Homebuyers Survey. Final Report. Mr Client. A Home, A Street, A Town. 3rd July 2014

Transcription

1 Homebuyers Survey Final Report Mr Client A Home, A Street, A Town 3rd July 2014 Alpine Water Management Ltd Dorset House Regent Park Kingston Road Leatherhead KT22 7PL Tel:

2 Contents: 1. Introduction 2. Site Investigation Report 3. Conclusion 4. Further Recommendations Introduction Alpine Water were requested to undertake a Homebuyers Survey at the clients property, as the client was looking to purchase the property as a renovation project.

3 Homebuyers Survey Final Report Client: Mr Client Address: A Street, A Town, A County AA11 1AA Consulting Engineer: Mark Dobson Date: 03/07/14 Investigation Instruction: Undertake a survey of the property for purchase purposes Property Details: Use Of Property: Domestic Number Of Staff / Family Members: Proposed 4 Property Style: Semi detached App. Year Of Construction: 1930 Number Of Floors: 2 Listed Building: No Wall Construction & Covering: Solid Brick In A Conservation Area: No Roof Construction & Visual Condition: Tiles Good Cond. Historical Information On The Property: The property was last occupied a year prior to the survey. The property has been poorly maintained, and as a result has deteriorated to the current state. Have Plans Been Provided: No Was Full Access Provided: No Comments: We could not gain access to assess the SE side of the property External Details: Wall Condition & Details: The external brick walls are deteriorated and generally in good condition, however some are deteriorated on the West side, with up to 10mm erosion in places. The render at the base of the wall has broken away in places. There are patches of poor pointing which will allow water penetration. DPC In Place: None DPC Type / Condition: Vent Brick Details: A couple of low level vents Guttering Condition: Poor condition - Heavy vegetation External Fixtures & Fittings: N/A Windows & Doors: Wooden doors, UPVC windows Pathways & Garden Details: Conc, Gravel, Overgrown Chimney Stacks: 1 Chimney Stack Condition: Brick work and pointing eroded up to 10% Water Supply Checked: Yes No leaks detected Drainage Details: Manholes and pipe work in good condition. Some root infestation. Internal Details: Ground Floor Construction & Covering: Suspended wooden carpet covered, Kitchen and Conservatory Concrete Room Details: 3 x Bedrooms, Bathroom, Lounge, Dining Room, Kitchen and Conservatory Heating Type: Vented system Air Con: No Blocked Fire Places: No, 5 Open Details Of Internal Room Changes & Construction Modifications: Wall removed in Dining Room. Conservatory added to rear of Kitchen.

4 Kitchen / Utility: Oven / Extractor Details: Extractor fan over gas oven Equipment Details: Oven only Bathroom(s): Air Extraction Details: No extraction Other Specific Room Details: None Property Insulation Details: None. The property is solid brick construction. There is old deteriorated insulation in the roof space. Specific Mould / Fungi Details: Black mould in the pantry/boiler cupboard, as a result of condensation and poor ventilation. Specific Construction Details: The conservatory has been added, and the connection to the property is poor, thus allowing water penetration.

5 Conclusion This investigation was undertaken in order to ascertain the levels of damp within the property, and to highlight the areas of concern. The report and investigation should not be taken or accepted as any form of structural survey. It should be noted that access was not possible into the neighbouring property, and therefore a complete assessment could not be undertaken. In addition, as the property had not been purchased, intrusive techniques were not authorised. In order to ascertain levels of damp and moisture content, and therefore areas of concern, a Relative Damp (RD) and Moisture Content (MC) survey was undertaken. Lounge: All levels were acceptable and as expected except for beneath the bay window, where MC levels were up to 38%. The external side wall and recess to the left of the chimney have been dry lined, possibly in an attempt to cover the damp walls. RD levels on the side wall were up to 265, with MC levels if 28%. The area of highest levels was in the middle of the wall, indicating that there is penetrating damp from the outside. An external assessment indicated eroded bricks which appear to be porous. Around the electric box the RD levels were in excess of 500, thus indicating damp. An external assessment found the area to be covered in Ivy, which has aided water penetration. Entrance Hall: Within the entrance hall leading from the front door, there is evident damp adjacent to the radiator. The dampness spreads from the front door through to the base of the stairs. The level of damp is up to 400mm above floor level, with RD levels up to 1000, and MC levels between 46 & 100%. There were high levels detected in the recess/ corner beneath the light switch at the bottom of the stairs. The RD level was up to 1000 at a level of 1.1m, and an MC level of 33%. This would indicate severe penetrating damp from the other side of the wall, however we were unable to gain access in order to diagnose the damp. In order to assess the possibility of rising damp, or moisture originating from the ground, a test was undertaken to ascertain if Nitrates or Chlorides were present. The test proved positive as can be seen in the larger pot (yellow indicates Chlorides), and in the smaller pot (red indicates Nitrates present). Therefore we believe it is ground water causing the issue through the hall, and under the stairs. As we are unable to gain entry into the adjacent property, or their rear garden, we can not confirm if it is rising damp, or possibly a raised flower garden or similar. The floor boards directly adjacent to the wall indicate that the joists are potentially damp beneath, as the MC level is 28%. Dining Room: The recess to the right of the fireplace, and the external side wall have been dry lined as per the adjacent lounge. All readings that were obtained on the surface were acceptable with RD being "Dry". We believe that with intrusive methods the readings would have indicated damp on the external wall, as there is deterioration to the external elevation. Adjacent to the right of the wooden garden doors, there is damp to the left of the radiator. The damp would indicate an issue with rising moisture, that we believe is associated with the external waste water gully. Beneath the stairs the damp continues from within the entrance hall, but to a slightly lesser extent.

