Building Survey. Gold Crest Chartered Surveyors. Property Address Sample. Property Postcode Sample. Client s Name Sample. Date of Inspection Sample

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1 Gold Crest Chartered Surveyors Building Survey Property Address Sample Property Postcode Sample Client s Name Sample Date of Inspection Sample Reference Number Sample Gold Crest Chartered Surveyors is a trading name of Gold Crest Trading Ltd - Company Number: Registered Office: (Not For Correspondence) 1 Crammer St Long Eaton NG10 1NJ - VAT Number:

2 Contents 1: Introduction a. Property Address b. Client s Name & Address c. Scope of Instructions d. Overall Opinion e. Date of Inspection f. Weather Conditions g. Limitations of the Inspection h. Type & Age i. Location j. Accommodation k. Services Connected l. Construction m. Orientation 2: External Building Inspection a. Chimneys b. Roof Coverings c. Rainwater Fittings d. External Wall Structures and/or Structural Frame e. External Wall Finishes f. Damp Proof Course g. Sub Floor Ventilation h. Windows, Doors & External Joinery i. External Decoration 3: Internal Building Inspection a. Ceilings b. Internal Walls & Partitions c. Fireplaces, Flues & Chimney Breasts d. Floors e. Fixed Joinery f. Fitted Joinery g. Internal decoration h. Dampness i. Timber Defects j. Thermal Insulation k. Cellars l. Roof Structures 4: Services a. Electricity b. Gas c. Oil d. Heating & Hot Water e. Plumbing & Water Supply f. Sanitary Fittings g. Foul Drainage h. Surface Water Drainage i. Private Drainage System 5: Inspection of Grounds a. Site b. Outbuildings c. Boundaries d. Landscaping e. Retaining Walls f. Paths & Hardstandings g. Trees h. Apparent Rights of Way 6: Matters Requiring Attention a. Further Investigation b. Schedule of Main Items Requiring Repair c. Urgent Items d. Cost Guidelines e. Future Maintenance f. Hazards 7: Other Matters a. Issues For Legal Advisers (Not Already Referred To) b. Tenure

3 Section 1: Introduction 1(a) Property Address: Sample. 1(b) Client s Name & Address: Sample. 1(c) Scope of Instructions: This Building Survey Report has been prepared in accordance with the signed Terms and Conditions of Engagement. It is a report intended to give a general opinion as to the condition of the property, and to enable you to plan for future maintenance. The report has been prepared solely for the benefit of the named client. No liability is accepted to any third party. No formal enquiries have been made of the Statutory Authorities or investigations made to verify information as to the tenure and existence of rights or easements. Where work has been carried out to the property in the past, the surveyor cannot warrant that this has been done in accordance with manufacturers' recommendations, British and European Standards and Codes of Practice, Agreement Certificates, and Statutory Regulations. The form of construction and materials used for each part of the building will be described, outlining any particular performance characteristics. Obvious defects will be described and the identifiable risk of those that may be hidden will be stated. Remedial options will be outlined along with, if considered to be serious, the likely consequences if the repairs are not done. A timescale for the necessary work will be proposed, including (where appropriate and necessary) recommendations for further investigation prior to commitment to purchase. Future maintenance of the property will be discussed, identifying those elements that may result in more frequent and/or more costly maintenance and repairs than would normally be expected; and the nature of risks of the parts that have not been inspected will be identified. 1(d) Overall Opinion: This property appears to have been recently used as a house in multiple occupations, but it has not been surveyed with that proposed purpose in mind. It is assumed therefore that the property is intended for single occupation. The property is in need of some repair and improvement as detailed within the report. 1(e) Date of Inspection: The property was inspected on (sample). 1(f) Weather Conditions: During the course of our inspection the weather was fair. This followed several months of changeable weather, preceded by several months of relatively dry conditions.

