Home Report. JOHN S STOCKAN, BSc FRICS Chartered Surveyor. Property address: Sanday Orkney KW17 2BA. Customer address: Sanday Orkney KW17 2BA

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1 JOHN S STOCKAN, BSc FRICS Chartered Surveyor Property address: Customer: Customer address: Holland Sanday Orkney KW17 2BA Mr William Sinclair Cliff Sanday Orkney KW17 2BA Date of inspection: 07 July 2014 Home Report Prepared by: John S Stockan Chartered Surveyor, Holland House, Harray, Orkney, KW17 2LQ

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3 1. INFORMATION AND SCOPE OF INSPECTION This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It also tells you about the extent of the inspection and highlights anything that the surveyor could not inspect. All references to visual inspection refer to an inspection from within the property without the need to move any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right are taken facing the front of the property. The inspection is carried out without causing damage to the building or its contents and without endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction. The presence or possible consequences of any site contamination will not be researched. Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. were not inspected or reported on. Description A detached dwelling-house together with several outbuildings and 0.54 acres around the buildings and a field extending to a further 4.16 acres (land sizes taken from the OS map) The property is used for entirely residential purposes. The front of the property faces approx. south. Accommodation Ground Floor: Hall, Living Room, Kitchen, Bathroom. First Floor: (2) Attic Rooms with low headroom 1.78m. Gross internal floor area (m 2 ) The gross internal floor area of the property is approximately 79 m 2. This area includes the attic rooms floor area of 30 m 2 Neighbourhood and location The property is situated towards the south end of the island of Sanday. The property is in a rural location and is set beside the main road from the ferry terminal to Kettletoft. Local amenities include a junior secondary school, 113F Holland, Sanday, Orkney KW17 2BA Page 1

4 shops, doctor and hotel. Regular ro-ro ferry service and plane service to Mainland Orkney. Neighbouring properties are scattered private dwellings and farms. Age The property is understood to have been re-built in 1923, the bathroom installed about 1985 and the attic bedrooms relined about 4 years ago. Weather Chimney stacks The weather was dry and sunny following a period of similar weather. The report should be read in context of these weather conditions. There are two stone built chimney stacks each with a rendered finish and one chimney can. No lead flashings were visible around the stacks. Visually inspected with the aid of binoculars where appropriate. Roofing including roof space Pitched timber framed roof structure clad with grey stone slates which have a pointed finish. There was no access to confirm the roof structure nor the slate fixings as the linings to the attic rooms were fixed to the underside of the rafters. There were concrete skews at each gable end. No lead flashings were visible at the skews. No access to confirm if there is any insulation above the ceiling linings in the attic rooms. Sloping roofs were visually inspected with the aid of binoculars where appropriate. Flat roofs were visually inspected from vantage points within the property and where safe and reasonable to do so from a 3m ladder externally. Roof spaces were visually inspected and were entered where there was safe and reasonable access, normally defined as being from a 3m ladder within the property. If this is not possible, then physical access to the roof space may be taken by other means if the Surveyor deems it safe and reasonable to do so. 113F Holland, Sanday, Orkney KW17 2BA Page 2

5 Rainwater fittings Rainwater fittings are grey upvc gutters and tubular downpipes. Visually inspected with the aid of binoculars where appropriate. Main walls The mains walls are of stone construction with a thin render finish. Visually inspected with the aid of binoculars where appropriate. Foundations and concealed parts were not exposed or inspected. Windows, external doors and joinery Windows are single glazed timber sash and case units. Two small opening rooflights have been fitted into the front roof slope. There is a double glazed upvc front door. Internal and external doors were opened and closed where keys were available. Random windows were opened and closed where possible. Doors and windows were not forced open. External decorations Decorated areas include painted timber windows and external walls. Visually inspected. Conservatories / porches Communal areas There are no conservatories or porches. Visually inspected. There are no communal areas. Circulation areas visually inspected. Garages and permanent outbuildings The outbuildings comprise the following:- 1 Garage/tractor shed inside size 8.00x3.78m constructed of stone walls, monopitched corrugated asbestos roof and the floor is lined with old timber battens. 113F Holland, Sanday, Orkney KW17 2BA Page 3