6 Conclusion Continued. Kitchen: To the left and right of the kitchen window the RD levels are high, and the plaster is blown, indicating penetrating damp from the outside. We were able to assess the wall behind the corner kitchen unit, which is again adjacent to the waste water gully. The RD levels were up to 1000, with MC levels up to 100%, indicating high levels of damp. As per the entrance hall, a sample of plaster was tested, and the results indicated traces of Chlorides and Nitrates, which would indicate that damp is rising at that point. Throughout the remainder of the kitchen, there were medium to high levels of penetrating damp, with MC levels of up to 80% in the pantry/boiler cupboard, and MC levels of 48% on the external wall that the conservatory is built onto. The conservatory floor has been laid at a higher level than the kitchen floor, which in turn is allowing water penetration from beneath the conservatory floor, hence the severe damp on either side of the entrance into the conservatory. At these points the plaster is totally blown, and MC levels are up to 100%. Landing First Floor: RD levels were acceptable up until the equivalent height of the top of the landing window. Above this height the RD levels were up to 800' and MC levels up to 28%. We were unable to undertake an external assessment of these points due to non access. Front Bedroom: Similar to the rooms on the ground floor, dry lining has been utilised on the external walls, in order to cover the damp. We are unable to obtain damp levels behind the dry lining but suspects the levels could be high. There is one area of concern in the room, to the top right of the bay window. There is an area of damp with RD levels of 455, and MC levels of 20%. An external assessment found the facia boards to be rotten, as water is pouring over the guttering, and running down the facia board, and thereafter penetrating the wall. Second Bedroom: As per the front bedroom, the side wall and to the right of the fire place have been dry lined. All levels were acceptable, apart from a high level patch of damp between the window and the shower, at a height of 1.8m, with RD levels of 700, and MC levels of 24%. We were unable to access the roof at this point, however we believe that there is an issue with the roof valley, which is causing penetration above the damp location. The wall within the bathroom was also damp at the same point.

7 Conclusion Continued: Bathroom: Within the bathroom the only damp located was to the left of the window, beneath the roof valley as previously detailed. Rear Bedroom: On the wall with the chimney breast there were patches of damp with RD levels of up to 1000, and MC levels of up to 100%, thus indicating severe water penetration on this side elevation. The chimney is also effected with water penetration, and although we were unable to view the chimney, we would assume that the brick work and pointing have deteriorated. In addition there were RD levels indicating the rear elevation is "at Risk" of damp, and to the left of the window below the 1m level, RD levels were up to 1000, and in the corner of the room, the MC level was 48%. An external assessment found that the guttering was broken above this point, and we believe that water has run down the wall and penetrated the wall. Exterior Of The Property: As stated previously, the brickwork is eroded in places up to 10%, and the pointing has deteriorated around the building. This is the main reason for water penetration into the property, and we believe the reason for the dry lining across the side wall in the lounge, dining room, and first and second bedrooms. There is also plant growth in various locations around the property against the walls, which will aid the water penetration, and deterioration of the bricks and pointing. The guttering are in a poor condition, with vegetation throughout. This is causing the guttering to be inefficient and overflow, again adding to the water penetration. This has also caused the Facias to become rotten in places. The chimney stacks were assessed by using powerful binoculars, and both stacks showed signs of deterioration, with eroded brick work, and deteriorated pointing. We have already stated the result of the chimney stacks absorbing water, when the assessment of the rear bedroom was detailed.

8 Further Recommendations As detailed in the conclusion, there are many issues that require attention, and further investigations required when access can be arranged with the adjacent property, and if the property is purchased. The recommendations have been listed in the order in that the survey was undertaken. 1. The brick work should be assessed, and all bricks with 5 to 10% erosion should be considered for replacement, and all bricks with over 10% erosion should be replaced around the building. 2. All of the deteriorated pointing should be raked out and replaced with a lime based mortar in order to allow the breathing process. 3. The two chimneys should be assessed and the brick work replaced, and pointing rectified as per points 1 & 2. The lead around the stacks should be assessed and replaced if necessary. 4. The rotten facia boards should be replaced where necessary, and the guttering repaired and cleaned of vegetation. 5. The roof valley should be assessed by a qualified roofing company over the bathroom and second bedroom, and the issue rectified that is causing water penetration. 6. The render between the upper and lower bay windows should be removed, and if replaced, then a lime based render should be utilised. 7. The dry lining should be removed throughout, in order that the internal elevations of the solid wall can be assessed thoroughly, and the walls can dry through the breathing process. 8. The vegetation around the property should be removed from the walls. 9. Access should be gained into the neighbouring property, in order that a full assessment can be undertaken, in order to confirm the exact cause of the damp along the entrance hall and under the stairs. In addition the cause of damp at the bottom of the stairs can be assessed, although we believe it to be penetrating damp. 10. The carpets should be lifted, and the floor boards raised adjacent to the external walls, in order to assess levels of damp and deterioration throughout the ground floor. 11. The external waste water gully should be broken out and replaced, as we believe that it is cracked and leaking into the adjacent ground, thus causing damp in the corner of the kitchen and the dining room. 12. The concrete floor in the conservatory should be dropped to a level below the kitchen floor, in order to stop water penetration. 13. The conservatory should be sealed correctly to the property, in order to stop water ingress. 14. The frame around the garden doors in the dining room should be replaced as it is rotten. 15. To the side of the property, the vegetation and ground/earth levels have risen with waste. This should be dropped to the original level, in order to stop water penetration at a low level. 16. There are areas throughout the property where plaster is blown and deteriorated. This should be replaced with a lime based plaster on external walls, in order to allow the natural; breathing process to aid the drying of the walls.