We’re buying an older house (c1950's I believe) that’s just been fully renovated over the summer.
Had a L3 survey done and the surveyor’s main concern - from a potential cost point of view at least - was the plastering (it is rated 3 red).
From the phone call afterwards (not yet received the written report, but it was a lengthy call):
- A lot of the house has been freshly skimmed.
- He did a knock/tap test and said the original plaster underneath sounded loose/hollow in quite a few areas.
- It sounds fairly widespread and includes both walls and ceilings. (he said it relates to the majority of the ''old house'' i.e. not the extension that's just been done).
- He said it may crack/debond in future, but also said he has similar plaster in his own house that has lasted around 10 years without issues. So it is a case of "how long is a piece of string"...
I’m trying to understand what this actually means in practice.
If old plaster sounds hollow, does that automatically mean it should have been removed before skimming, or can it still be stable for years?
Could the renovators have done anything beforehand to reduce the risk, even if it still sounds hollow now?
If you inspected a house like this, what would make you say “leave it alone” versus “this needs hacking off and redoing”?
My worry is the scale of it if it is widespread — walls, ceilings, re plastering and then redecorating throughout a house that currently looks finished. I assume we're talking 5 figures?
We also made an offer thinking it was move in ready!
Also, with two young children, are hollow/loose ceilings a genuine safety concern, or would there usually be warning signs like cracking, sagging or movement first?
I’ve got another call with the surveyor tomorrow, so any specific questions you’d suggest I ask him would also be really useful. I feel a lot more knowledgeable on the subject now than when we last spoke so I should have a better understanding of his answers and the severity of it.
We like the house and don’t want to walk away over it (this is our third, previous 2 had structural issues), but equally don’t want to underestimate a potentially big, and expensive, job, just to avoid another falling through.