Hepburn & Associates Independent Chartered Building Surveyors. 66 The Street The Town Kent XX1 2XX BUILDING SURVEY

Transcription

1 Independent Chartered Building Surveyors 66 The Street The Town Kent XX1 2XX BUILDING SURVEY Mr & Mrs Good Client Present Address The Town Kent XX1 2XX 04 March 2011 Ref: RFH/xxxx/BS Regulated by RICS

2 CONTENTS INTRODUCTION.4 Name and Address of Client 4 Property Address.4 Council Tax Band.4 Date of Inspection.5 Weather.5 Limits of Inspection.5 SITUATION AND DESCRIPTION...6 Property type.6 Accommodation.6 Outbuildings and parking 7 Approximate age.7 Orientation.7 Location and amenities 7 Tenure.7 Summary of construction 8 COMMENTS ON CONSTITUENT ELEMENTS 8 Chimney stacks.8 ROOFS.9 External Areas.9 Roof Space.12 Rainwater Goods.13 WALLS.14 EXTERNAL JOINERY..18 EXTERNAL DECORATIONS..19 CEILINGS, WALLS, PARTITIONS AND FINISHES 20 Ceilings 20 Internal Walls & Partitions 21 CHIMNEY BREASTS, FLUES AND FIREPLACES. 22 FLOORS 23 DAMPNESS 25 INTERNAL JOINERY...26 TIMBER DEFECTS 27 2 of 46

3 INTERNAL DECORATIONS..29 CELLARS AND VAULTS.. 29 THERMAL EFFICIENCY..29 OTHER MATTERS 30 Security 30 Fire Precautions 30 SERVICES 32 Electricity 32 Gas 33 Plumbing and Heating..34 Sanitary Fittings 37 Drainage 37 EXTERNALLY 38 Garages and Outbuildings..38 Site 39 GENERAL 40 Points for your Legal Advisor to Check 40 Roads and Planning 41 CONCLUSIONS 42 PREVENTATIVE MAINTENANCE NOTES. Appendix A DIAGRAM OF A TYPICAL HOUSE. Appendix B PHOTOGRAPHS... Appendix C GLOSSARY OF BUILDING TERMS..Appendix D 3 of 46

4 INTRODUCTION Hepburn & Associates Further to your written instructions of xx January 2011 we have now undertaken a Building Survey of the above property. The report has been prepared in accordance with our Conditions of Engagement and should be regarded as a comment on the overall condition of their property and the quality of its structure and not as an inventory of every single defect. It relates to those parts of the property, which were reasonably and safely accessible at the time of inspection, but you should be aware that defects could subsequently develop. The report should be construed as a comment upon the overall condition of the property and not as an inventory of every single defect, some of which would not significantly affect the value of the property. We had not inspected the building during its recent lifespan and therefore it is not possible for us to comment on the workmanship in areas that are now covered, or otherwise concealed. Your legal advisor should confirm that all necessary statutory approvals have been obtained and the works were supervised and checked for compliance with statutory requirements. Name and Address of Client Mr & Mrs Client Present Address The Village Kent XX1 1XX Property Address Victorian House The Town Kent XX1 2XX Council Tax Band 4 of 46

5 The agent s details do not indicate the tax band. This can be checked and confirmed with the local authority can advise on the level of local taxation. Date of Inspection The property was inspected on Monday xx January Weather The weather over time of inspection was dry but overcast. This follows a relatively settled period of weather. Limits of Inspection The property was unoccupied but with the floor coverings laid in the hall and kitchen areas, and consequently our inspection has been limited in some respects. As will be appreciated, an inspection of areas covered by floor coverings will only be possible once the property has been fully cleared and vacated. You should appreciate that due to the nature of this report as a pre-purchase investigation, we have not been able to inspect woodwork, brickwork or other parts the property or its services, which are covered, unexposed or inaccessible, and we are therefore unable to report that such parts of the property are free from defect. You should be aware that defects could develop or become worse in a property after the date of inspection, particularly if not well maintained. This report is based on the condition of the property at the time of our inspection and no liability can be accepted for any deterioration in its condition after this date. Where defects are described in his report, in many cases their extent can only be fully obtained upon further investigation or by carrying out of repairs. Further investigation of defects may be necessary before costings can be produced. Also is possible that concealed defects may become apparent at this stage. Consequently it is recommended of that, where possible, any further investigation be undertaken before the legal commitment to purchase. The vendors express written consent would be necessary in respect of any further investigation works carried out prior to purchase and allowance should be made for 5 of 46

