Building Inspection Report

Transcription

1 Building Inspection Report On the Property Situate and Known As 123 Road Location Area

2 Building Inspection Report On the Property Situate and Known As 123 Road Location Area Prepared on behalf of: Client Prepared by: Roger Hannah & Company Chartered Surveyors Century Buildings 14 St Mary s Parsonage Manchester M3 2DF Tel: Fax: Date: 25 February 2013

3 INTRODUCTION In accordance with instructions received from Mr??, as confirmed by our letter of 20 February 2013, an inspection of the above property was undertaken by?? BSc(Hon) MRICS MCIOB on Friday 22 February We hereby submit this Building Inspection Report prepared in accordance with our standard Terms of Engagement, a further copy of which is included at appendix 2. SITUATION The property is situated in a predominantly residential area located approximately 1mile south east of?? town centre and approximately 3miles north east of?? town centre. The property has good motorway links, being located close to junction?? of the M60 motorway. DESCRIPTION The property is a traditionally constructed three bedroom detached property and is constructed with a timber formed Mansard style hipped pitched roof covered with concrete tiles, and insulated brick faced external cavity walls incorporating PVCu framed double glazed windows. The property has solid ground floors and a suspended timber first floor. The property has been fairly recently altered / extended to create a larger entrance hall and to form a downstairs WC. Some general photographs of the property are included at appendix 1, along with some photographs of specific defects referred to later in the report. ACCOMMODATION The accommodation comprises: On the Ground Floor: Entrance hall / corridor leading to ground floor WC, kitchen / dining room and two reception rooms. Stairs up to first floor. On the First Floor: Landing / corridor leading to three bedrooms and family bathroom. Storage cupboard toward front elevation. (Rear storage cupboard accessed via third bedroom adjacent to rear elevation). Outside Externally the property is accessed via wrought iron double entrance gates at the front of the property which provide access to the flagged driveway which extends to the right side of the property where another set of wrought iron gates provide access to a detached single garage and to the garden. 1

4 TENURE Your solicitor has been unable to confirm the tenure of the property and the estate agent particulars are silent on the issue. For the purposes of this report we assume that the title is either freehold or leasehold for the residue of 999 years, subject to no more than a fixed ground rent. We have not inspected any documents of Title or leases and for the purpose of this report we have assumed that the subject interest is unencumbered and free from any unduly onerous or unusual easements, restrictions, outgoings, covenants or rights of way. TOWN PLANNING The property forms part of an established residential area and we assume that there are no adverse town planning or other proposals which would be of direct detriment. ROADS?? is made up and we presume is adopted and maintained at the expense of the Local Authority. ENVIRONMENTAL MATTERS An environmental survey has not been undertaken by us, and the following comments are only based on a Building Surveyor s observations in passing at the property. No specialist reports have been commissioned. An internet search based on the properties postcode has indicated the following: The postcode area is within 500m of an area potentially affected by flooding. The postcode neighbourhood is not within an area affected by Radon. The postcode neighbourhood is not within an area affected by coal mining. There are no known licensed landfill / waste processing sites within the postcode area. A risk of industrial pollution is not considered to be present. 2

5 THE SURVEY The property was inspected on 22 February 2013 during dry weather conditions. At the time of inspection the property was occupied with the vendor in attendance. The property was inspected both internally and externally from respective first floor and ground levels and, where appropriate, from our 12 (4m) Surveyors ladder. No parts of the property were, however, dismantled or in any other way opened up. We did not inspect any timber or other parts of the property which were covered, unexposed or inaccessible and cannot report that such are free from rot, infestation or any other defect. Our inspection was limited to a visual survey and the presence of fitted carpets, floor coverings and items of furniture throughout limited our inspection. The following areas were not inspected and we are therefore unable to comment on their construction or condition: Underground drainage Internal inspection of garage Please note that the contents of this report are confidential and must not be divulged to any third party other than your own professional advisors without our specific written consent. Any third party relying upon the report or any part thereof does so entirely at their own risk. Please note that all reference in this report to left or right is taken looking from the front of the property towards the rear. MAIN STRUCTURE The main structure is considered to be generally satisfactory where the property is free from serious fractures, bulges or other distortions indicative of fundamental structural defect by way of settlement or subsidence and with no indications to suggest that the foundations are defective or inadequate. EXTERNAL WALLS The external walls are constructed with brick faced cavity walls with painted render to the front elevation around the first floor bedroom window. Sections of the rear and right side elevation brickwork feature a paint finish. The vendor has verbally confirmed that remedial cavity wall insulation has been installed, however, we have not had sight of any installation certificates as evidence of the installation, and you should instruct your solicitor to request this on your behalf. 3