4 1(g) Limitations of the Inspection: Limitations of the inspection are clearly defined within our Terms and Conditions which you should have confirmed your agreement to. Comment cannot be given on areas that are covered, concealed or not otherwise readily visible. There may be detectable signs of concealed defects, in which case recommendations are made in the report. In the absence of any such evidence, it must not be assumed in reading this report, that such areas are free from defect. If greater assurance is required on these matters, it will be necessary to carry out exposure works. Unless these are carried out prior to exchange of contracts, there is a risk that additional defects and consequent repair costs will be discovered at a later date. The inspection of the services was limited to those areas which are visible. No comment can be made as to the soundness of any services which are not visible. Services have not been tested but where appropriate, specific advice has been made as to the advisability of having the services inspected by a specialist contractor. It must be accepted that this report can only comment on what is visible and reasonably accessible to the surveyor at the time of inspection. At the time of our inspection the property was vacant. However, there were fitted carpets or floor coverings to all floors. Our inspection of the floors was therefore somewhat restricted. 1(h) Type & Age: Our report relates to a three-storey mid-terraced house constructed circa (i) Location: The property is situated in an urban residential area amongst dwellings of a similar nature with an adequate provision of local amenities. 1(j) Accommodation: Cellar: store room. Ground Floor: open porch, entrance floor with side lobby, lounge, and dining room kitchen, rear lobby, utility room, WC. First Floor Landing: three bedrooms, bathroom/wc, shower room/wc. Second Floor Landing: three bedrooms, shower room/wc. Outside: forecourt, rear garden with vehicle standing space. 1(k) Services Connected: Mains supplies of gas, electricity and water are connected to the property. Drainage is to the main sewer. 1(l) Construction: The property is of traditional brick and slate construction as described in more detail below.

5 1(m) Orientation: The front of the property is orientated approximately towards the south. Section 2: External Building Inspection 2(a) Chimneys: There are three chimney stacks serving approximately eleven separate flues. The flues to the rear chimney stack appear to have been capped off, whereas the chimney pots to the other two chimney stacks remain open and this could result in rainwater penetration causing damp patches to appear on the chimney breasts internally. Indeed, there is evidence of dampness on some of the chimney breasts. Furthermore, the flues which have been capped to the rear chimney stack have not been ventilated and as the flues are adjacent to an external wall the consequent stagnant air space good result in moisture being drawn into the flues. It is therefore recommended that the disused chimney pots are fitted with capping vents and that the flues which have been capped are ventilated with air bricks at the top and bottom of each of the flues. There are areas of open jointed and perished brickwork to the chimney rear chimney stack and there are areas of open jointed brickwork to both of the other chimney stacks above the jump cable to the adjoining dwelling (i.e. Number 7 North Street). Bricks perish as a result of dampness which usually penetrates through open jointed brickwork. The moisture expands during periods of frost, causing the surface of the bricks to break away and once the fair face of a brick has perished, degradation accelerates as the brick becomes poorer. It is therefore necessary to rake out to a depth of 2cm and repoint all areas of open jointed brickwork with lime-based mortar after chopping out and renewing perished bricks with matching bricks. Lime-based mortar should be used as this allows the brickwork to breathe and any moisture to escape. Scaffolding will be required for all of the above mentioned work. Access of course maybe restricted above the roof to the adjoining property. This matter should therefore be discussed with your legal advisors. The gas boiler has a fowl assisted flue and comment with regard to this is appropriate below under the heading of Gas. 2(b) Roof Coverings: The main roof covering has been recently renewed in natural slate, but we did observe one slipped slate to the rear roof slope which needs to be strapped back into position with a metal tingle. We also found evidence of slight leakages below the skylights to the second floor landing and shower room as well as to the ceilings adjacent to the chimneys of the subject and adjoin dwellings. All of the roof flashings will therefore need to be checked to ensure that they comply with local authority building regulations and that an appropriate allowance made for renewal of any defective flashings. The lean-to roof to the two-storey and single-storey rear additions are covered with synthetic slate and these were found to have similar leakages to the chimney flashings which will need to be renewed accordingly. The flat roofs to the front bay and rear windows have coverings of built up felt. This type of roof covering is prone to failure at any time, but no evidence of leakage was apparent during the course of our inspection.