6 reinstatement works should you not proceed. The report must be read as a whole and although we have stressed certain items which we consider as essential, other items in this report must not be neglected. Any figure of course provided within this report or given verbally is a rough guide only and should not be taken as a firm estimate. It is very strongly advised that competitive estimates be obtained from suitably qualified and experienced builders or specialists in respect for defects or works of repair, as described in this report, prior to agreeing a purchase price and legal commitment to purchase. The carry out of repairs may result in associated rectification works e.g. reinstatement of services. It should be appreciated that there may be other matters of a personal choice which will involve expenditure in the future, such as modernisation of fittings and furnishing. SITUATION AND DESCRIPTION Property type The subject property comprises a Victorian two storey mid terraced house with a two storey rear projection and a single storey outbuilding to the rear. We understand that you are buying the property as an investment, presumably to let the property or for immediate resale following full scale refurbishment. We have therefore indicated areas where improvements can be made at reasonable cost to maximise rental income or improve saleability and therefore resale value. Accommodation The client is assumed to have inspected the accommodation and found it suitable for their purposes. The following is therefore only a brief description: - Ground floor: - Hall, Living Room, Kitchen/Diner, Rear lobby, Bathroom (Bath, WC and shower cubicle. First floor: - Three bedrooms (the third accessed off of the second bedroom). The estate agents sales particulars, including room sizes, have not been checked for accuracy. 6 of 46

7 Outbuildings and parking Hepburn & Associates There is a single storey outbuilding to the rear of the bathroom area which used to form the external WC and fuel store. The dividing partition has been removed. There is no garage the only parking is in the road outside the property. The road is relatively narrow and parking close to the property at peak times, evenings and weekends may be more difficult due to the close proximity of the local shops and amenities. Approximate age We estimate that the property dates from around the turn of the century and is therefore in the region of 110 years of age. Orientation Directions are given as both facing the front elevation and descriptions of the building may be given as left and right. Location and amenities The property is located in an established residential area within easy reach of local amenities. Fuller facilities are available within 5 miles and the property has good access to the M20 and M2 motorways. Tenure We understand that the property is to be sold freehold and with vacant possession available on completion. Your legal advisor should confirm whether this is the case. 7 of 46

8 Summary of construction Hepburn & Associates Walls: The external walls are of traditional nine inch (225mm) solid masonry construction with an external rendered coating of pebble dash render finished in masonry paint decoration. Roof: The roof is of pitched timber construction covered with a replacement covering of concrete interlocking tiles. Windows: Windows have been mainly replaced in basic quality Upvc double glazed units situated directly into brickwork surrounds. COMMENTS ON CONSTITUENT ELEMENTS Chimney stacks Chimney stacks have been inspected from ground level only within the limitations of the site area and ground levels. The stability and condition of chimney stacks, flashings and chimney pots etc., can only be ascertained by close inspection from long extension ladders. Such an inspection may reveal concealed defects, possibly instability. Not all chimney stack elevations could be seen from ground level or relevant vantage points. Chimney stacks can be weakened by storms and are prone to frost attack. Repairs can be necessary periodically as part of normal maintenance. As you will appreciate, the internal condition of chimney stacks and flues cannot be ascertained from an external inspection. Flues should be swept prior to use. There is a chimney stack to the right hand party wall penetrating the ridge shared with the adjoining property. The stack is adequately upright and the brickwork and pointing in fair condition showing only normal weathering. Where the stack penetrates the roof covering an adequate lead flashing has been provided. Whilst there is some evidence of old staining internally below the flashing there is no evidence of recent leakage which indicates that the flashing is in satisfactory functioning order. Proposed repairs to shared chimney stacks should be carried out following consultation with adjoining owners. In buildings of this age chimney stacks did not usually incorporate a damp proof course within the structure where they penetrate the roof covering. As a consequence damp can penetrate downwards through the brickwork if not well maintained making 8 of 46

9 adjoining timbers vulnerable to decay. Good maintenance of the pointing and flashing is therefore essential. The chimney stack to the left hand party wall serves the adjoining property only but again the flashing where it abuts the subject properties roof covering appeared to be in good order and no internal leakage was noted. There would have been a chimney stack to the rear left corner of the rear projection. This has been removed and the roof covering extended over. From what could be seen from the limited view from ground level this appears to have been carried out at the time of recovering of the roof. Internally the remainder of the chimney breast has been removed from the upper bedroom and roof space above. However please see our later comments concerning the rear wall of Bedroom 3 where there is now only a section of single skin brickwork which will be prone to dampness and condensation problems. This chimney breast would have been unlikely to have been taken down to the ground floor room being corbelled out at ceiling level. However within the kitchen no evidence of any remaining chimney breast or infill was visible. This flue would have served a fireplace within the third bedroom and a copper flue from the kitchen (now the bathroom). It is good practice to fit cowls and internal vents to disused flues so as to prevent rain running down the flues. Through ventilation of disused flues is essential otherwise dampness can occur in the chimney breasts. We did note that the flues have the original chimney pots and have not been capped or fitted with cowls. Please see later comments concerning the internal air ventilation to disused flues under the main Chimney Breast heading within the internal aspect of this report. Aerials secured to chimney stacks should be checked periodically from long ladders for evidence of corrosion and weakness. The masonry to which the aerial is secured should be checked. Tall aerials in particular can exert significant stresses in the chimney stack brickwork during high winds. Obviously roof coverings can be damaged should an aerial fall and there is potential for personal injury. ROOFS External Areas 9 of 46

