P A R T 1. SINGLE SURVEY. A report on the condition of the property, with categories being rated from 1 to 3. Page 1

Transcription

1 P A R T 1. SINGLE SURVEY A report on the condition of the property, with categories being rated from 1 to Page 1

2 Single Survey Survey report on: Surveyor Reference HG/4551 Customer Mr & Mrs. Colin and Annette Johnson Customer address Heritage House Mollanbowie Road Balloch, Alexandria G83 8EJ Date of Inspection 31/03/2017 Prepared by Graeme Armour, BSc MRICs Helensburgh - Allied Surveyors Scotland Plc Page 2

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 moving any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right in a description of the exterior of the property refer to the view of someone standing facing that part of the property from the outside. 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 will not be inspected or reported on. Description Accommodation Gross internal floor area (m2) Neighbourhood and location Age Weather Chimney stacks Roofing including roof The property is a modern architect designed split level detached bungalow. Entrance hall, lounge, sitting room, shower room, dining kitchen, utility room, 4 bedrooms and bathroom. Approx. 155 sq mtrs The property is situated in a popular and well established residential area within the Loch Lomond and Trossachs National Park within the Mollanbowie estate. The property enjoys open aspects to the front to fields from the lounge and sitting room. The property is set slightly back from the road between two other houses. Surrounding properties comprise a mixture of styles and ages. Most local facilities and amenities are situated within easy access within the villages of Balloch, Bonhill, Jamestown, Alexandria and Renton. Dumbarton and Helensburgh are within a relatively short driving distance. The property is within reasonable commuting distance of Glasgow, the M8 motorway and Glasgow airport. Approx. 33 years old. Overcast with heavy rain showers. The chimney head is of brick. Visually inspected with the aid of binoculars where required. The roof is pitched and covered by tiles. Page 3

4 space There are two loft space areas, one above the main bungalow and one over the lounge area to which no access could be obtained. There is a flat mid section of roof between the main roof and the roof over the lounge presumed to be clad in mineral felt. Our inspection of the main loft space area revealed the roof to be of traditional timber framed construction with plywood sarking. No underfelt was visible due to the tight fitting nature of the sarking boards. There is a thin layer of insulation material laid between the ceiling joists. There is a dis-used PVC water tank within the loft space area. Sloping roofs were visually inspected with the aid of binoculars where required. 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. Rainwater fittings Main walls Windows, external doors and joinery Gutters and downpipes are of PVC. Visually inspected with the aid of binoculars where required. The external walls are of traditional cavity brick and breeze block construction with facing brick on the outer leaf. Visually inspected with the aid of binoculars where required. Foundations and concealed parts were not exposed or inspected. Windows are PVC framed double glazed pivot and casement style with top hopper sections. There is a PVC framed double glazed front door and PVC framed double glazed sliding sash patio doors leading from the lounge to the back garden. There is a PVC framed double glazed back door leading from the utility room to the courtyard area at the rear. Soffits and fascias are of timber. Internal and external doors were opened and closed where keys were available. Page 4

5 Random windows were opened and closed where possible. Doors and windows were not forced open. External decorations Conservatories / porches Communal areas Garages and permanent outbuildings The timber roof line is painted. Visually inspected. None. None. There is a large single car attached garage of breeze block and brick construction with a pitched and tiled roof. The garage measures approximately 6.08 mtrs X 3.33 mtrs. There is a work bench and stainless steel sink and built-in cupboards in the garage with a metal up and over door providing access and timber pass door at the rear. There is also a timber garden shed and dog run with a brick dado wall and pitched and felted roof. Visually inspected. Outside areas and boundaries The garden grounds are generally wedge shaped. The property is accessed by a shared mono-block driveway which we understand is owned by the bungalow with a right of access to the neighbouring property. There is a large mono-blocked driveway to the front providing off street car parking for several cars. There is a paved path to the front entrance and paved paths surrounding the bungalow. There is a paved courtyard area accessed from the utility room along the right hand side of the bungalow. The are lawned areas to the rear and paved patio area behind the lounge. Boundaries are defined by timber fencing and brick and blockwork walls to the front driveway. There is a mono-blocked area next to the garden shed/dog run. The garden is sightly dog-legged to the rear and there is a long strip of ground beyond the dog run. Visually inspected. Page 5