6 2(c) Rainwater Fittings: All of the rainwater fittings have been renewed in PVC since the property was constructed and these were all found to be in acceptable condition. 2(d) External Wall Structures and/or Structural Frame: Constructional principles consider the way in which a property supports vertical and lateral loads through its fabric. It therefore assesses whether the structural parts of the building i.e. walls, floors and roof, will provide adequate strength and rigidity at all times. Although dwellings can be built in a number of different shapes and sizes, all must satisfy constructional principles which will ensure that the building does not fail when built or when reasonable loads are placed upon it. The property is considered to be traditionally constructed. A load-bearing timber roof structure carries the imposed loading down through load bearing masonry walls beneath at the wall plate. The loading is transferred down through to footings/foundations spreading the loading through to the strata beneath. Lateral restraint to the walls is provided by load bearing masonry, internal partitions, fixed wall plates, floor and ceiling joists. Within the cellar, there are metal straps below the structure underneath the front entrance door which have distorted and are no longer supporting the brickwork as intended. It is therefore necessary to allow for the insertion of an appropriate lintel in this location subject to compliance with local authority building regulations. 2(d) External Wall Finishes: The external walls are finished in either pointed masonry or masonry paint, some of which is over render to the rear elevation which itself has a stippled finish. We noted areas of open jointed and severely perished brickwork to the front elevation of the building and areas of open jointed but less perished brickwork to the rear. We also observed evidence of some repointing which has been done without previously raking out the joints as some of the mortar is lifting out of the joints and we suspect that this issue will spread to other parts of the external walls. It is therefore considered necessary to allow for fully raking out to a depth of 2cm and repoint all external brickwork after chopping out and renewing perished bricks with matching bricks. Lime-based mortar should be used as this allows the masonry to breathe and any moisture to escape. There are areas of render at the rear of the property which have lifted off. We are unable to confirm the type of render that was used, but we should mention that cement-based mortar is inappropriate, as is impervious masonry paint. This applies because the external walls are solid walls with some dampness evident and both cement-based mortar and impervious masonry paint seal in dampness which is present within the walls. In our opinion therefore, it is necessary to allow for removal of all of the existing render from the brickwork externally. The render may be covering up areas of open jointed and perished brickwork and it is possible that this could be addressed by repointing and renewing bricks. However, before rendering brickwork, the bricks are sometimes damaged as a way of providing a key for the render and it may therefore be necessary to re-render the brickwork. If so, this should be done with lime-based mortar which, if necessary, should be painted with lime-wash instead of impervious masonry paint. Pigments can be obtained for lime-wash to provide a similar colour to that which is already in place.

7 Another issue is that some of the stone dressings to the front elevation of the building have been slightly damaged in at least two places and again, that impervious masonry paint sealed in dampness. It would therefore be appropriate to allow for removal of any impervious masonry paint from the stone, for repairing the existing stone and if necessary, repainting thereafter with limewash. 2(f) Damp Proof Course: There is evidence to indicate that a chemical injection damp proof course has been installed within the building. This has been ineffective to some extent, as can be soon to the party wall internally and as mentioned below under the heading of Dampness. Further action is therefore considered to be necessary as mention under that heading. 2(g) Sub-Floor Ventilation: Sub-floor ventilation is necessary to remove noxious gases and condensation from voids beneath the floors to the ground floor level of a property. There is inadequate sub-floor ventilation to this property to the front, where the coal shoot has been covered over with a piece of roofing felt and to the rear, where inadequate ventilation has caused an issue of rot to the floor joist. It will therefore be necessary to allow for the installation of additional air-bricks to the rear of the property and to open up the coal shoot at the front to ensure an adequate through-flow of ventilation. Further advice with regard to this matter could be obtained from the PCA registered damp proofing contractor as mention below under the heading of Timber Defects. 2(h) Windows, Doors & External Joinery: The windows are a combination of the original single-glazed timber sliding sash windows together with replacement double-glazed PVC. One of the bedroom windows at the front of the building has become distorted and needs to be completely rebuilt into the window opening. This can be seen internally where there is filler down both sides of the beading on the window frame. There are also some missing sash cords which need to be replaced. The original timber front entrance door appears to be still in place and no significant defects were apparent. However, the two rear entrance doors appear to have been renewed since the property was constructed. These are both partially glazed and there is no stamp to the glazing to indicate that safety glass has been used. It will therefore be necessary to re-glaze these doors in safety glass. The original timber fascia board appears to be still in place at the rear of the property and this was found to be in acceptable condition. 2(i) External Decoration: The external joinery is all paint with gloss paint which was found to be peeling off in some places and it will therefore be necessary to allow for external redecoration of the property.