10 Roof slopes have been inspected from ground level only within the limitations of the garden area and height of the building. The condition of any concealed areas can only be ascertained using long builders ladders. Pitched roof coverings have been inspected from ground level only with the aid of binoculars within the limitations of the surrounding area and the height of the buildings. We cannot confirm the condition and freedom from defect of concealed areas invisible from ground level. Inspection of such areas, where they may exist, can only be carried out using long builder s ladders. Only a limited view of the rear apex section was possible from ground level. Inspection of the roof tiles was limited to the exterior because of the bituminous roofing felt laid underneath. Consequently the condition of the underside of the tiles is not known nor can we advise as to the method of fixing. Similarly the condition of the timber battens, which support the tiles, is not known. The surface of the tiles is prone to weathering and verges, ridges etc may need repair periodically. As noted previously the original slated roof covering has been replaced with concrete interlocking single lap tiles probably about years ago judging by the extent of weathering noted. Overall the extent of weathering noted was typical of age and the tiles appear to be in reasonable order with no evidence of significant distortion which can be a problem if the roof structure has not been strengthened to take the increased weight of the concrete tiles over the original slates. It must be appreciated that these tiles are likely to be heavier than the weight of the original roof covering and consequently the loads imposed on the roof framework may well have increased. Such additional loading can result in deflection of the roof framework and increased outward pressure on the upper parts of the external walls. In the case of the subject property we have noted under the following section that the roof structure has been adequately strengthened to take the increased loadings. Roof valleys are susceptible to blockage and deterioration. Leaks can result in timber defects and other damage. Such areas must be checked and overhauled regularly from long extension ladders. The condition of concealed valleys cannot be confirmed from ground level inspection. No external view of the valleys to the abutment of the rear projection roof to the rear roof slope was possible from ground level but internally we did note indications of damp ingress particularly below the internal right valley at lower level. This is likely to indicate that the valley lining in this area may be blocked or defective. We would suggest that as part of your refurbishment of the property that you have your contractor inspect the condition of the valleys and carry out any necessary repairs. 10 of 46

11 Slight moss and algae growth is present on the rear roof slopes. This can impede the run-off of rainwater, block gutters, damage roof coverings and cause water penetration, leading to rot and decay. It may be part of the cause of the problems noted to the valleys discussed above. Removal of moss should be undertaken regularly and consideration given to chemical treatment to prevent re-growth. Regular clearance of gutters is likely to be necessary if blockage and overflow are to be avoided. Mortar joints and coverings to hips, ridges and verges are prone to frost damage and weathering. Such areas can require repair periodically. Bedding of ridge and hip tiling to the rear apex section appears to be in good order. Half round ridge tiles have been provided to weather the joint between the roof covering of the subject and adjoining property, these are particularly prone to frost damage and subsequent leakage due to natural expansion and differential movement. Whilst no significant internal leakage was noted at the time of inspection we did note some minor cracking to the bedding at lower level to the front. This area should also be checked and repaired by your contractor to prevent future problems occurring. The roofing felt underneath the tiles should extend into the gutters at eaves level. Where this is not the case, or where the roofing felt is damaged, water running on top of the felt could cause rot to occur to eaves timbers. Joinery repairs and replacement felt will involve removal and replacement of the lower tiles. Timberwork to roof joinery is prone to rot and decay if the paint decoration or protection is not well maintained every 2 to 3 years. Limited inspection from ground level particularly to the rear outbuilding indicated the joinery in this location to be in fairly poor order and the paint decoration in need of urgent attention. Although the gutters have been replaced it is apparent that the original facia boards may not have been renewed where they have been damaged by the original gutters. It is likely that extensive replacement of timber will be required, and as part of this work the guttering will need to be removed and replaced. Please see later comments under the Rainwater Goods heading. In future they will require general overhaul and redecoration on a cyclic basis every 2-3 years if deterioration is to be avoided. The guttering does conceal areas of the roof joinery, we cannot confirm the condition where hidden. The roof space is unventilated and condensation problems could become apparent to the roof space, particularly on the underside of the roof covering. Consequently it is advised that ventilators be installed in accordance with current Building Regulations as part of the work discussed above. This is also particularly important if you intend to upgrade insulation at ceiling level in the roof space to modern recommendations. 11 of 46

