Home Report. JOHN S STOCKAN, BSc FRICS Chartered Surveyor. Property address: Birsay Orkney KW17 2LU. Birsay Orkney KW17 2LT

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1 JOHN S STOCKAN, BSc FRICS Chartered Surveyor Property address: Customer: Customer address: Hesta Birsay Orkney KW17 2LU Mrs Evelyn Moar Kambister Birsay Orkney KW17 2LT Date of inspection: 12 August 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 bungalow together with several large outbuildings and approximately 4 acres of land. The property is used for entirely residential purposes although it is vacant at present. The front of the property faces west. Accommodation Ground Floor: Entrance Vestibule, Hallway and Passage, Sitting Room, Kitchen and Dining Room, Utility, (3) Bedrooms, Study/Bedroom, Bathroom. Gross internal floor area (m 2 ) The gross internal floor area of the property is approximately 90m 2. Neighbourhood and location The property is situated in the Northside area of Birsay at the north west corner of the Orkney Mainland. The property is in a rural location not far from the sea. Local amenities include a shop at the nearby Palace village, and primary school, shops and doctor s surgery in Dounby some 5 miles distant. 113Q Hesta, Birsay, Orkney KW17 2LU Page 1

4 Neighbouring properties are mainly private dwelling houses and small-holdings. Age The property is approximately years old but appears to have been partially renovated about 25/30 years ago. Weather Chimney stacks The weather was overcast with heavy showers of rain following a period of quite reasonable weather. The report should be read in context of these weather conditions. There are two chimney stacks, one on the south gable serving the sitting room and one in the middle of the house serving the study/bedroom fire. They appear to be of block construction with a rendered or roughcasted finish. Each also appears to have twin copes but no lead flashings were visible. Visually inspected with the aid of binoculars where appropriate. Roofing including roof space Pitched timber framed roof structure comprising the original widely spaced timber trusses, timber purlins, lightweight rafters, plywood sarking and asbestos/fibre cement roof slates. Ridge tiles are bedded in mortar. Concrete skews have been formed at each gable but no lead flashings were visible. The roof space was noted to be insulated to a depth of approx. 150mm. 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. Head and shoulders inspection of the roof space only through the hatch in the passage. 113Q Hesta, Birsay, Orkney KW17 2LU Page 2

5 Rainwater fittings Rainwater fittings are grey half round upvc gutters and tubular downpipes. The front gutters are fixed with fascia brackets to a cement fascia band and the rear gutters with rafter brackets. Visually inspected with the aid of binoculars where appropriate. Main walls The mains walls appear to be of single skin brick construction 150mm thick lined internally with plasterboard on timber strapping. At a wall opening under the kitchen sink there was noted to be thin polystyrene insulation and a polythene vapour barrier behind the plasterboard but this construction cannot be confirmed for the entire house. The walls are finished externally with roughcast. The wall foundations were noted to be visible at ground level. 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 casements. The front door is a timber framed and lined unit with a full height narrow glazed panel. The rear door is also a timber framed and lined door with a double glazed panel. There is no other external joinery. 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/woodstained exterior joinery items. Visually inspected. Conservatories / porches There are no conservatories or porches. Visually inspected. 113Q Hesta, Birsay, Orkney KW17 2LU Page 3

6 Communal areas There are no communal areas. Circulation areas visually inspected. Garages and permanent outbuildings There are various outbuildings comprising the following:- Attached store & boiler room inside size 4.35x5.57m. Constructed of single skin brick walls, pitched roof clad with Big 6 corrugated asbestos sheeting and concrete floors. Original detached brick built sheds with pitched roofs clad with Big 6 corrugated asbestos sheeting and concrete floors. These sheds extend to approx. 168 sq.m. floor area. Block built sheds added to the rear of the original sheds and extending to approx. 318 sq.m. floor area. These sheds also have Big 6 corrugated asbestos roof sheeting and concrete floors. Visually inspected. Outside areas and boundaries The site is defined by post and wire fences and is understood to extend to approx 4 acres. It comprises an area around the house and outbuildings covered in rough grass and a field extending from the road down to the sea. Visually inspected. Ceilings The ceilings are mainly lined with plasterboard with many having an artex finish. Visually inspected from floor level. Internal walls The inside faces of the external walls appear to be lined with plasterboard on timber strapping. At an opening under the kitchen sink there would appear to be thin polystyrene and a polythene vapour barrier behind the plasterboard. It cannot be concluded that this construction extends all the way around the house. Most of the internal walls are of brick construction with a plastered finish. The remainder are of timber stud construction clad with plasterboard. 113Q Hesta, Birsay, Orkney KW17 2LU Page 4

7 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 solid (presumed concrete) construction. Unable to confirm if there is a damp proof course under the floors. 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 mainly panelled timber doors and plain or moulded facings and skirtings. The kitchen joinery consists of purpose made floor and wall units. Built-in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances. Chimney breasts and fireplaces There is a small tiled open fire in the study/bedroom. A freestanding fire has been removed from the fireplace in the sitting room. Visually inspected. No testing of the flues or fittings was carried out. Internal decorations Decorated areas include artexed, papered or painted ceilings, papered and painted walls and mainly painted woodwork. Visually inspected. 113Q Hesta, Birsay, Orkney KW17 2LU Page 5