8 Section 3: Internal Building Inspection 3(a) Ceilings: The ceilings throughout the property have a papered finish with plaster freezes around some of the ground floor rooms. No significant defects were apparent to any of the ceilings. 3(b) Internal Walls & Partitions: The internal walls and partitions have either a papered, painted or ceramic tiled finish except to the cellar where the walls are finished in painted brickwork. An opening has been formed in the partition wall between the two reception rooms. This has been covered over with plaster board on one side, but local authority building regulation approval should have been obtained for the formation of the opening and your legal advisor should confirm whether or not the appropriate documentation is in place. We are unable to confirm the adequacy of support provided in the abscess of building regulation approval, safe to say that nothing was observed to indicate that support is inadequate. 3(c) Fireplaces, Flues & Chimney Breasts: All of the original fireplaces have been removed and the openings have either been boarded over with plaster board or bricked up and plastered over except in the kitchen, where an alcove has been formed for the cooker. Damp patches were found on the chimney breasts in the rear reception room and kitchen as well as the front bedroom and at the top of the chimney breast in the rear bedroom on the second floor. This dampness has either been caused by rainwater penetrating into disused flues or defective chimney flashings. Appropriate repairs are therefore necessary. Comments have been included above under the headings of Chimneys and Roof Coverings 3(d) Floors: With the exception of the floors to the kitchen, rear lobby, utility room and ground floor WC are all of solid construction, whereas the remainder of the floors to the ground floor level as well as the floors to the first and second floor levels are all of suspended timber. There is evidence of wet rot damage to the floor joists in the cellar and, we suspect as an attempted remedy for this which previously causes springiness in the floors, additional supporting batons have been installed around the cellar wall to prop up the floor structure. These batons do not appear to have been properly treated against rot and are therefore very likely to become affected similarly to the existing floor timbers. Furthermore, there is localised springiness to the floor in the rear reception room which indicates that the floor timbers are affected by rot. Further comment with regard to rotting floor timbers is included below under the heading of Timber Defects. The suspended timber floor to the entrance floor is tiled with minted tile which were found to be in relatively good condition and no other significant defects were apparent to the remainder of the suspended timber floors.

9 3(e) Fixed Joinery: The internal fixed joinery is a combination of the original and replacement fixtures. Evidence of a woodworm infestation was found to the joinery in the cellar and further comment with regard to this has been included below under the heading of Timber Defects. There are partially glazed internal doors to the rear lobby and utility room where there is no stamp to the glazing to indicate that safety glass has been used. It is therefore recommended that these doors are re-glazed in safety glass. 3(f) Fitted Joinery: The kitchen and utility room were probably last refitted some forty years ago and the fittings are very dilapidated. It is considered necessary to allow for completely refitting both of these rooms. There are fitted wardrobes in some of the bedrooms. We noted warped doors to the wardrobes in the second bedroom on the first floor level. An allowance should be made for renewing these doors. 3(g) Internal Decoration: The internal decorative condition of the property was found to be relatively poor and it is considered necessary to allow for completely redecorating the property internally. 3(h) Dampness: Solid external walls can be prone to rain penetration. Leaking gutters and driving rain can cause rainwater to soak through the masonry. Persistent water penetration can cause damage to plaster and decorations, as well as causing timber decay. The risk can be minimised by maintaining gutters and downpipes in good condition. Widespread evidence of rising and penetrating dampness was found. There is evidence of a chemical injection damp proof course having been installed and there is also evidence of damp inhibiting plaster being used where the dampness has been trapped in the wall and is rising up to appear at a higher level. This demonstrates that the measures previously used to eradicate dampness have failed. There is a current school of thought which recommends the use of limebased wall plaster and breathable paints to allow moisture to escape naturally from the walls. Dealing with penetrating dampness is often a process of elimination, but some of the dampness may have been cause by rainwater penetrating around window frames and a mastic sealant may resolve this issue. However, dealing with the general problem of dampness is a significant issue all on its own and it is recommended that a specialist is engaged who is used to dealing with period properties and can provide an insurance back guarantee against rising and penetrating dampness returning. 3(i) Timber Defects: We have inspected all accessible timbers for damage and decay. We are, however, unable to comment on the condition of hidden timbers which have not been inspected. It is our experience that in older properties, there are likely to be timbers incorporated within the structure which have over the years deteriorated from possible wood-boring infestation, and/or penetrating dampness which can be a cause of potential problems. Without opening up the structure it is not possible to comment in any detail on such timbers. When buying a property of this age and type it is a potential hazard which should be borne in mind when calculating future maintenance costs. The possibility of having to carry out localised treatment and repair should not be discounted.

