RESIDENTIAL BUILDING SURVEY Ridgewell, Essex

Transcription

1 RESIDENTIAL BUILDING SURVEY Ridgewell, Essex Marketing by:

2 CONTENTS INTRODUCTION REPORT FORMAT SYNOPSIS EXECUTIVE SUMMARY SUMMARY UPON REFLECTION EXTERNAL CHIMNEY STACKS, FLUES, DORMER WINDOWS ROOF COVERINGS AND UNDERLAYERS ROOF STRUCTURE AND LOFT SPACE GUTTERS AND DOWNPIPES AND SOIL AND VENT PIPES EXTERNAL WALLS FASCIAS AND SOFFITS AND WINDOWS AND DOORS EXTERNAL DECORATIONS INTERNAL CEILINGS, WALLS, PARTITIONS AND FINISHES CHIMNEY BREASTS, FLUES AND FIREPLACES FLOORS DAMPNESS INTERNAL JOINERY TIMBER DEFECTS INTERNAL DECORATIONS THERMAL EFFICIENCY OTHER MATTERS SERVICES ELECTRICITY OIL PLUMBING AND HEATING BATHROOMS MAIN DRAINS OUTSIDE AREAS GARAGES/OUTBUILDINGS / PARKING EXTERNAL AREAS POINTS FOR LEGAL ADVISOR APPENDICES LIMITATIONS ELECTRICAL REGULATIONS GENERAL INFORMATION ON THE PROPERTY MARKET 2

3 INTRODUCTION Firstly, may we thank you for using our services once again and your kind instruction; we have now undertaken a Building Survey (formerly known as a Structural Survey) of the aforementioned property As you may recall the Building Survey takes the following format; there is an introductory section (which you are currently reading), which includes a synopsis of the building, and a summary of our findings. We then go through a detailed examination of the property starting with the external areas working from the top of the property down, followed by the internal areas and the buildings services. We conclude with the section for your Legal Advisor and also attach some general information on the property market. As we mentioned previously we are aware that a report of this size is somewhat daunting and almost off-putting to the reader because of this. Again we would stress that the purchase of a house is usually one of the largest financial outlays made (particularly when you consider the interest you pay as well). As always we recommend that you set aside time to read the report in full, consider the comments, make notes of any areas that you wish to discuss further and phone us. We obviously expect you to read the entire report but we would suggest that you initially look at the summary, which refers to various sections in the report which we recommend you read first so that you get a general feel for the way the report is written. As part of our service we are more than happy to talk through the survey as many times as you wish until you are completely happy to make a decision. Ultimately, the decision to purchase the house is yours but we will do our best to offer advice to make the decision as easy as possible. 3

4 REPORT FORMAT To help you understand our Report we utilise various techniques and different styles and types of text, these are as follows: GENERAL/HISTORICAL INFORMATION This has been given in the survey where it is considered it will aid understanding of the issues, or be of interest. This is shown in italics for clarity. TECHNICAL TERMS DEFINED Throughout the Report, we have endeavoured to define any technical terms used. This is shown in Courier New typeface for clarity. A PICTURE IS WORTH A THOUSAND WORDS We utilise photographs and sketches to illustrate issues or features. In some photographs a pencil has been used to highlight a specific area. The sketches are not 100% technically accurate; we certainly would not expect you to carry out work based upon the sketches alone. ORIENTATION Any reference to left or right is taken from the front of the property, including observations to the rear, which you may not be able to physically see from the front of the property. ACTION REQUIRED AND RECOMMENDATIONS We have used the term ACTION REQUIRED where we believe that there are items that you should carry out action upon or negotiate upon prior to purchasing the property. Where a problem is identified, we will do our best to offer a solution. However, with most building issues, there are usually many ways to resolve them dependent upon cost, time available and the length of time you wish the repair/replacement to last. 4

5 SYNOPSIS SITUATION AND DESCRIPTION This is a detached chalet bungalow with a front garden and driveway to the right hand side and a detached garage. To the rear there is a good sized garden with a patio area and many sheds. The owner advised he thought the property had been built in We thought given certain elements of it that it may be older, particularly for example the paper based bitumen that was in the roof which is more typical of a post war construction. If the exact age of the property interests you your Legal Advisor may be able to find out more information from the Deeds. If the age of the property interests you your Legal Advisor may be able to find out more information from the Deeds. Putting Life into Perspective! Some of the things that were happening around the time the property was built: 1969 Decimalisation Early 1970s British Property Boom 1973 Britain enters the European Economic Community 1977 Elvis Presley Dies The Winter of Discontent The Thatcher Years 1980 John Lennon Shot Dead 5