12 The roof covering to the front bay roof is of bituminous felt which is today considered a short life material requiring regular renewal. Externally the felt is clearly old and there does not appear to be an adequate flashing to the abutment to the front wall, although internally there was no evidence of apparent leakage to the internal finishes. Overall this covering has reached the end of its useful life and we would suggest that as part of the roof works discussed you consider having this replaced with a long life material such as slate or plain tiles with a good quality Code 4 lead flashing to the front wall. As part of this work the roof structure should also be checked, insulation and ventilation improved. Roof Space A general inspection of the roof timbers has been made but we have not inspected all surfaces of every length of timber because of the style of construction and restricted access. An internal inspection was carried out via the trap hatch located over the hot water cylinder in the airing cupboard. Stored goods, insulation and any boarding/lining have not been moved limiting inspection. Loose boarding was noted and this requires careful access to prevent damage to the ceilings and possible injury. Boarding should be removed or firmly fixed. Internally we did note that the roof structure is of traditional cut and pitched timber construction and has been adequately strengthened by additional struts onto the spine partitions and a collar between the purlins. Whilst there is the normal minor splits and warping to the timbers typical of age and type, the roof structure is adequately upright and free from significant large scale distortion indicating that it is adequate to carry the increased weight of the concrete tiles. Each and every timber has not been inspected in the manner of a Timber Specialist report. Timbers were inspected on a random basis only. Inspection of the timbers, especially ceiling joists was limited by insulation or loose boarding which has not been moved. Timbers inspected on a random basis where accessible did indicate no evidence of active infestation. We cannot confirm freedom from defects in concealed areas. We would draw your attention to further comments under the Timber Defects heading later within this report. There is a layer of bituminous based under slating felt below the covering. This does hide the condition of the underside of the covering, battens and fixing arrangements. However, the felt where inspected on a random basis was in acceptable order for its age and type. 12 of 46

13 Below the valleys to the rear apex particularly to the internal right hand side we did note evidence of water and damp ingress which indicates problems with the valley linings as discussed under the external aspects. As part of the repair works the condition of the timber below should be checked for any decay which may have occurred in concealed areas. As noted previously the roof space is unventilated and condensation problems could occur, particularly to the underside of the roof covering if insulation levels are to be upgraded, resulting in possible rot and decay to the roof framework. Consequently it is advised that ventilators be installed in accordance with the latest Building Regulations as part of the work to the gutters and facia boards. It is important that insulation is kept clear from the eaves so that the roof space is properly ventilated so as to reduce risks of condensation, which could result in rot and decay. The loft space should be used for storage of lightweight items only. Due to the nature of the bay roof construction there is no accessible roof void. We cannot therefore comment on the construction, the condition of supporting timbers, standards of ventilation or levels of insulation. Timbers in the roof construction can be affected by decay if water penetration occurs due to lack of maintenance of the covering. Deterioration may occur before signs become apparent on visible surfaces. When renewing the covering as part of its limited life, it is advised that the underlying roof construction be checked and insulation/ventilation be upgraded to current expectations. Rainwater Goods Gutters and down pipes were inspected from ground level only. As it was not raining at the time of inspection it is not possible to confirm that the rain water installation his free from blockage, leakage etc., or that it is capable of coping with long periods of heavy rainfall. Rainwater goods must be maintained in a watertight condition otherwise external walls can be damaged and dampness could penetrate internally. Leaking, badly aligned and blocked gutters can cause eaves timbers and rafter feet to rot. Eaves timbers should be overhauled when redecorating, where leaks have occurred some replacement may be necessary. The condition of concealed eaves timbers is not known. Gutters, downpipes and gullies will need clearing out periodically. 13 of 46

14 The original cast iron gutters have been replaced in extruded aluminium ogee sectional items however we are concerned about the standard of installation work and that the original facia boards may not have been replaced. The original gutters would have been prone to leakage at joints and this would have resulted in localised decay. Similarly if the facia boards have not regularly redecorated they may have succumbed to decay. Examination of the gutter to the rear outbuilding certainly indicated poor fixture to the facia board and the view from ground level indicated evidence of leakage at joints to the adjoining properties gutters. We also noted evidence of weed growth and blockage to the rear gutter. Overall the standard of installation of these gutters appears to be poor and further work is required which is likely to involve removal and replacement of the facia boards in affected areas. We would suggest that you allow for a general overhaul of the gutters and facia boards as part of your refurbishment works. This work should also include the introduction of roof space ventilation as discussed previously. The exact method of rainwater disposal is unknown and can only be ascertained by a full test of the drainage system outside the scope of this report. In a property of this age surface water is likely to be connected into the combined foul drainage system to the rear elevation and empties over the pavement to the front via a lateral pipe to the right hand side of the garden. We did note that the lateral section of the pipe remains in the original cast iron and is concealed by paving slabs. This is likely to be heavily rusted and leaking below ground level and may also be partially blocked. As part of the work to the gutters it would be wise to renew this section so that rainwater from the terrace is taken away from the front wall and any risk of potential long term damage to the foundations. WALLS As foundations cannot be inspected without considerable excavation and possible damage to the property we cannot comment on their construction, depth or condition. Adequate insurance cover in respect of damage arising through subsidence, landslip or heave is essential. The depth and construction of foundations can only be confirmed by further opening up work. In a property of this age, it is considered likely that they would be shallow by modern Building Regulation standards. Inspection from ground level indicated no evidence of significant structural cracking, bulging or distortion to the main house, which would indicate that the foundations appear adequate to carry present imposed loads. There was typical slight historic differential movement at the junction between the rear wall of the bathroom and the outbuilding. The foundations to the outbuilding in a building of this age are likely to be 14 of 46