6 Ceilings Internal walls The ceilings are of plasterboard. Visually inspected from floor level. Internal walls are of plaster on hard. Walls in the bathroom and shower room are tiled and walls in the kitchen are partly panelled. Visually inspected from floor level. Using a moisture meter, walls were randomly tested for dampness where considered appropriate. Floors including sub floors The floors are of chipboard suspended on timber joists. 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 There is a modern range of fitted wall and floor units in the kitchen with a stainless steel sink and integrated appliances and large stainless steel cooker and hood. There are fitted wall and floor units in the utility room and a stainless steel sink. There are three built-in cupboards in the hall. There are built-in wardrobes in two of the bedrooms. Built-in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances. Chimney breasts and fireplaces Internal decorations There is a feature Country Kiln multi fuel burning stove in the lounge. Visually inspected. No testing of the flues or fittings was carried out. The walls and ceilings are papered and/or painted. Some of the ceilings are lightly covered in artex. It should be noted that some early forms of textured coating may contain asbestos based material and although no immediate remedial action is required, should you choose to remove the textured coating in the future these should first Page 6

7 be checked by a suitably licensed contractor. Visually inspected. Cellars Electricity Gas Water, plumbing and bathroom fittings None. The electric meter and circuit breaker unit are situated in the hall cupboard next to the shower room. 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. There is a mains gas supply to the property. The gas meter is situated in an external meter box at the right hand side of the garage. 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. There is a mains water supply to the property. The water pipework is formed in copper and plastic. Sanitary fittings in the shower room comprise of a white w.c and washhand basin and shower cabinet with wall mounted aluminium shower. There is a three piece white suite in the bathroom with a large sunken bath. 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 has full gas fired central heating supplied by a modern Alpha CD 50 combination condensing boiler situated in the utility room. The boiler serves older style slimline radiators throughout. The hot water is provided by the central heating boiler. 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 Drainage is understood to be led to the Local Authority main sewer. Drainage covers etc were not lifted. Page 7

8 Neither drains nor drainage systems were tested. Fire, smoke and burglar alarms There are no fire, smoke or burglar alarms. Visually inspected. No tests whatsoever were carried out to the system or appliances. Any additional limits to inspection The property was occupied at the time of our inspection with floor coverings and furnishings throughout. No access was possible to any sub-floor area due to the absence of any readily accessible hatch. No sight of the flat roof covering was possible and no access was possible to the loft space area above the lounge. Some parts of the roof slopes could not be inspected mainly parts of the slope at the right hand side of the bungalow. An inspection for Japanese Knotweed was not carried out. This is a plant which is subject to control regulation, is considered to be invasive and one which can render a property unsuitable for some mortgage lenders. It is therefore assumed that there is no Japanese Knotweed within the boundaries of the property or its neighbouring property. Identification of Japanese Knotweed is best undertaken by a specialist contractor. If it exists removal must be undertaken in a controlled manner by specialist contractors. This can prove to be expensive. Page 8

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10 2. CONDITION This section identifies problems and tells you about the urgency of any repairs by using one of the following 3 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. Structural movement There are no signs of any significant structural movement. Dampness, rot and infestation There are no signs of any significant levels of dampness, active beetle infestation or timber decay. Chimney stacks No reportable defects were noted. There is light moss growth to the facing brick and chimney head. Roofing including roof space The property has the original tiled roof. Page 10

11 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. There is a build up of moss to the roof tiles. Some staining was noted to the sarking boards within the loft space area probably as a result of condensation. Some damp staining was also noted at the eaves feet next to the timber roof-line. The flat mid section of roof should be anticipated to have a limited future life expectancy due to its type and nature. Rainwater fittings Gutters and downpipes appear to be in serviceable condition although there is a leaking gutter at the right hand side of the bungalow. Main walls The walls were noted to be of reasonable alignment and condition considering the type and age of the property. Windows, external doors and joinery The windows, doors and other items of external joinery appeared in a serviceable condition. Some condensation and misting between the panes of glass was Page 11

