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

2 Survey report on: Surveyor Reference ustomer Single Survey WF/4746 Mr. David Bishop ustomer address 0/2 125 Tantallon Road Glasgow G41 3EW Date of Inspection 03/04/2017 Prepared by Gary Firth, MRIS Glasgow South - llied Surveyors Scotland Plc Page 2

3 1. INFORMTION ND SOPE OF INSPETION 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. ll 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. ny 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. eavy 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 ccommodation Ground floor right hand tenement flat in a four storey mid tenement building containing eight flats in total. Ground Floor: ommon entrance close and stairwell, hallway to flat, living room with kitchen off, two bedrooms, (one with en-suite shower room) and bathroom with wc. Gross internal floor area (m2) Neighbourhood and location ge Weather himney stacks Roofing including roof space 71 metres square. The subject property is located within a popular and sought after residential area. 115 years. Dull and overcast. From a street level inspection, the chimney stacks are of rendered masonry construction. Visually inspected with the aid of binoculars where required. From a street level inspection, the roof is very difficult to see. The rear elevation could not be seen at all. The roof is pitched and clad with concrete tiles. Flat sections over bay window projections. 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. Page 3

4 Rainwater fittings Main walls Windows, external doors and joinery External decorations onservatories / porches ommunal areas Garages and permanent outbuildings Outside areas and boundaries eilings Internal walls 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. ast iron, aluminium and pvc materials. Visually inspected with the aid of binoculars where required. Stone. Lath and plastered internally. Visually inspected with the aid of binoculars where required. Foundations and concealed parts were not exposed or inspected. Timber replacement double glazed units. Timber and glazed door from common entrance close/stairwell to flat under report. Timber and glazed front and back close doors. 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. Paint/stain finish. Visually inspected. Not applicable. ommunal entrance close and stairwell. irculation areas visually inspected. None. Small area of private garden ground to the front which is adequately enclosed with privet hedging. ommunal drying green at the rear which is adequately enclosed with brick walls, metal railings and timber fencing. Visually inspected. Lath and plaster and plasterboard design. Visually inspected from floor level. Brick construction plastered on the hard both sides and of timber frame finished with lath and plaster and plasterboard. Page 4

5 Floors including sub floors Internal joinery and kitchen fittings himney breasts and fireplaces Internal decorations ellars Electricity Gas Water, plumbing and bathroom fittings Visually inspected from floor level. Using a moisture meter, walls were randomly tested for dampness where considered appropriate. Suspended timber. No sub-floor inspection undertaken. 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 woodwork is typical of a property of this type and age. Built-in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances. Within the living room there is a timber and marble fireplace which is fitted with a gas fire. Visually inspected. No testing of the flues or fittings was carried out. olour wash emulsion. Visually inspected. None. Mains. ccessible 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. Mains. ccessible 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. Mains. Older white sanitary fittings. 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. Page 5

6 eating and hot water Drainage Fire, smoke and burglar alarms ny additional limits to inspection Wall mounted in the cupboard in the rear bedroom is a Ferroli central heating boiler which also provides domestic hot water. ccessible 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. ssumed to be to public sewer. Drainage covers etc were not lifted. Neither drains nor drainage systems were tested. There is a burglar alarm control pad in the hallway cupboard. There is a smoke alarm within the property. Visually inspected. No tests whatsoever were carried out to the system or appliances. Only the subject flat and internal communal areas giving access to the flat were inspected. If the roof space or under-building / basement is communal, reasonable and safe access is not always possible. If no inspection was possible, this will be stated. If no inspection was possible, the Surveyor will assume that there are no defects that will have a material effect on the valuation. The building containing the flat, including any external communal areas, was visually inspected only to the extent that the Surveyor is able to give an opinion on the general condition and standard of maintenance. n 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 6

7 R R R Page 7 E D E D E R R R E D E D E E R ED R ED R R R R E ED ED

8 2. ONDITION This section identifies problems and tells you about the urgency of any repairs by using one of the following 3 categories: ategory 3 ategory 2 ategory 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 Dampness, rot and infestation Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. Evidence of previous movement noted within the property. This appears longstanding and non progressive and the likelihood of further significant movement seems remote. himney stacks There are signs of a chemically injected damp proof course and any guarantees should be sought as a condition of purchase. From a street level inspection, no obvious or serious defects noted. Roofing including roof space The roof is older. hipped and broken tiles. Moss growth. Page 8