6 EXTERNAL PHOTOGRAPHS Front elevation Rear elevation Back of garage and oil tank Rear garden Patio 6

7 ACCOMMODATION AND FACILITIES Ground Floor The ground floor accommodation consists of: 1) Entrance hall 2) Ground floor bathroom 3) Through lounge 4) Dining room 5) Bedroom left hand side 6) Kitchen 7) Utility room First Floor The first floor accommodation consists of: 1) One front bedroom 2) Rear bedroom left hand side 3) Rear bedroom right hand side 4) Family bathroom Outside Areas To the front there is a garden and driveway to the right hand side and a detached garage. To the rear there is a good sized garden with a patio area and many sheds. 7

8 INTERNAL PHOTOGRAPHS The following photos are of the internal of the property to help you recall what it looked like and the general ambience (or lack of). We have not necessarily taken photographs of each and every room. Ground Floor Lounge Dining room Entrance hall Kitchen Downstairs bedroom/study Downstairs bathroom 8

9 First Floor Front bedroom Rear left hand bedroom Rear right hand bedroom Landing Bathroom Bathroom 9

10 SUMMARY OF CONSTRUCTION External Chimneys: Main Roof: Gutters and Downpipes: Soil and Vent Pipe: Walls: Fascias and Soffits: Windows and Doors: Two brick chimneys Pitched, clad with tiles Profile plastic Internal flue just visible at top of dormers Painted render with detailing Painted timber Plastic double glazed Internal Ceilings: Walls: Floors: Services Ground Floor: First Floor: Plasterboard (assumed) Mixture of solid and studwork (assumed) Solid (assumed) Joist and floorboards (assumed) We are advised by the Estate Agents that the property has a mains water supply, mains drainage and electricity (assumed). Both the electrics and the boiler are located in the Utilities room, the boiler is a Boulter wall mounted oil boiler and the electrics are dated. The oil tank is located to the rear right hand side (there is no gas in the village). The above terms are explained in full in the main body of the Report. We have used the term assumed as we have not opened up the structure. 10

11 EXECUTIVE SUMMARY Summaries are not ideal as they try to précis often quite complex subjects into a few paragraphs. This is particularly so in a summary about someone s future home when we are trying to second-guess what their priorities are, so it is important the Report is read in full. It is inevitable with a report on a building of this nature that some of the issues we have focussed in on you may dismiss as irrelevant and some of the areas that we have decided are part of the character of this property you may think are very important. We have taken in the region of 200 during the course of this survey and many pages of notes, so if an issue has not been discussed that you are interested in or concerned about, please phone and talk to us before you purchase the property (or indeed commit to purchasing the property), as we will more than likely have noted it and be able to comment upon it; if we have not we will happily go back. We have divided the Executive Summary into The Good, The Bad and The Ugly, to help distinguish what in our mind are the main issues. The Good Survey reports often are full of only the faults and general doom and gloom, so we thought we would start with some positive comments on the property! 1) The property is well proportioned and presented externally (subject to the comments we make in the survey of course) 2) The property has potential, for example as well as redecoration, landscaping of the garden and modification of the interior rooms, it also has the potential for an extension subject to local authority approval (planning permission and building regulations) - we would be happy to prepare drawings if you so wish. Planning Permission Defined This relates to the aesthetics of how a property looks. Building regulations Defined Looks at how a building structurally stands up before you can carry out work. We are sure you can think of other things to add to this list. 11

12 The Bad Problems / issues raised in the bad section are usually solvable, but often need negotiation upon. However, a large number of them may sometimes put us off the property. 1) Dormer roofs that we couldn t see Unfortunately we can t see the condition of the dormer roofs; we would recommend you have these checked before the winter of From our view internally there was no visual signs of staining to indicate that dampness was coming in however as you pointed out the ceiling was uneven around the dormer areas. We took electronic damp meter readings around Dormer roof that we couldn t see these areas but didn t obtain any excessive readings but nevertheless it is better to be safe than sorry. ACTION REQUIRED: Have the roofs inspected (which will need a set of long ladders) and photos taken. ANTICIPATED COST: This should be free of charge (a cup of tea!). Please see the Dormer Windows Section of this Report. 2) Fascias and soffits There is some deterioration to the fascias and soffits. We would term the timber painted fascias and soffits as being saveable but you may wish to replace with plastic fascias and soffits with a vent (please note our comments later on with regard to the roof having the possibility of condensation if ventilation isn t increased). Rotting but saveable fascia board and soffit board ACTION REQUIRED: We believe the fascias and soffits are saveable with repainting and some filling. 12