6 2 Byre inside size 7.25x3.72m constructed of stone walls, pitched grey slate roof and a concrete/flag/earth floor. 3 Byre inside size 10.17x3.72m constructed of stone walls, pitched roof clad with grey slates and corrugated asbestos sheeting, concrete floor. 4 Barn inside size 9.75x3.74m - constructed of stone walls, pitched roof clad with grey slates and corrugated asbestos sheeting, concrete floor. 5 Garage inside size 5.74x3.46m stone walls, monopitched roof clad with profiled metal sheeting, earth/stone floor, wooden vehicle doors. 6 Workshop inside size 3.48x3.16m stone walls, monopitched corrugated asbestos roof and earth floor. 7 Stores there are (3) lean-to stone sheds to the rear of the byres sizes 4.00x2.00, 3.00x2.00 and 3.50x1.50m. There are presently no electricity supply to the outbuildings although some lights have been hung. Visually inspected. Outside areas and boundaries The ground around the buildings extends to 0.54 acres and there is a further field extending to 4.16 acres which is bounded by post and wire fences. There is an old stack yard to the side of the buildings with stone walls around. Most of the ground around the house is covered in rough grass. There is a flagstone path along the front of the house set behind the main road kerb. Visually inspected. Ceilings The ceilings on the ground floor are mainly lined with timber boarding although the bathroom has a plasterboard ceiling. The coombe ceilings on the attic floor are lined with plasterboard although the taping and filling is not yet complete. Visually inspected from floor level. 113F Holland, Sanday, Orkney KW17 2BA Page 4

7 Internal walls The inside faces of the external walls on the ground floor are mainly plastered on the hard apart from the sitting room which appears to have a lath and plaster finish. On the upper floors the walls have a plasterboard finish. Internal partitions are of timber stud construction clad with plasterboard or timber linings. Visually inspected from floor level. Using a moisture meter, walls were randomly tested for dampness where considered appropriate. Floors including sub floors On the ground floor the entrance hall, kitchen and bathroom have solid floors with a ceramic tile finish. The sitting room has a suspended timber floor but no access was obtained under it. The upper floors are of suspended timber. Surfaces of exposed floors were visually inspected. No carpets or floor coverings were lifted. Sub-floor areas were inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted "head and shoulders" inspection at the access point. Physical access to the sub floor area may be taken if the Surveyor deems it is safe and reasonable to do so, and subject to a minimum clearance of 1m between the underside of floor joists and the solum as determined from the access hatch. Internal joinery and kitchen fittings The internal joinery consists of lined and ledged timber doors and timber facings and skirtings. There is a timber lined box bed in the sitting room. Narrow dog-leg timber stair up to the attic rooms. There is no fitted kitchen only a cupboard under the sink and a length of worktop. Built-in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances. 113F Holland, Sanday, Orkney KW17 2BA Page 5

8 Chimney breasts and fireplaces There are no open fireplaces but a Tiger multi-fuel enclosed fire has been set into the fireplace opening in the sitting room. There is an old solid fuel Rayburn range in the kitchen. The pipework from the range to the hot water cylinder has been disconnected. Visually inspected. No testing of the flues or fittings was carried out. Internal decorations Decorated areas include mainly painted ceilings and walls. The attic rooms have not yet been painted. Internal joinerwork is mainly painted. Visually inspected. Cellars There are no cellars. Visually inspected where there was safe and purpose-built access. Electricity The property is served by a mains electricity supply to an MCB distribution board and pay-as-you-go meter in the entrance hall. PVC sheathed cables to power and lighting circuits. Accessible parts of the wiring were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on. Gas There is no mains gas in Orkney. There is no bottle gas installation. Accessible parts of the system were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on. 113F Holland, Sanday, Orkney KW17 2BA Page 6