10 Wet rot is usually associated with neglect or poor detailing in buildings, occurring in timbers which are definitely wet, or having persistent moisture content in excess of around 20%. Wet rot can occur in internal as well as external timbers. It is often limited in extent and does not extend beyond damp timbers. In addition to external joinery exposed to the weather, areas particularly at risk include timbers built into damp walls, and floors beneath leaking sanitary fittings. Damp roof timbers and ground floor timbers are also vulnerable. It should be noted that some timbers may be built into the external walls and therefore, it is essential to maintain the walls in as dry a condition as possible. If the walls are allowed to become damp, then the dampness will transfer to the timbers, which can cause rot damage. Dry rot is a fungus which develops in damp timber usually under conditions of dampness and inadequate ventilation. The fungus does not like light and often grows between materials where light is excluded. This characteristic can conceal an outbreak at the development stage. Poorly ventilated, damp sub-floor and roof voids are places at high risk from dry rot attack. The fungus produces strands which can extend for several metres over and through such materials as plasterwork and brickwork, allowing secondary outbreaks to occur. It is possible for a dry rot outbreak to pass between adjoining dwellings. Eradication can be difficult, disruptive and expensive to achieve. Evidence of significant wet rot damage was found to the floor timbers. The extent of this cannot be determined without removing some of the floor boards to the rear reception room and an appropriate allowance should therefore be made which may include renewal of this floor. Evidence of an active woodworm infestation was also found in the cellar. It is therefore recommended that a report is obtained from a PCA registered timber treatment contractor, all recommendations being implemented. The PCA registration should ensure that an insurance back guarantee is available if requested with any repair work implemented. It follows therefore, that a guarantee should be requested. 3(j) Thermal Insulation: It is common for the seals between the two panes of glass in a sealed double glazing unit to break down, typically after about fifteen years. When this happens, condensation forms between the panes. Replacement of the sealed unit (but not always of the frame) is then necessary. With any sealed unit double glazing, you should expect this to happen in due course. Some of the windows have been fitted with secondary glazing and others have been sealed in at double-glazed. Other windows have no double-glazing. The installation of secondary glazing to the remaining windows may therefore be considered appropriate. The second floor ceilings were found to be insulated where visible, with 100mm of mineral fibre. Current regulations require 270mm of this type of material. Furthermore, similar ceilings probably have no insulation material installed and it may be difficult to provide adequate insulation without renewing the roof coverings. Further advice with regard to thermal insulation should be included within the energy performance certificate provided by the selling agent.

