Advice on internal wall removal

[1983dons]

I am looking to purchase a property that had some of the internal wall removed between the vestibule and lounge 5 and half years ago. I couldn't see any evidence of cracking or bowing of the walls or ceilings but quite a few of the floorboards in the lounge and above it on the first floor were squeaky. The surveyor couldn't access under carpets but said yes to structural movement in the questionnaire and noted some unevenness on the first floor landing which they think may be related to the wall being removed and structural movement. Photo below shows the lounge and where it is now open plan the vestibule wall would have extended right along to the kitchen wall originally with a door at some point:

Here are some photos of the lounge:

There was slight evidence of unevenness noted to the flooring to the first floor landing which may have been as a result of previous ground floor alterations the surveyors noted.

They do reference a report done by consultant engineers but don't say when:

We understand from our previous file notes, that the property has been inspected by XXX Consultant Engineers. They are of the opinion that the structural integrity of the property has not been affected by the alterations undertaken. It would be prudent to obtain copies of their report.

I will get a copy when the sale goes through to read further but it could have been written 5 years ago and not recently. Is it worth getting a structural engineer to inspect the property prior to purchase?

The work also got council planning permission and builders warrant although the builder has gone out of business is slightly worrying.

I cant find the original plans for the house and not sure if this section of the vestibule wall would have been load bearing. Either way I would welcome some expert opinion on the job and if they thought it is likely to cause any problems in the future. It looks to me like a beam has been put in across the gap but not sure? I also thought the lounge to dining room may have been opened a bit but that might be the original design.

Here is the build type of the house if it helps. Is the climbing pant Virginia Creeper worth worrying about from a structural point of view on the house?

 

[driftLimiter]

If you have concerns then its probably well founded and worth getting a qualified structural engineer to evaluate the situation. There's really no way for me to provide a professional opinion in this setting, you have provided a good description of the issue, but without on in-person inspection, and document review, and a contract for services I don't see why anyone would want to offer there professional opinion.

 

[LittleInch]

ET isn't really here to help individuals with their property purchases and all opinions are just that - opinions.

I'm assuming you mean that there was a wall continuing between the vestibule and the kitchen wall, probably with two doors - one into the kitchen / dining room and one into the lounge.

The kitchen and dining room may have been two separate rooms as well??

That beam like structure running from the vestibule to the kitchen wall looks very much to me like potential that someone put in a steel beam running from the vestibule to the kitchen wall, but you would need to do some physical investigation (i.e. put a hole in the plasterboard) to check.

What might be more important is if the same thing continues in the kitchen diner as this might be an issue in bed 1/2 if they didn't continue it.

Also you say "squecky". That's different to "bouncing" or movement as you walk on the 1st floor (note to all the Americans on this site - 1st floor in the UK = second floor in the US...)

Find out which direction the floor boards go and then figure out do the beams run across the house (seems likely to me) in which case a central wall would be required to reduce the individual beam length.

To cut it short - without a bit more literal exposure of the beams etc you'll never know.

the plant is nothing to worry about IMHO - structurally at least. Far too small and thin.

Looks like a pretty standard 1970's house to me. If there are no external cracks after 50 years, you're probably pretty good, but think you need to lift a few floor boards and maybe attack a small hole in the beam and see if there is one continuing into the other room.

If you can't actually get access to underfloor or take a small hole out of the beam then getting a structural survey generally gets you no further forward other than being poorer. There are so many get outs in those reports that they just create more doubt and more expense.

All just my honest opinion.

Oh and they should have got building regs approval for something like this. The council should have it or the vendors should as well. Planning permission is readily accessible online in most places now - just find the planning portal site on the local council website and click on the house / enter the address. Sometimes you need to adjust the filter to get old planning permissions.

Remember - More details = better answers
Also: If you get a response it's polite to respond to it.

 

[GeorgeTheCivilEngineer]

I echo driftlimiter - if you are concerned, get your own engineer to have a look.

That said... if it has the appropriate warrants then it wouldn't put me off buying. It is a job that should be well within the competence of any builder.

Virginia creeper is an invasive plant so it will be a bit of an ongoing control issue. But it is not damaging to masonry. It could try and get into the roof space, though. it is relatively easy to manage, unlike ivy.

 

[HouseBoy]

As LittleInch wrote - there may (SHOULD) be plans of the previous modification available with the local building authority (if they got a permit for the work as they should have).

In most neighborhoods, you will find several houses of the same plan. Maybe there is one (that you can access) that would give more clues about the original layout condition.

A good level survey inside the house might be well worth it. (Using digital water level such as the Zip-Level). Maybe a local structural engineer has one and can do that for you as part of their review).