15 relatively shallow and certainly shallower than the back addition. As such slight differential movement can occur at the junction and this is clearly visible to the cracking over the side door and distortion to the opening. However within the limitations of the inspection and lack of access to the adjacent garden, the movement appears to be historic and the structure has settled as a whole. Assuming that this outbuilding is to be used for storage only and not part of an extension of the bathroom then all that would be required is simple metal restraint strapping to the junction and flexible infill to the cracking. As noted previously the external walls are of traditional 9 inch (225mm) solid masonry construction with a pebble dash rendered coating finished in masonry paint decoration. Where walls are of solid construction there is always the risk that dampness could penetrate through the wall from the exterior. Consequently it is important to well maintain the external surfaces of the walls and any facings. It is also important to adequately maintain roofs, together with rainwater goods, defects in which could result in a concentration of water running down the outer face of the wall. This will damage brickwork and allow water to reach the interior. Where solid walls are lined internally it should be appreciated that there is the risk that concealed parts of linings, timber battens especially, could be subject to decay in the event of damp penetration. Similarly, timbers built into solid external wall such as lintels, wall plates, bonding timbers and floor joists are also vulnerable. Damage to such timbers could adversely affect the stability of the buildings structure. Under certain conditions a dry rot outbreak could develop. As such a good level of external maintenance is essential in a house of this age and type. Where walls are rendered, we cannot comment on the condition of the wall behind. The rendered finish may conceal distortions or other defects. Any cracked and defective rendering should be repaired to prevent damp penetration and damage to the wall behind. Where masonry paint decoration is applied this will be subject to environmental deterioration and require cyclic renewal every 3 5 years if appearance is to be maintained. Localised infill and repair may prove necessary as part of preparation work to minor hairline cracking at daywork joints, around window and door openings, and at lower level. Use of good quality breathable masonry paint decoration is recommended to allow natural evaporation of moisture from the solid wall beneath. Non-breathable coatings can cause trapped moisture to cause damage to the render coating and the decoration to have a short life span. The render is taken down to ground level below the damp proof course. It is therefore prone to damp resulting in blown and damaged render at lower level. We would suggest that the render is cut off at DPC level and a bell lip formed a minimum of 6 inches (150mm) above ground level in accordance with current Building Regulations. 15 of 46

16 The external walls have been inspected from ground level from within the site area and other adjacent publically accessible areas. The render to the front elevation and rear wall is in fair condition for age and type with no evidence of significant large scale blown or damaged areas. The masonry paint decoration is weathered and in need of renewal. The render to the rear projection is badly damaged at lower level to the bathroom area due to the noted rising damp problems discussed later in this report. When the damp problems are rectified the external render will need to be replaced to match existing. It is important to properly maintain the junction between the external walls and door and window frames otherwise rain can penetrate causing concealed rot and decay to window frames together with damp staining and damage to plastered reveals. Any cracks or splits should be repaired and a good quality silicone sealant injected. We did note that at some time in the buildings life the stone sill to the kitchen window in the rear wall at ground level has been removed and the render extended over. This arrangement is considered unsuitable and could lead to damp ingress and localised damage to the render and wall below. We would suggest that a new sill is cast in situ to match the originals with a proper rainwater drip to the underside. This will protect the wall and render below from frost and damp damage. Where masonry, plaster or linings conceal support over openings, the type of lintel is not known nor can it be confirmed that lintels actually exist. Similarly we cannot confirm the adequacy or condition of any concealed lintels. In older buildings timber backing lintels are common behind the brick arches and these can be subject to rot and decay without signs being visually apparent. It is very important to well maintain the exterior in this respect. Where there are brick arches over openings, such arches are prone to cracking and defection due to stresses in narrow bands of brickwork. Where this occurs, additional support and repair can be required. In a building of this age it is likely that timber-backing lintels will be provided behind brick arches. The condition of concealed timber lintels is not known but it is most important to well maintain the exterior if decay and beetle attack is to be avoided. Visual inspection did indicate no evidence of significant distortion over openings which would indicate that the concealed support is adequate to carry imposed loads. As there is no access available it is not possible to comment on the construction or condition of the load-bearing beam above the bay window opening. Rainwater penetration can give rise to the development of rot in supporting timbers and careful maintenance is required if such problems are to be avoided. It is important to properly maintain external dressings, adjoining roofs and the walls as any defects could lead to water ingress resulting in damage. When the works are carried out to the bay roof the opportunity should be taken to ascertain the condition of the concealed beam and the bay roof structure. It is not unusual for slight 16 of 46

