (although rising damp was picked up on a few walls)
*No termite nests were found on the property at the time but also no sticker found indicating any previous treatments were carried out. The report also noted that some "damaged" timber replacements had been carried out in the sub floor. The overall risk assessment for the pest inspection came back as “Extremely High"
I understand these reports can be quite a shock and perhaps slightly exaggerated in order to offer protection towards the pest company.
I also understand the house is very old and susceptible to a degree of termite damage and maintenance issues over time.
I contacted the inspector who informed me he didn't notice any telltale signs such as bouncing floorboards & that whilst the damage didn’t appear “extreme” he recommended negotiating further with the REA.
I offered the vendors $8k off my original offer to accommodate a chemical treatment plus other items picked up by the report. The problem is that the vendors are reluctant to negotiate any drop in price. The inspector advised it wasn’t worth having a full imaging inspection completed due to it being brick/masonry construction.
Am I being too paranoid or justly so? If I find another property of similar age will I expect a similar pest report anyway? Will it always be a calculated gamble purchasing an older style period home? Or do I pass it up and wait until another property I like gets a clean bill of health?
Thanks in advance for feedback and apologies for the longish post!
I submitted an offer on an older style period home in the inner west ~ built around 90-100 years ago and I currently have a 0.025% deposit resting on the property. The house underwent a refurbishment about 1-2 years ago.
I obtained the pest and building inspection reports (my offer was subject to these inspections) The building inspection summary states:
* Incidence of major defects in this building (considering the age and similar building types) is considered "Typical"
* Overall condition of this building in the context of its age, type and general expectations of similar properties is considered "Average"
So all in all the building report picked up a few items up such as fretting brickwork, rusty down-pipes, sub floor ventilation inadequate etc..nothing that has detracted me from sealing the deal.
The part that is really scaring me is the pest inspection, in summary reads:
* Visible evidence of termite workings or damage was discovered to the subfloor (a "moderate to severe rating") with borer activity
* No "live" termite or specimens were found in the subfloor recess (thankfully) although a full inspection could not be carried out due to limited crawl space
*No evidence of damage caused by wood decay (rot) was discovered
*No evidence of termites were found on the external house timbers, roof cavities or internal walls (although rising damp was picked up on a few walls)
*No termite nests were found on the property at the time but also no sticker found indicating any previous treatments were carried out. The report also noted that some "damaged" timber replacements had been carried out in the sub floor. The overall risk assessment for the pest inspection came back as “Extremely High"
I understand these reports can be quite a shock and perhaps slightly exaggerated in order to offer protection towards the pest company.
I also understand the house is very old and susceptible to a degree of termite damage and maintenance issues over time.
I contacted the inspector who informed me he didn't notice any telltale signs such as bouncing floorboards & that whilst the damage didn’t appear “extreme” he recommended negotiating further with the REA.
I offered the vendors $8k off my original offer to accommodate a chemical treatment plus other items picked up by the report. The problem is that the vendors are reluctant to negotiate any drop in price. The inspector advised it wasn’t worth having a full imaging inspection completed due to it being brick/masonry construction.
Am I being too paranoid or justly so? If I find another property of similar age will I expect a similar pest report anyway? Will it always be a calculated gamble purchasing an older style period home? Or do I pass it up and wait until another property I like gets a clean bill of health?
Thanks in advance for feedback and apologies for the longish post!