11 3(k) Cellars: As mentioned above, there is evidence of significant penetrating dampness in the cellar. It is possible that some of this dampness may have resulted from leaking drains and consequently, it is recommended that a water retention test report or an air pressure test report is obtained from an appropriate specialist drainage contractor on the drainage system and that any recommendations are implemented. 3(l) Roof Structures: No comment can be made on the concealed roof timbers. It is possible that these may have suffered decay such as may be caused by an outbreak of dry rot or wet rot, or been weakened from attack by wood-boring beetles. Concealed timbers include the bottom ends of rafters, wall plates and purlin ends. An internal inspection of the main roof revealed a timber rafter and purlin roof structure, the slates and batons being underdrawn with breathable sarking material. No significant defects were apparent to the interior of the roof structure. However, there is a gap in the fire-brake wall to one side of the building and this will need to be sealed with fire proof material to prevent the spread of fire from adjoining buildings. Section 4: Services 4(a) Electricity: It is not possible to fully assess the condition of an electrical installation on the basis of a visual inspection only. There are many factors relating to the adequacy of electrical installations which can only be identified by a test which covers matters relating to resistance, impedance and current, etc. It is therefore essential that the purchasing legal adviser check to see whether recent test certificates are in place. Without such proof, we are unable to comment fully on the installation s serviceability and therefore a specialist test by an appropriately qualified contractor should be obtained prior to purchase. There is a mains supply of electricity to the property. This is protected by a double residual current device, but there is an unfixed mounting board to the meter and main fuse inside the cellar. We are not aware of any recent test reports on the wiring and faulty wiring can be lethal. It is therefore recommended that an electrical installation condition report is obtained from a qualified electrical contractor and that all recommendations are implemented. 4(b) Gas: There is a mains supply of gas to the property. We are not aware of any recent test reports on the gas appliances and faulty appliance can be lethal. A gas safe registered contractor report should therefore be obtained and all recommendations implemented. 4(c) Oil: Not applicable.

12 4(d) Heating & Hot Water: There is a gas-fired central heating installed in the property. There are no radiators in the kitchen, rear lobby or utility room and additional radiators may therefore be considered necessary. No significant defects were apparent to the central heating system at the time of our inspection. 4(e) Plumbing & Water Supply: There is a mains supply of water to the property. Whilst no lead plumbing was seen during our inspection, properties of this age sometimes do have lead plumbing, particularly to the incoming supply and it is recommended that this is checked by a qualified plumber as lead plumbing can be a health hazard, although in hard water areas the hazard is generally eliminated. It is possible to have the water tested by the local water authority if any lead plumbing is found. The water authority can sometimes be responsible for renewing part of the incoming supply. 4(f) Sanitary Fittings: The ground floor WC appears to have been installed some forty years ago, whereas the remainder of the sanitary fittings all appear to have been installed within the last ten years or so. No significant defects were apparent to any of the sanitary fittings. 4(g) Foul Drainage: Inspection of the drainage system was limited to any readily accessible chambers identified as serving the subject property alone, as shared drainage systems are generally the liability of the Local Drainage Authority. The underground pipes could not be seen. The absence of any obvious problems within the chambers does not necessarily mean that the concealed parts are free from defect. In the absence of a full inspection and test report by a drainage specialist, you must accept the risk of such defects existing. The property is connected to the foul drainage. An inspection of the chamber at the rear property revealed no significant defects to the drainage system 4(h) Surface Water Drainage: Surface water drainage is probably at least partially combined with foul drainage and the same therefore applies as mention above. 4(i) Private Drainage System: Not applicable. Section 5: Inspection of Grounds 5(a) Site: The property is sited on a rectangular plot with a small forecourt and generous rear garden. 5(b) Outbuildings: Not applicable.

13 5(c) Boundaries: There is a brick built boundary wall which requires localised repointing. The boundary walls to the rear garden are more dilapidated and one of the boundary walls was found to be leaning inwards quite significantly. An allowance should therefore be made for appropriate reconstruction, repointing and replacement of perished brickwork. 5(d) Landscaping: Not applicable. 5(e) Retaining Walls: There is a dwarf block built retaining wall across the rear garden which is leaning over significantly and requires partial reconstruction. 5(f) Paths & Hardstandings: The paved patio at the rear of the house is in fair condition but there is a raised area of quarry tiling which is a trip hazard and this needs to be addressed. There is a paved and solid concrete yard and pathway to the rear garden which is in poor condition and requires reconstruction. The tarmacadam surfaced passageway is perished in several places and this requires resurfacing. Beyond this, the shared concrete path is also in a very poor condition. 5(g) Trees: Not applicable. 5(h) Apparent Rights of Way: There are apparent rights of way through the shared passageway, to the outbuildings and across the rear patio. Your legal advisers should confirm that all of the appropriate documentation is in place with regard to maintenance of these parts. Section 6: Matters Requiring Attention 6(a) Further Investigation: Timber & Damp Report Roof Tiling Contractor s Report Electrical Report Gas Report 6(b) Schedule of Main Items Requiring Repair: All Specialist Recommendations Chimneys Rainwater Fittings External Walls Windows & Doors Internal Walls & Partitions Floors Plumbing & Water Supply Sanitary Fittings Outbuildings Boundaries Retaining Walls Paths & Hardstandings