8 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 a distribution (fuse) box and pay as you go meter in the entrance vestibule. 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. Water, plumbing and bathroom fittings There is a mains water supply to the property. The pipework, where visible, is of copper, alkathene and plastic supply pipes and plastic or cast iron waste and vent pipes. Sanitary ware to the bathroom includes a WC, washhand basin and metal bath with an electric shower over. The kitchen has a single bowl, double drainer sink. 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. 113Q Hesta, Birsay, Orkney KW17 2LU Page 6

9 Heating and hot water The property is heated by oil fired central heating to radiators. The Boulter Camray 3 boiler is in the attached shed and has a balanced flue through the wall. There is a small open fire in the study/bedroom which is presently boarded up. The freestanding fire in the sitting room has been removed. Domestic hot water is provided from an insulated indirect cylinder which is heated by the oil 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 The property is understood to connect to a private drainage system incorporating a septic tank. The tank could not be located. Drainage covers etc were not lifted. Neither drains nor drainage systems were tested. Fire, smoke and burglar alarms There are smoke detectors in the passage and utility. 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 fully 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. 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. 113Q Hesta, Birsay, Orkney KW17 2LU Page 7

10 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. 113Q Hesta, Birsay, Orkney KW17 2LU Page 8

11 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 3 The gable chimney appears to be sloping outwards at the top and there are cracks evident. Dampness, rot and infestation Repair category 3 Widespread dampness noted on the floors, walls and ceilings. In particular there is dampness on the walls and ceilings at the connection with the attached shed, under windows, along the base of some external walls, on the floors and on the internal sitting room partition where it abuts the external wall. There is wet rot in many of the windows and on skirtings etc. where they are in contact with damp walls and floors. There is also likely to be rot in hidden timbers where they are in contact with damp masonry. There is woodworm in the roof timbers. Chimney stacks Repair category: 3 As mentioned above the gable chimney is leaning outwards slightly and there are cracks in the roughcast. No lead flashings were visible around the chimneys. Where exposed the blockwork appears to have been quite roughly built. Roofing including roof space Repair category: 3 The colour of the slates has faded, particularly on the front elevation. There is a significant dip in the roof towards the south east corner of the front roof slope. These slates have a limited life-span and these ones are nearing the end of theirs. No evidence of lead flashings at the concrete skews and there is evidence of damp penetration at the skews next the attached shed. 113Q Hesta, Birsay, Orkney KW17 2LU Page 9

12 Rainwater fittings Repair category: 3 The rear gutters are poorly supported as the brackets are too widely spaced causing them to dip. Main walls Repair category: 3 The wall foundations appear to be at ground level in many areas with no frost cover. Many areas of boss and cracked roughcast. Cracks in the roughcast above the kitchen windows. Windows, external doors and joinery Repair category: 3 Significant wet rot in most of the timber windows. External decorations Repair category: 2 Suffering the effects of weathering and wood rot. 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 Repair category: 3 113Q Hesta, Birsay, Orkney KW17 2LU Page 10

13 The outbuildings are generally in very poor condition with several being unsafe with missing sections of roof and cracked and distorted walls. Outside areas and boundaries Repair category: 2 No significant defects noted although there is scope for further development of the ground around the house and outbuildings. Ceilings Repair category: 2 No significant defects noted but some are suffering the effects of dampness. Earlier forms of artex may contain asbestos fibres and the recommended precautions should be taken if it were to be removed, cut or drilled. Internal walls Repair category: 2 No significant defects noted but some are suffering the effects of dampness. Floors including sub-floors Repair category: 3 There is dampness in the floors and they may not include an effective damp course. Internal joinery and kitchen fittings Repair category: 2 Generally suffering from wear and tear. Chimney breasts and fireplaces Repair category: 3 Cracked and chipped tiles to the study/bedroom fireplace. Advise that both chimneys and flues be checked before any further use. 113Q Hesta, Birsay, Orkney KW17 2LU Page 11

14 Internal decorations Repair category: 2 Suffering the effects of dampness and wear and tear. Cellars Repair category: N/A There are no cellars. Electricity Repair category: 3 Basic installation which may have been affected by dampness. Advise that the installation be checked and tested before any further use. 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 Repair category: 2 Generally a basic installation and complete upgrading is likely. Uninsulated tanks and pipework in the loft. Heating and hot water Repair category: 2 The present installation is unlikely to provide full central heating. The oil boiler is likely to require a service (possible replacement) and the radiators are of an older type with no thermostatic valves fitted. Upgrading/replacement is likely. 113Q Hesta, Birsay, Orkney KW17 2LU Page 12

15 Drainage Repair category: 2 Unable to comment as the septic tank was not inspected. The installation should be checked. 113Q Hesta, Birsay, Orkney KW17 2LU 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 3 Dampness, rot and infestation 3 Chimney stacks 3 Roofing including roof space 3 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 3 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 3 Internal decorations 2 Cellars N/A Electricity 3 Gas N/A Water, plumbing and bathroom fittings 2 Heating and hot water 2 Drainage 2 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. 113Q Hesta, Birsay, Orkney KW17 2LU 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 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? No 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? Yes 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 Yes 113Q Hesta, Birsay, Orkney KW17 2LU 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 etc. That the Title is clean and Heritable with no onerous burdens or conditions. That the septic tank conforms to SEPA regulations. That any alterations received all the necessary approvals and completion certificates. Estimated re-instatement cost for insurance purposes 175,000 (One Hundred and Seventy Five Thousand Pounds). This estimate is for the house and attached outbuilding only. Valuation and market comments The market value of the property as described in this report is 60,000 ( Sixty 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: 15 August Q Hesta, Birsay, Orkney KW17 2LU Page 16