6 Overall the external walls are generally in a fair and satisfactory condition free from serious fractures, bulges or other distortions indicative of excessive structural movement by way of settlement or subsidence, and whilst the jointing to the front, left and rear elevations has been replaced, the original mortar remains to the right hand elevation brickwork. Whilst we did not note any evidence to suggest cavity wall tie failure, due to the age of the property, it is likely that the cavity wall ties will be affected with some degree of corrosion and it may be necessary in the future to consider installation of remedial cavity wall ties. The following minor defects were noted to the external elevations: Front elevation Horizontal and diagonal hairline cracking to wall render finish around first floor bedroom window Rear elevation Damp staining to low level facing brickwork full length of the elevation (which has disrupted the paint finish) Minor hairline cracking within the brickwork jointing above the kitchen window to the left and right side of the window. Stepped hairline cracking within the brickwork jointing to the lower left side of the in-fill brickwork beneath the rear reception room window. Stepped hairline cracking within the brickwork jointing to the lower right side of the in-fill brickwork beneath the rear reception room window. Right hand elevation Slight hairline cracking within the brickwork jointing over the head of the left hand window to the kitchen / dining room. Minor isolated stepped cracking / isolated eroded and open joints brickwork jointing below the left hand window to the kitchen / dining room. Damp staining to low level facing brickwork to the right of the central chimney breast (which has disrupted the paint finish). We consider that the damp staining including the failure of the paint finish to the external masonry may be attributable to breach of the damp proof course in the external walls due to the height of made ground externally, and we recommend that the external levels are reduced by approximately 150mm to alleviate this problem. 4

7 ROOFS The main roof comprises a traditionally constructed timber formed hipped, mansard style, pitched roof, incorporating a dormer to the front elevation, with the first floor constructed within the rood void. The roof coverings comprise concrete tiles laid on timber battens on breathable membrane which are supported by timber rafters, which are in turn supported by the main timber purlins forming the roof structure. Timber hangers and binders provide additional support to the ceiling joists supporting the first floor ceilings. The mansard sections of the roof are covered with matching vertically hung tiles on breathable membrane on timber rafters which are fixed to timber wall plates supported on the internal and external brickwork walls. The roof coverings are generally in good condition and we understand from the Vendor that the roof coverings were replaced approximately four years ago, however, we have not had sight of any building regulations completion certificate and you should instruct your solicitor to request a copy. A single minor hairline crack was noted to the cement mortar beneath the hip tiles to the front right hip (adjacent to the hip iron) which requires raking out and re-pointing. Access was gained into the main roof space via the ceiling hatch in the first floor landing ceiling. A limited head and shoulders inspection revealed that approximately 250mm of mineral quilt insulation had been installed across and between the ceiling joists, although in areas coverage was poor and we suspect that the job was not completed (three full roles of loft insulation had been left unopened). Overall the roof structure appears to be in good condition, although we noted that three of the vertical timber hangers were broken. (This may have been done during installation of the mineral quilt insulation). Limited access was gained into the front and rear Mansard sections of roof (through the storage cupboards in the third bedroom and on the hall landing) and whilst no obvious defects were noted, floor boards were found to be missing to the rear elevation, where we also noted that plastic bags had been inserted between internal and external walls presumably as a draft proofing measure. We also noted that the lower level timber wall plate to the rear section was out of plumb, however, we are unable to confirm if this is due to rotation or whether the wall plate was installed in this way. No defects were noted in the corresponding position externally. Built up felt flat roof coverings are provided to the front elevation timber canopy which is constructed with a timber deck and supported on three painted softwood timber gallows brackets. The felt coverings are finished with solar reflective paint which is crazed, although otherwise appear to be in good condition, although we did note that the mineral felt up stand is not properly dressed into the external render at first floor level. 5

8 CHIMNEY STACKS & FLUES A central brick built chimney stack serves the fire place in the rear ground floor reception room, although the original first floor bedroom fire place has been removed and the opening in-filled. It is recommended that a hit and miss vent is installed where the fire was removed in order to provide ventilation and to prevent a build up of condensation within the chimney void. Externally the chimney is in good condition except for a few minor isolated spalled bricks which require replacement. The brickwork jointing to the chimney has been replaced fairly recently and is in good condition. A further brick built chimney is provided to the right hand elevation. Originally this would have served a fireplace in the kitchen (now dining area), which has since been removed. Externally the chimney is in good condition including the brickwork jointing. RAINWATER GOODS, FASCIAS AND SOFFITS Rainwater goods mainly comprise plastic half round gutters with matching plastic rain water down pipes which are connected to the underground drainage via top inlet gullies. All rainwater goods appear in good condition. Fascia boards and verge boards are constructed with black plastic which is installed over the original painted softwood timber. Whilst the newer plastic fascias and verge boards appear in good condition we are unable to confirm the condition of the timber structures beneath. An isolated section of edge trim is missing from the plastic fascias to the rear right hand corner of the property and this should be replaced. DAMP PROOF COURSE & DAMPNESS We assume that the property was originally built with a bituminous damp proof course however; we did not notice any evidence of this externally. Internally, timber moisture content readings were taken from accessible timbers in direct contact with the ground floor. The property generally appears to be free from signs of rising dampness, however, high moisture content readings were taken from the timber skirting boards in the following locations: Partition separating front reception room and hall (hall side only). Right gable elevation to right side of gas meter (under stairs store). Around low level reveals to arch in kitchen / dining room. Each side of kitchen external door. 6