17 differential movement to occur between the beam and the wall resulting in external cracking, which could permit water ingress. In a building of this age it is likely that only a basic slated damp proof course would have been provided to the external walls of the main section of the house; no such damp course would have been provided to the original kitchen area as this would have been considered a wet area. The position of the DPC is generally concealed by the external render. Therefore, the height and position of the course cannot be confirmed. Slate DPC s are now considered substandard and are prone to cracking and breaking down resulting in isolated rising dampness. It should be considered of limited effectiveness and upgrading is advised. There are some indications that a remedial DPC may have been injected to the front wall and bay area but this is very difficult see due to the pebble dash render and subsequent reapplication of the masonry paint decoration. Normally we would advise you to check that there is an existing and valid guarantee but as this property is understood to be subject to repossession any such documents may have been lost but your legal adviser should check. As noted later under the main Dampness heading there did not appear to be a significant problem of rising damp to the main section but there is serious rising dampness to the bathroom area which will require treatment works. Externally the render has been damaged and requires replacement. Please see later comments. It is important to ensure that earth, paths etc are kept at least 150mm below the level of any damproof course and internal floor levels otherwise bridging could occur resulting in dampness internally. Ground levels to the rear were satisfactory but to the front they could benefit from lowering to the above recommendation. Through ventilation of floor timbers within the sub-floor void at ground level is essential otherwise dampness could accumulate and decay, even dry rot could develop. Air bricks should be kept clear and unobstructed. The sub-floor space may require clearance. No subfloor inspection has been carried out; we cannot confirm the condition of concealed timbers. As is typical, in a house of this age and type, the size and number of airbricks provided is considered insufficient by modern Building Regulation standards. As a precaution the subfloor void and timbers should be inspected and an estimate obtained for additional airbricks and any associated works, including floor timber repairs. Airbricks in the external walls should be ducted though to the sub-floor void. A check should be made to ensure this is the case. As part of your refurbishment works we would suggest that additional airbricks are installed in accordance with modern recommendations together with a precautionary sub floor inspection. 17 of 46

18 EXTERNAL JOINERY Hepburn & Associates Windows and doors have been inspected on a random basis. It has not been practical to inspect all parts of windows and, where applicable, no external inspection has been possible in respect of fixed lights, fanlight, stuck or locked windows above ground level. An inspection of such windows will only be practical from long builder s ladders, outside the scope of normal surveyor s equipment. All softwood joinery is prone to rot and decay within susceptible sill, frame and lower sash members if not well maintained on a cyclic basis every 2 to 3 years. Windows and doors have been inspected on a random basis only. As noted previously the windows have been replaced in double glazed Upvc units directly into brickwork surrounds. These were noted to be of basic quality only fitted with simple furnishings incorporating simple security devices. They appear to have been fitted to a reasonable contract standard but a number of the glazing panels were noted to have failed with internal misting noted. The double glazed units should be hermetically sealed but the effectiveness of the seal is not known. Under certain weather conditions mist or condensation may develop within the panes, if the seal is damaged or incomplete requiring replacement of the glazing panel, which can be expensive. Enquires should be made as to the existence of any transferable guarantee but again this may not be available due to the properties recent history. With regard to any replacement windows installed since January 1 st 2002, we must stress the importance that your legal advisor checks that the contractor who carried out the installation work is a member of FENSA (which is a Local Authority Building Regulation requirement) and that a FENSA Certificate has been issued. Alternatively, all work must have been inspected at the time of installation by the Local Authorities Building Control officer and an appropriate completion certificate issued. If neither can be proven to exist, then we are unable to guarantee the quality of any installation work carried out. We are unable to confirm that the glazing is of tempered or laminated safety glass. This can have significant implications from concerning personal safety. Building Regulations requires the use of safety glass in the vulnerable areas. You should be aware that escape in the event of fire could be extremely difficult from rooms where there is double-glazing with fixed or fan light windows only. If this is of concern, you may wish to give consideration to modifying or replacing windows, particularly to upper levels, as appropriate. It would be advisable to confirm that where security devices are fitted to doors and windows they comply with your insurance company requirements so that you are fully covered by 18 of 46