9 Water, plumbing and bathroom fittings There is a mains water supply to the property. The pipework, where visible, is of copper or upvc construction. Sanitary ware to the bathroom includes a WC, washhand basin and bath. There is a Belfast type sink in the kitchen. Visual inspection of the accessible pipework, water tanks, cylinders and fittings without removing any insulation. No tests whatsoever were carried out to the system or appliances. Heating and hot water The property is heated by the multi-fuel stove in the sitting room and the solid fuel Rayburn range in the kitchen. There is no central heating installation. Accessible parts of the system were visually inspected apart from communal systems, which were not inspected. No tests whatsoever were carried out to the system or appliances. Drainage The property is understood to connect to a private drainage system incorporating masonry septic tank which is located to the rear of the outbuildings. Drainage covers etc were not lifted. Neither drains nor drainage systems were tested. Fire, smoke and burglar alarms There are no smoke detectors. Visually inspected. No tests whatsoever were carried out to the system or appliances. Any additional limits to inspection: At the time of our inspection the property was unoccupied and unfurnished with floors partially covered throughout. I have not carried out an inspection for Japanese Knotweed and for the purposes of this report I have assumed that there is no Japanese Knotweed within the boundaries of this property or within neighbouring properties. Japanese Knotweed can be very difficult and expensive to eradicate. 113F Holland, Sanday, Orkney KW17 2BA Page 7

10 I have not carried out any tests nor done any investigations in regard to the levels of radon gas in the property. Some properties in Orkney have high levels of radon gas which may be injurious to health. 113F Holland, Sanday, Orkney KW17 2BA Page 8

11 Sectional diagram showing elements of a typical house Reference may be made in this report to some or all of the above component parts of the property. This diagram may assist you in locating and understanding these terms. 113F Holland, Sanday, Orkney KW17 2BA Page 9

12 2. CONDITION This section identifies problems and tells you about the urgency of any repairs by using one of three categories. Category 3 Category 2 Category 1 Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Structural movement Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. Repair category 1 No matters noted requiring comment. Dampness, rot and infestation Repair category 3 Widespread dampness recorded on the inside faces of the external walls. Dampness also recorded on the timber sitting room floor especially at the window bossings and where it is in contact with the damp walls. Wet rot in timber windows. Chimney stacks No significant defects noted but there are no lead flashings around and they should be checked for water-tightness. Roofing including roof space The ridge line is not straight and rises slightly in the middle. Some lose and missing pointing to the grey slates. Two slates have been re-fixed with lead tingles. No lead flashings at the skews and water-tightness will be reliant on the cement fillet at their connection with the slating. No access to inspect the roof timbers nor the slate fixings. Rainwater fittings Repair category: 3 113F Holland, Sanday, Orkney KW17 2BA Page 10

13 Broken downpipe at the rear feeding the water-butt. The rear gutter has been fixed quite low down the wall. No drains from the downpipes. Main walls Repair category: 3 The render to the walls is quite thin and is loose and cracked in many places. There are two large bushes growing immediately beside the front wall. Windows, external doors and joinery Repair category: 3 Wet rot in the windows. External decorations Generally suffering the effects of weathering. Conservatories / porches Repair category: N/A There are no conservatories/porches. Communal areas Repair category: N/A There are no communal areas. Garages and permanent outbuildings The outbuildings are generally in serviceable order but there is scope for upgrading and repair. Outside areas and boundaries 113F Holland, Sanday, Orkney KW17 2BA Page 11

14 Some of the fencing requires replacement and the stone dykes require some repair. The ground around the house and outbuildings is overgrown. The lower part of the field appears to be a bit wet. The ground has not been cultivated for some time. Ceilings Rusty nail heads to the timber boarded ceilings. Some cracking to the bathroom ceiling. Taping and filling not completed to the attic ceilings. Internal walls The inside faces of the external walls lack any insulation and are suffering from dampness. Floors including sub-floors Repair category: 3 Some missing and broken floor tiles. It was not possible to ascertain if the solid floors incorporate any form of damp proof membrane. There is very limited ventilation under the timber ground floor and there was dampness at the edges. The condition of this floor is therefore suspect and should be investigated. Internal joinery and kitchen fittings Many of the internal doors do not shut properly. The few kitchen fittings are of basic quality. Scope for upgrading of internal joinery and fittings. Chimney breasts and fireplaces The Rayburn range is in generally poor order. Internal decorations 113F Holland, Sanday, Orkney KW17 2BA Page 12

