Q: What are you like the measurements in the details of the property youve purchased are all wrong? Tell the agency has added to each and every room so they look bigger? Is this something you can do nothing about it after buying the property?
When carpet fitters came with carpet then discovered that acutally room measured 18'5 by 13'2 luckily they took capret back and changed for one that would fit for ￡20.
the advantage now is that i am now selling flat so will double check that estate agents details are correct as and 18'5 sitting room will certainly help sell the flat!!!!
Just out of interest my sister gave me her original copy of her house particulars dated 1997. We compared all the measurements for every single room and there were differences on every single one, in one of the bedrooms it was 3ft across. Of course I know you can expect a few inches difference but 3foot is a significant difference.
Anyhow I didn't care too much because to the eye it looks exactly the same size as my sisters same room in her house.
I can only presume the difference of measurements was down to EA 11yrs ago using tape measure which is probably more accurate.
I room with four walls would only be 3 inches out on the length and 3 inches on the width.
Ok, it might help for people to know this….
1. Built-in wardrobes are always included in the measurements. Wardrobes even fitted, are not structural or part of the building, but an addition made by the current owners that can be removed. Every EA will measure back to the wall.
2. EAs use laser and unless they are very dodgy will not 'add' to the measurements they read off of the laser. BUT, the thing with lasers is that they require calibrating. Not everyone does, so they can creep out over time. The other thing with them is they have to be help straight against a wall and aimed at a wall. If they aren't the laser bounces and will give a wrong reading. Sometimes it is incredably obvious that this has happened as most of us can estimate length to a degree. However, if it is slightly out, the EA may not notice it. NEVER completely trust the measurements on an EA's write up for these reasons. If you want actual measurements, the only way you can get a completely correct measurement (well unless you have sophisticated equipment) is to measure it with a tape measure. That is why EAs write on their details notes to the effect of there may be a discrepancy in the measurements. If you are buying a property and planning to order large furniture such as sofas etc, ask the EA to get the vender to measure doors, stairs and length of wall you plan to place it against prior to buying it.
3. If a room is not square and has any alcoves etc, the EA will measure into the widest part and state (widest) or something to that effect next to the measurement for the wall with the alcove. The reason they do this is common sense, no one when selling anything would give the worst scenario. And just as people are buyers at some stage they are also sellers at another. So, as long as you know (and EAs do normally make this clear) there really isn't a problem.
4. Gardens, EAs rarely have a method of measuring gardens accurately. Most do it by eye and then state (approx).
4. Most people buy a property viewing it. So, if by eye the property is the size you want, do written sizes really matter. Most people use the written descriptions as a deal breaker as to whether they actually want to see a property or not, and that is considered to be their use. If the description wets the potential buyers appetite, they arrange a viewing and then actually look at the property. Looking at the property, 99% of the time is what actually makes the yes or no. In my experience the only times I have ever come across people buying without viewing is auction or still in very rare moments a developer may buy without viewing. But, even then its because they know exactly what such and such road or properties are like.
Hope that helps. If you truely feel that the EA has tried to pull a stunt in what they have written, then that is a different thing. The process is to report them to NAEA (if they are registered with them), if not then Trading Standards. One thing I will say though, is unless you really want to be spiteful, only report anyone to trading standards if you really think they have done wrong. Take it from someone who was investigated (out of spite) and found to have done nothing wrong, the time, stress and energy it takes to rebuke against an acusation really should only be reserved for those who actually do wrong.
However, although he has bought 2 expensive sonic/laser measuring devices, he's thinking of investing in a good old fashioned tape measure as they can be so inaccurate. Eg my living and dining rooms are the same width but the LR came out as 10 inches narrower ?? Also, be careful when they put the main measurement in metric and the imperial measurement in brackets. They are done automatically ie feed in the metric and the program converts it for you. I lost 3 FEET off the width of one room – the metric measurement was correct but the conversion had gone wrong. In the end. my EA came back and used my 5m metal tape measure to take accurate measurements.
Treat everything they say or do as a deliberate lie to maximise their commission and you won't go far wrong.
Its my understanding that measurements should be of the "useable space" window sills dont count!
YES, this is property misdescriptions if the approx isnt used.
Personally, Id run it by NAEA and see what they reckon. It sounds like misdiscriptions to me
You wont get anything but the EA can be fined, prosecuted and even imprisoned.
Treat everything they say or do as a deliberate lie to maximise their commission and you won't go far wrong.
But add 3" to each wall and that's a foot altogether.
I wouldn't call 3 inches huge! :rolleyes:
Probably a case of buyer beware.
If there is a case against the estate agent, he could well be fined by trading standards, I doubt any of the fine would see its way back to you.
Depending on how wrong the measurements are this could be construed as falling foul of the Property Misdescriptions Act 1991.
See http://www.lawpack.co.uk/property_misdescriptions_act.asp
On the other hand, assuming you saw the property in person before buying I think it would be hard to argue you were misled over the property's size.
Also, has the estate agent taken measurements at different points in the room to you?
If you think its worth it you could seek legal advice but I'd try and get it for free in the first instance to see if you have any sort of case.
Sorry I can't be more positive but we have looked at a lot of houses in the last few months and these kinds of things are the buyers responsibility to check IMO.