19 contents insurance. Upgrading where necessary to meet their requirements is strongly recommended in all cases. All entrance doors should be fitted with 5 level mortise locks. We do recommend that security devices be provided to all windows at ground and first floor levels and where in close association with pitched or flat roofed areas. The advice of the local Crime Prevention Officer can be obtained in this respect. The front and rear entrance doors are of similar age and type to the windows and warrant similar comments. The doors have adequate multi-locking arrangements but we did note that the lock and handle to the front door are loose and require attention. Overall the windows and doors are basic but considered serviceable following repair and overhaul work. They are considered acceptable for your intended letting use. The timber work to the outbuilding at the rear of the bathroom is in need of overhaul and repair together with some renewal particularly to the doors and lower parts of the frames. It is clear that the joinery in this area has not been well maintained in the past. Basic repair and redecoration would be wise as part of your refurbishment as any potential tenants or purchasers are likely to want to use this outbuilding for secure storage. Roof joinery requires frequent maintenance and redecoration. Our inspection from ground level was limited and these timbers, particularly where concealed by gutters can require overhaul and repair when attending to renewal of decoration. As discussed under the roof and gutters headings we are concerned that significant renewals of the facia boards will be required when the gutters are attended to. It is possible that filler is now covered by decorations and this may become apparent during preparatory work for redecoration. EXTERNAL DECORATIONS Upvc windows and doors are self coloured and do not require decoration but can benefit from cleaning down, adjustment and lubrication, to maintain appearance and improve performance. The external decorative condition of the remaining timber joinery and to the roof timbers is generally poor and redecoration/overhaul is now required. Repairs and isolated timber renewals may prove necessary to the roof joinery as part of preparation works. We would advise that you obtain estimates from experienced contractors prior to purchase. This should include a suitable contingency sum to cover repairs to any concealed rot and decay. 19 of 46

20 When attending to external protection careful preparation will be essential. Flaking material should be removed and all external joinery overhauled, repairing as necessary. The full extent of any decay will only become apparent when preparatory work is underway. CEILINGS, WALLS, PARTITIONS AND FINISHES Ceilings Ceilings had been inspected from floor level and no opening up work has been undertaken. We cannot comment upon the condition of the structure hidden behind ceilings and the type of material used can only be fully ascertained by further investigation. Original ceilings in a property of this age would be of lath and plaster but may have been subject to replacement or over cladding in plasterboard. Ceilings of lath and plaster are now of some age and it must be appreciated that with ceilings of this type, repairs and replacements can prove necessary at short notice. Such ceilings do therefore have a limited remaining life. Typically they will suffer from cracking and may require localised repair and infill when attending to redecoration. All plasterboard ceilings are prone to shrinkage cracking at board joints and junctions of walls and ceilings. They can require localised infill when attending to renewal of decorations. In the case of the subject property the ceilings to the upper level and front reception room appear to be original but have been covered by artex or other decoration concealing their condition. However from what could be seen from floor level they where in fair condition with only minor hairline cracking noted which will require infill and repair as part of preparation works prior to redecoration. Older artex prior to 1970 s may contain low percentages (5-10%) of asbestos fibre as a binder. Left in place this is not considered a health risk however the presence of such fibres can only be confirmed by a further test by a licensed specialist. Please see later comments under the Hazardous Materials heading. Within the bathroom and kitchen area we are however concerned about the quality of recent works to the ceilings. Within the bathroom area it appears that an attempt has been made to drop the ceiling however this is to a very poor DIY standard and the material used unsatisfactory for its location. As part of your refitting of the bathroom a new ceiling will be required. The original lath and plaster ceiling to the kitchen appears to have been overclad in plasterboard, again to a very poor DIY standard without adequate jointing and finish. We are 20 of 46

21 concerned that the original ceiling may have been in poor condition and loose from the substrate. In view of the apparent poor quality of the work it is considered unlikely that the new ceiling boards will have been properly fixed back onto the floor joists. If the underlying lath and plaster is inadequately bonded to the plaster laths there could be significant danger of collapse. As such we would suggest that your contractor carefully inspect and assess the condition of this ceiling; we suspect that complete replacement may prove to be required if a safe and secure ceiling is to be provided. This would certainly be advised if you intend to let the property as you could be personally liable for the tenant s safety. We are also concerned that the down lighters fitted to the kitchen ceiling have not been installed correctly and that required insulation and ventilation may not have been correctly installed. Please see our further comments under the Services heading regarding the electrical installation. Internal Walls & Partitions Internal walls and partitions had been inspected from floor level; concealed parts would need to be opened up in order to ascertain the materials used and their condition. We cannot comment upon the condition of the structure hidden behind panelling, dry lining and other applied finishes, including where applicable heavy furniture and fittings. Defects may become apparent when wallpaper and other finishes are removed. The internal spine partitions between the front and rear room areas is adequately upright and free from significant distortion which would suggest that it is adequately supported. Door openings are reasonably square for a building of this age and type. We would point out that we have carried out no opening up to confirm adequacy of support, particularly to upper level partitions. The partition within the bathroom area is of poor DIY quality and it is assumed that you will be removing this as part of the refitting of the bathroom. The internal wall plaster within the main section of the property is generally in fair order for the age of the building. Inevitably weak areas do exist in most rooms and with any property of this age repairs and renewals should be expected periodically, particularly when attending to redecoration. Repairs in the vicinity of doors, windows and heat sources are to be expected. Plaster work to the bathroom area is poor as is the quality of the ceramic tiling. It is considered that complete renewal will be required particularly at lower level were the plaster will have become contaminated with ground salts due to the rising dampness issues discussed under the main Dampness heading. 21 of 46