14 6(c) Urgent Items: All Specialist Recommendations Chimneys Rainwater Fittings External Walls Heating & Hot Water Plumbing & Water Supply 6(d) Cost Guidelines: For the purpose of our report, we have assumed the cost of necessary repairs to be in the region of - Sample - (price in words). This figure is provided as it may assist with interim negotiations with regard to a proposed purchase of the property. However, contractor s estimates should be obtained for all abovementioned work preferably well before and certainly not after any contract has been exchanged with the vendor/s of the property. All necessary repair work together with any proposed improvements will need to comply with Local Authority Building and Planning Regulations. Whereas, particularly some older buildings, which have not already been listed may be subject to listing in the near future as being of architectural or historic interest, and may be subject to strict requirements in respect of adhering to regulations, any slight alteration to the method of construction in all buildings can invoke the need for Local Authority approval. Furthermore, other relatively minor repair or improvement works can be subject to regulations such as in respect of thermal insulation which may now need to be incorporated, and sanitary fittings considered as controlled fittings. It is important therefore, to ensure that your designers and contractors take account of these requirements in use of materials and methods of repair/construction, and you should both seek confirmation of this and also ensure that appropriate contractors are involved, who can give this assurance, taking appropriate legal advice where necessary. Another consideration when you are planning repair, improvement or extension works is the possible need to comply with the Party Wall Act 1996, together with associated costs and for more information with regard to your rights and obligations, we recommend that you read the government s Party Wall explanatory booklet which can be found at: Current Legislation 6(e) Future Maintenance: There are no particular parts of this property which are likely to require more than normal maintenance. 6(f) Hazards: Although the manufacture of asbestos based building materials has now generally ceased, many products containing asbestos can still be found on and within buildings. These can include roofing felt; roof sheeting s and slates, thermoplastic floor tiles, surface coatings, ceiling tiles, fireproof linings, roof edge verges and eaves soffits, soil and vent pipes, drainpipes, hoppers and waste pipes, gutters and downpipes. Asbestos waste has also been found in lofts and floors, sometimes installed by owners as insulation. It is possible that the property is built on ground which contains an amount of clay. Clay soils can shrink and swell, depending on the levels of rainfall in a period of time. This will make it particularly important to maintain drains in good condition at all times.

15 Mature trees should not be removed without specialist advice. This is because of the risk of heave. If a tree is removed it will no longer take moisture from the ground which can cause a clay sub soil to swell, potentially damaging drains and foundations. The advice of an arboriculturalist (tree surgeon) should be sought on the future management of mature trees. Some properties are affected by Radon Gas which is a significant Health Risk and all property owners should contact their local authority to find out whether any action is recommended Some properties are affected by Radon Gas which is a significant Health Risk and all property owners should contact their local authority to find out whether any action is recommended. The property is situated in an historic coalmining area and your legal advisers may wish to obtain a Coal Authority mining report. The postcode sector is subject to a medium risk of subsidence. The above risks are common to find, particularly in some locations and whilst we do not suspect any issues to be affecting the property following our inspection, we inform all of our clients that, should they consider it necessary, further advice could be obtained from a Chartered Environmental Surveyor. Section 7: Other Matters 7(a) Issues For Legal Advisors (Not Already Mentioned Above): Should your legal advisers find other relevant matters which we have not mentioned in this report, you should refer these back to us for further advice. 7(b) Tenure: The property is assumed to be for sale on a freehold tenure.

16 Gold Crest Chartered Surveyors Report prepared by: [Name of Surveyor Qualifications] Signed Date this report was produced: Telephone: Administration Office: London office: 44 The Ridings 26 York Street Ockbrook London DE72 3SF W1U 6PZ