9 Even though isolated high moisture content readings were taken from isolated ground floor timbers, no specific signs of rising damp were noted internally, except for very minor dampness and discolouration to the wall paper finish to the left side of the rear reception room chimney, however, this could be attributable to sulphates in the mortar of the chimney jointing, which can draw moisture from within the chimney to the surface of the brickwork. This should be monitored, and if the dampness / staining becomes worse the paper should be removed and the plaster finish hacked off and replaced as required. Because of the high moisture content readings taken from the timbers in contact with the ground floor we recommend that you instruct a specialist damp and timber survey of the property. Externally we noted that the finished level of the driveway was approximately 50mm lower than the finished floor levels internally and it is possible that the raised external surfaces are breaching any damp proof course which may exist. It is also likely that the raised external surfaces are a contributing factor to the damp stained and failing paint finish to the rear and right hand gable elevations, and it is recommended that the external surfaces be reduced and maintained at a height of 150mm lower than the internal finished floor levels. No specific signs of condensation problems were noted during the course of our inspection. Adequate levels of heat and ventilation must be maintained to minimise the risk of condensation problems in the future. FLOORS We understand from the vendor that the ground floors mainly comprise solid (assumed ground bearing concrete) floors with parquet flooring which has since been overlaid with carpets. Upper floors are constructed with a suspended timber design and are covered with carpets, except for ceramic tiles in the bathroom. Floor coverings and items of furniture throughout the property severely restricted the areas of floor surface which could be exposed for inspection, however, normal signs of wear and tear are present including a slight unevenness to a number of the floor surfaces and we anticipate that sundry loose, split and open jointed floorboards will be revealed upon removal of the fitted carpets and floor coverings. The vendor verbally advises that following removal of the original kitchen fireplace dampness was encountered around the remaining hearth which was subsequently removed and replaced. During our inspection satisfactory moisture content readings were taken to timbers in this location. WINDOWS, DOORS & JOINERY Windows include PVCu framed double glazed windows with top and side hung opening lights. External doors are either PVCu or painted timber. 7

10 The windows and doors are generally in good condition, except for the following minor isolated defects: one double glazed unit in the front bedroom has failed and requires replacement missing perimeter sealant to main entrance door frame at abutment of brickwork reveals PVCu panel to front reception bay window incomplete to left side of window head & inadequate silicone sealant at abutment of window frame and external brickwork (left side of window) PLASTERWORK & DECORATIONS Wall and ceiling plasterwork throughout the property is considered to be in reasonable condition commensurate with age, although numerous minor isolated undulations were noted to the ceiling plaster finishes which could be seen through the paper finishes. Ceilings The ceilings comprise plasterboard and skim finish with paint and /or paper finishes, and are generally in reasonable condition commensurate with age although minor isolated undulations and cracks were noted although we assume that these will be repaired during any future redecoration works. Defects were noted to the ceilings in the following locations: Hairline cracking & undulations within and adjacent to storage cupboards either side of front elevation bedroom window Undulations to ceiling along assumed position of plasterboard edges in rear third bedroom (suspect no reinforcement tape applied to plasterboard joints) Paper loose to sloping section of ceiling in rear third bedroom Hairline cracking / undulations to landing ceiling Cracking to ceiling plaster finishes around stair bulkhead and to underside stairs (over stairs cupboard door) Undulations grinning through paper finish to front reception room ceiling Wall finishes Wall finishes generally comprise plaster with skim finish with paint and /or paper finishes, and are generally in reasonable condition, however isolated defects were noted in the following locations: Cracking to wall plaster finishes in ground floor WC to inner face of external wall Minor isolated damp staining to wall paper finish at low level to left side of rear reception room chimney breast (see section on chimneys). 8