9 ategory 3 ategory 2 ategory 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. Flat roofs are prone to sudden failure and will involve higher than average maintenance expenditure. Rainwater fittings Main walls ast iron sections are showing some signs of corrosion. Weathered and eroded stonework. Loose and missing cement pointing. Moss growth. There are signs of a chemically injected damp proof course and any guarantees should be sought as condition of purchase. Windows, external doors and joinery External decorations Windows are older and are unlikely to comply with the current building regulations. Frames of this type and age are always prone to failure of mechanisms and seals. t the date of inspection, timber windows are showing signs of weathering. Page 9

10 ategory 3 ategory 2 ategory 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. General weathering. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. onservatories / porches Not applicable. ommunal areas Stairwell windows and plasterwork require attention. Garages and permanent outbuildings Not applicable. Outside areas and boundaries eilings No obvious or serious defects noted. Page 10

11 ategory 3 ategory 2 ategory 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. Internal walls No significant visual defects noted although it should be noted that lath and plaster ceilings do generally deteriorate with age, resulting in the loss of the plaster key. Some surface damage and undulations. Floors including sub-floors Internal joinery and kitchen fittings himney breasts and fireplaces No obvious or serious defects noted. It cannot be confirmed that glazed doors have been fitted with safety glass. There is a gas warning notice on the gas fire within the living room. Page 11

12 ategory 3 ategory 2 ategory 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. Internal decorations Fresh. ellars Electricity Gas Not applicable. The electrical wiring system is older and should, therefore, be checked, tested and upgraded by a competent electrician preferably NI EI Registered. ny recommendations made with regard to the safety of the installation should be undertaken. There is a gas warning notice on the gas fire within the living room. Page 12

13 ategory 3 ategory 2 ategory 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. Water, plumbing and bathroom fittings eating and hot water Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. The bathroom fittings are older but appear of a servicable type. Mid age boiler. If you require an assurance upon the condition and effectiveness of the central heating and hot water system then we suggest that the system is checked by a competent heating contractor prior to purchase. Drainage No evidence of surface problems at present. Page 13

14 ategory 3 ategory 2 ategory 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 himney stacks 1 Roofing including roof space 2 Rainwater fittings 1 Main walls 1 Windows, external doors and joinery 1 External decorations 1 onservatories / porches ommunal areas 1 Garages and permanent outbuildings Outside areas and boundaries 1 eilings 1 Internal walls 1 Floors including sub-floors 1 Internal joinery and kitchen fittings 1 himney breasts and fireplaces 3 Internal decorations 1 ellars Electricity 2 Gas 3 Water, plumbing and bathroom fittings 1 eating and hot water 2 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, ategory 2 repairs can rapidly develop into more serious ategory 3 repairs. The existence of ategory 2 or ategory 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 14

15 3. ESSIBILITY INFORMTION Guidance Notes on ccessibility 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 floor. 2. re there three steps or fewer to a main entrance door of the property? [ ]YES [x]no 3. Is there a lift to the main entrance door of the property? [ ]YES [x]no 4. re all door openings greater than 750mm? [ ]YES [x]no 5. Is there a toilet on the same level as the living room and kitchen? [x]yes [ ]NO 6. Is there a toilet on the same level as a bedroom? [x]yes [ ]NO 7. re 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? [x]yes [ ]NO [x]yes [ ]NO Page 15

16 4. VLUTION ND ONVEYNER 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 t sometime in the past, the flat has been altered internally to create a centre kitchen from the former bedroom recesses off the living room and the formation of the en-suite shower room in the original scullery. Our valuation advice assumes that all local authority consents have been sought and granted. This position should be clarified prior to purchase. The existence of these permissions is important to ensure that the subjects were altered and extended in accordance with the consents and regulations granted at that time. In the event that such consents do not exist we would wish to be advised as this fact may influence our opinion of the property, particularly as to its market value and its suitability for purchase. It should be ascertained whether there is a Property Manager/Factor for the building. Estimated re-instatement cost ( ) for insurance purposes 176,000 One undred and Seventy Six Thousand Pounds. Valuation ( ) and market comments 145,000 One undred and Forty Five Thousand Pounds Report author: ompany name: ddress: Signed: Gary Firth, MRIS Glasgow South - llied Surveyors Scotland Plc 246 Kilmarnock Road Glasgow G43 1TT Date of report: 03/04/2017 Electronically Signed: FE-1919 Page 16