12 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. noted to the front lounge window. Not all of the windows have permanent vents in their design. Double glazing, and particularly UPVC double glazing, can be problematic, and over time the operation of the windows can be affected and opening mechanisms damaged. It is therefore likely that maintenance repairs will be required as part of an ongoing maintenance programme. Our valuation does assume that the installation of the windows does comply with the necessary regulations at the time of installation. External decorations The property is generally well presented externally and in keeping with properties in the surrounding area. Conservatories / porches Not applicable. Communal areas Not applicable. Garages and permanent outbuildings Page 12

13 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. Cracking was noted to the breeze block at the rear of the garage at roof height. Sections of timber barge boarding at the rear of the garage are affected by general weathering and softening. The timber garden shed and dog run are affected by some normal wear and tear. Outside areas and boundaries Garden grounds are generally well tended. The extent of the boundaries should be confirmed from the title deeds. The block/brick boundary wall next to the driveway at the left hand side is off plumb. There are sections of uneven mono block next to the garden shed. Ceilings No reportable defects were noted. Internal walls Page 13

14 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. No reportable defects were noted. Some hairline cracking was noted to the walls in the sitting room. These appear to be of longstanding and non-progressive in nature. Floors including sub-floors Where visible the floors appeared in a fair condition. Some creaking flooring was noted in various locations. This is fairly typical for a property of this type and age. Internal joinery and kitchen fittings The kitchen is of a modern design and appeared in a fair condition. Chimney breasts and fireplaces No reportable defects were noted. Internal decorations Page 14

15 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. The property is in fair decorative order. Cellars Not applicable. Electricity The electrical installation appears to be of a modern 13 amp type and design and although not tested appears satisfactory. A recent test certificate should be confirmed. Gas No reportable defects were noted. Visual inspection is not, however, sufficient to guarantee the safety of gas appliances and services all of which must be serviced by a Gas-Safe registered engineer. Water, plumbing and bathroom fittings Page 15

16 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. The plumberwork where seen was noted to be constructed of modern materials and all appeared serviceable. Heating and hot water The central heating boiler and system appears to be of a modern design. It should be confirmed whether any test or servicing certificates are available for assignation. Ongoing servicing and maintenance by a Gas-Safe engineer will be required. Drainage There are no signs of any surface problems with regards to drainage. Page 16

17 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. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. 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 Remember Structural movement 1 Dampness, rot and infestation 1 Chimney stacks 1 Roofing including roof space 2 Rainwater fittings 2 Main walls 1 Windows, external doors and joinery 1 External decorations 1 Conservatories / porches Communal areas Garages and permanent outbuildings 2 Outside areas and boundaries 2 Ceilings 1 Internal walls 1 Floors including sub-floors 1 Internal joinery and kitchen fittings 1 Chimney breasts and fireplaces 1 Internal decorations 1 Cellars Electricity 1 Gas 1 Water, plumbing and bathroom fittings 1 Heating and hot water 1 Drainage 1 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. Page 17

18 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? 2. Are there three steps or fewer to a main entrance door of the property? Ground and upper ground [ ]YES [x]no 3. Is there a lift to the main entrance door of the property? [ ]YES [x]no 4. Are all door openings greater than 750mm? [ ]YES [x]no 5. Is there a toilet on the same level as the living room and kitchen? [ ]YES [x]no 6. Is there a toilet on the same level as a bedroom? [x]yes [ ]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? [ ]YES [x]no [x]yes [ ]NO Page 18

19 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 Normal searches are required. Our valuation assumes that all necessary Local Authority consents are available for the construction of the property. The extent of the boundaries should be confirmed from the title deeds and it should be confirmed that there is a satisfactory right of access over the shared driveway. Estimated re-instatement cost ( ) for insurance purposes 290,000 TWO HUNDRED AND NINETY THOUSAND POUNDS Valuation ( ) and market comments 330,000 The market value of the property as described in this report is 330,000 - THREE HUNDRED AND THIRTY THOUSAND POUNDS. This figure assumes vacant possession and that the property is unaffected by any adverse planning proposals, onerous burdens, title restrictions or servitude rights. Report author: Graeme Armour, BSc MRICs Company name: Address: Signed: Helensburgh - Allied Surveyors Scotland Plc 13 Colquhoun Street Helensburgh G84 8AN Electronically Signed: DDD74D7-E43A Date of report: 03/04/2017 Page 19