11 Full height ceramic wall tiles are provided to the first floor bathroom walls and ceramic wall tiles are provided up to dado height to the ground floor WC walls, all of which generally appear in good condition, although isolated minor hairline cracking was noted to the grout at the abutment of the wall and floor tiles. PLUMBING & HEATING The property is plumbed using small bore copper piping. Adequate water pressures were available at the various taps at the time of our inspection with no signs of any leaks or other noticeable defects apparent. Gas fired central heating is installed with the benefit of a Worcester 28i Junior combination boiler located in the kitchen and providing hot water to the radiators and also to the taps. No detailed tests have been undertaken in respect of the heating system and as such we are unable to comment further. We do, however, recommend that a Gas Safe registered engineer be instructed to inspect and test the central heating system carrying out any necessary servicing works prior to occupation. Alternatively your solicitor should request copies of maintenance and servicing information from the vendor as evidence that the installation is in good working order. Hot water is provided to the washbasin in the ground floor WC via an instantaneous electric water heater located within the vanity unit. The heater is defective and requires replacement. SANITARYWARE The first floor family bathroom has recently been refurbished and is in new condition, and benefits from a close coupled vitreous china WC suite with matching wall hung wash basin and bath with glass shower screen and thermostatic shower mixer. The ground floor has been extended to form a larger entrance hall and downstairs WC which comprises a close coupled vitreous china WC suite with matching countertop wash basin / vanity unit. All sanitary ware appears in good condition, and free from defects. 9

12 SERVICES Mains water, electricity, gas and drainage are supplied to the property. Water Metered mains water is brought into the property through the ground floor under the stairs. We are not aware of any issues with the mains water supply or the water distribution installation. Electricity Mains electricity is supplied through the meter located in the under stairs cupboard. We have not undertaken any testing of the electrical installation, or seen any maintenance reports, however from our visual cursory inspection we note that the electrical fittings generally appear to be in good condition. Miniature circuit breakers (MCB s) are installed into the Wylex type fuse board in place of the old cartridge type fuses. This suggests to us that the electrical installation may be in excess of 20 years old and it is likely that remedial repairs may be necessary. We recommend that before any alterations or upgrading works are undertaken that an NICEIC registered electrician is instructed to inspect and test the electrical installation. Gas Mains gas is supplied through the meter located in the under stairs cupboard. Whilst we have not undertaken any testing of the gas installation we are not aware of any issues. Drainage We were not able to lift any of the inspection chamber covers to be able to inspect the below ground drainage installation serving the property and we are therefore unable to comment further. In order to ascertain the condition of the below ground drainage system it would be necessary to implement a CCTV survey. 10

13 OUTBUILDINGS, THE SITE & BOUNDARIES The property is located within its own grounds with shared boundaries to the left, right and rear elevations. The various party fences are in different states of repair and condition, and remedial repairs / general maintenance will be required, however, your solicitor should investigate title information and confirm who is responsible for ongoing repairs and maintenance. A single detached garage is provided to the rear of the property and is accessed via the external driveway. The garage is constructed with pre-cast reinforced concrete panels, with a dual-pitched profiled metal covered roof. Whilst we have not undertaken an inspection of the garage, we did however notice that the timber elements of the garage are affected with various degrees of wet rot and replacement of rotten timbers is required. RECOMMENDATIONS AND CONCLUSION The property comprises a traditionally constructed three bedroom detached property situated in a predominantly residential area. The property is constructed with a timber formed Mansard style hipped pitched roof covered with concrete tiles, and insulated brick faced external cavity walls incorporating PVCu framed double glazed windows. The property has solid ground floors and a suspended timber first floor. The property has been altered from its original form to create an open plan kitchen / dining room with more recent alterations to create a larger entrance hall and to form a downstairs WC. Our survey confirms that the property is in a good condition for its age and construction but, as can be seen from the body of this report, various defects and deficiencies are present which will require attention in both the immediate future and during ongoing maintenance. In isolated locations high moisture content readings were taken from the timbers in connection with the ground floors and even though no signs of rising dampness were detected, we recommend that this be investigated further. We suspect that the raised level of the external surfaces may be causing a breach of the damp proof course to the rear and right hand elevations, and to alleviate this we recommend that external levels are reduced. We also recommend that you engage the services of a specialist damp and timber surveyor. Structural alterations have been undertaken to the property to form a downstairs WC, to extend the entrance hall, the roof coverings have been replaced, and remedial cavity wall and loft insulation has been installed. Your solicitor should request copies of the building regulation completion certificates for this work. 11

14 We recognise that the decision to proceed with this acquisition is dependent upon professional advice from a number of sources and not just our comments alone. You should consider carefully and reflect on all the comments in this report prior to proceeding with the acquisition. Signed?? BSc(Hons) MRICS MCIOB For and on behalf of: Roger Hannah & Company Chartered Surveyors 26 Greek Street Stockport SK3 8AB Tel: Fax:

15 APPENDICES

16 APPENDIX 1 PHOTOGRAPHS

17 APPENDIX 2 TERMS OF ENGAGEMENT