22 The life expectancy of any remaining lath and plaster wall linings must be considered limited, repairs and renewals should be allowed for periodically, especially when redecorating. Areas adjacent to window and door openings are particularly vulnerable. The condition of the concealed timbers, walls and fixings is not known. Dampness can cause decay and even dry rot to develop in concealed areas that may only be revealed by opening up. Good external repair is therefore essential. CHIMNEY BREASTS, FLUES AND FIREPLACES Chimney breasts have been visually inspected from floor level with no opening up carried out. It is strongly advised that flues be cleaned and checked for obstruction prior to use to minimise the risk of hazardous fumes entering the building. We cannot confirm the type, condition or existence of any flue lining. It is strongly advised that flues be cleaned and checked for obstruction prior to use to minimise the risk of hazardous fumes entering the building. We cannot confirm the type and condition of the flue lining. The chimney breasts to the right hand party wall are adequately upright and free from significant distortion which would suggest that they are adequately supported. No evidence of significant leakage or dampness was noted but the flues are open and have not been capped to the top. Where original fireplaces remain these will allow a reasonable degree of ventilation of the disused flues but a ventilation air brick would be wise to the chimney flue rising from the kitchen area. The fireplace within the lounge contains the original gas fired back boiler which as discussed under the Services heading it is assumed that you will be removing as part of upgrading the heating system. When the boiler unit has been removed the flue should also be properly vented. Where fireplace openings are filled in, it is important to allow through flow ventilation to the disused flue. Lack of adequate ventilation can lead to condensation and dampness within the chimney breast causing damage to brickwork and decorations etc. You should be aware that in a property of this age the flues are likely to be unlined or of limited effectiveness. Internal areas tend to deteriorate with age and if regular use is proposed then relining will be necessary. Flues which are used should be swept prior to use and regularly, at least once a year. Prior to use the condition of the flue should be checked by a specialist and if unlined or in poor order it may require relining to suit the proposed appliance. Lack of adequate lining can lead 22 of 46

23 to toxic fumes entering the building with risk of death due to asphyxiation. No evidence of significant leakage or staining was noted to the flue serving the boiler and gas appliance which indicates that there is likely to be an adequate flue liner but this cannot be confirmed without removal. Within the roof space there was noted to be some cracking to the line of the flue serving the fireplace in the kitchen. This would originally have been the main living room and therefore the flue would have been in regular or constant use. Thermal cracking is not unusual but does indicate that that this flue will not be properly sealed; if used smoke would enter the roof space. However the present use of this room means that this flue is no longer used. The brickwork to the corbelled section of the chimney breast although cracked does appear to be sound and free from loose sections. It would however be wise to ask your contractor to repoint and infill these cracks. Within the rear left hand corner of the third bedroom there would originally have been another chimney breast serving the copper flue from the original kitchen below (now the bathroom). As discussed previously the chimney stack and breast below have been removed and the roof extended over at the time of recovering of the roof. The chimney breast would have been corbelled out at ceiling level to the kitchen and not carried to ground level. At first floor level within the rear bedroom the removal of the chimney breast has not been carried out to an acceptable standard. The removal of the front of the breast has left a section of the rear wall which is only of single skin, four and a half inch thickness. This has been formed as a reveal to the corner of the room. The thickness of the wall is considered inadequate as regards thermal insulation and could lead to damp ingress and condensation issues. As noted to the Dampness heading, condensation has clearly been a significant issue within this area. The only acceptable means of rectification of this problem will be for the internal face to be fully bricked up or infilled with blockwork. FLOORS Floor coverings together with furnishings considerably restricted inspection of the floors. We could make a further inspection of the floors once the property has been cleared and vacated, subject to further instruction. Certainly it is advised that the opportunity be taken to ascertain the exact form of construction, the condition of floors and to overhaul as necessary. Localised repairs can be necessary when renewing floor coverings to your own taste. No floor coverings have been lifted and no under floor inspections carried out. 23 of 46