15 Redecoration works required including the completion of the decoration to the attic rooms. Cellars Repair category: N/A There are no cellars. Electricity Repair category: 3 Advise that the installation be checked by a qualified electrician and any recommendations implemented. Gas There is no evidence of recent testing and failure to service and test increases safety risks. Repair category: N/A There is no gas installation. Water, plumbing and bathroom fittings There is staining to the metal bath. The kitchen sink has cracks in the glazing. Exposed and unprotected pipework and stopcock coming up through the bathroom floor. Heating and hot water As mentioned previously the Rayburn range is in very poor order. There is scope for upgrading of the heating installation. Drainage Repair category: 1 No significant defects noted. 113F Holland, Sanday, Orkney KW17 2BA Page 13

16 Set out below is a summary of the condition of the property which is provided for reference only. You should refer to the comments above for detailed information. Structural movement 1 Dampness, rot and infestation 3 Chimney stacks 2 Roofing including roof space 2 Rainwater fittings 3 Main walls 3 Windows, external doors and joinery 3 External decorations 2 Conservatories / porches N/A Communal areas N/A Garages and permanent outbuildings 2 Outside areas and boundaries 2 Ceilings 2 Internal walls 2 Floors including sub-floors 3 Internal joinery and kitchen fittings 2 Chimney breasts and fireplaces 2 Internal decorations 2 Cellars N/A Electricity 3 Gas N/A Water, plumbing and bathroom fittings 2 Heating and hot water 2 Drainage 1 Repair Categories Category 3: Urgent Repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Category 2: Repairs or replacement requiring future attention, but estimates are still advised. Category 1: No immediate action or repair is needed. Remember The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that relevant estimates and reports are obtained in your own name. Warning If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions where the effect can be considerable. 113F Holland, Sanday, Orkney KW17 2BA Page 14

17 3. ACCESSIBILITY INFORMATION Guidance Notes on Accessibility Information Three steps or fewer to a main entrance door of the property: In flatted developments the main entrance would be the flat s own entrance door, not the external door to the communal stair. The three steps or fewer are counted from external ground level to the flat s entrance door. Where a lift is present, the count is based on the number of steps climbed when using the lift. Unrestricted parking within 25 metres: For this purpose, Unrestricted parking includes parking available by means of a parking permit. Restricted parking includes: Parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking control sign, parking meters or other coinoperated machines. 1. Which floor(s) is the living accommodation on? Ground and Attic 2. Are there three steps or fewer to a main entrance door of the property? Yes 3. Is there a lift to the main entrance door of the property? No 4. Are all door openings greater than 750mm? Yes 5. Is there a toilet on the same level as the living room and kitchen? Yes 6. Is there a toilet on the same level as a bedroom? No 7. Are all rooms on the same level with no internal steps or stairs? 8. Is there unrestricted parking within 25 metres of an entrance door to the building? No Yes 113F Holland, Sanday, Orkney KW17 2BA Page 15

18 4. VALUATION AND CONVEYANCER ISSUES This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives an opinion of market value and an estimated re-instatement cost for insurance purposes. Matters for a solicitor or licensed conveyancer Check Rights and responsibilities for shared fences. That the Title is clean and Heritable with no onerous burdens or conditions. That the septic tank conforms to SEPA regulations. That the installation of the bathroom and the formation of the attic rooms received all the necessary approvals and completion certificates. Estimated re-instatement cost for insurance purposes 500,000 for the house and outbuildings. ( Five Hundred Thousand Pounds) Valuation and market comments The market value of the property as described in this report is 78,000 (Seventy Eight Thousand Pounds) This figure assumes vacant possession and that the property is unaffected by adverse planning proposals, onerous burdens, title restrictions and servitude rights. Signed Surveyors Name John S Stockan, FRICS Company Name John S Stockan Chartered Surveyor Address: Holland House, Harray, Orkney, KW17 2LQ Date of report: 14 July F Holland, Sanday, Orkney KW17 2BA Page 16