13 ANTICIPATED COST: In the region of ; please obtain quotations. Please see the Fascias and Soffits Section of this Report. 3) Downpipes The downpipes go directly into the ground, they should have a gulley. ACTION REQUIRED: We would much prefer to see a gulley arrangement as this makes it easier to sort out any blockages. Downpipes that go directly into ground that should have a gulley 4) Condensation possible to the roof voids We are finding problems with condensation or degrading of the felt. The roof void has been insulated to modern standards, unfortunately in a property of this age this can lead to condensation. ACTION REQUIRED: We would recommend ventilation is added to the gable end in the form of airbricks. Mass of insulation in roof ANTICIPATED COST: A few hundred pounds and the person will need suitable safe access; please obtain quotations. 13

14 Please see the Roof Structure Section of this Report. 5) Garage The garage is on the small side. This together with the tight driveway means it is very difficult to get a car in. We discussed various ways of improving this; even taking the door off and removing the door frame we do not feel will make the garage that easy to get into although if this was combined with improvement to the drive would be far more acceptable. Garage that is difficult to get in Alternatively we spoke about removing the existing lintels and putting in new longer lintels bedded into the wall of the house to make a wider garage. This however would mean that you would have a box gutter detail between the garage and the house which you would have to make sure had a good fall with a good sized flashing as these are renowned for problems occurring. ACTION REQUIRED: There isn t really a cheap solution to this other than not using the garage. 14

15 ANTICIPATED COST: 1. Removing of existing door and frame and having a new door and frame purpose made and put on the outside of the structure expect to cost in the region of 1,000-2,000; quotations required. In addition to this we would recommend you make enquiries as to where exactly is the boundary line of the property to the front to see if you can gain some extra land to improve the driveway. 2. The widening of the garage by gaining support from the adjoining house we would expect this to cost in the region of 5,000-7,000; quotations required as well as Local Authority approval. 6) Land drain There is a land drain which runs through the property. The purpose of land drains is usually to drain the ground, in this case your garden, of any excess water. The owner advised it was from the nearby spring. We have looked at the ordnance survey maps on this and have been unable to identify the spring or your property. Land drain ACTION REQUIRED: We would like to see a copy of the deeds so that the spring can be identified. Your solicitor to make specific enquiries to the vendor with regard to how the land drains from the nearby spring and whilst the owner advised that there had been no problems over the years we are well aware that our weather is ever more erratic as well as the problem with insurance companies that are changing how they look at properties and re-assessing their risk so we would recommend that before you commit to legal purchase of this property you check and confirm that insurance is available and at a reasonable rate. ANTICIPATED COST: You need to find out this information before you commit to purchase the property; please obtain quotations. Please see the Main Drains Section of this Report. 15

16 7) Drainage Upon reflection, we would recommend that a close circuit TV camera report is carried out on the drains to check they are not leaking; the amount of water going into them didn t seem to represent the amount of water travelling out of the three taps that we had turned on. ACTION REQUIRED: Close circuit TV camera report. Please see the Main Drains Section of this Report. Drainage from garage we can t see where drainage from garage goes? 8) High water table level There appears to be a high water table level which is causing deterioration to brickwork below the damp proof course and also we suspect is the reason why the patio has dropped away. ACTION REQUIRED: You need to fully understand how the land drain operates and have the drains checked. In our experience deteriorating bricks at low level indicate a high water table level Please see the Foundations and Damp Proof Course Sections of this Report. Patio dropping away 16

17 9) Next doors trees Next door have trees quite close to the garage side of your property. We would recommend a friendly cup of tea meeting with them just to check that they are happy to prune them back. The trees are higher than both the garage and your house; this may affect the foundations of the garage if work isn t carried out. Next doors trees ACTION REQUIRED: We would recommend an arboriculturist (not a tree surgeon). SERVICES 10) Oil Tank There is an oil boiler system located close to the house with associated boiler in the Utility Room which is not ideal for everyone. As you commented you could change to LPG and sink the LPG unit below ground, this is an expensive option; you may wish to look at hiding the oil tank. Oil tank We recently saw an article where it looked at the costs of heating in rural areas (by Jeff Howell, Sunday Telegraph writer and chartered building surveyor) which showed oil heating costing 7p per KWh, electricity at 13p per KWh, Calor Gas at 4.5p per KWh. With electricity reducing down using Economy 7 to 3.7p per KWh, this information may be of interest to you. You may also want to look at solar power as this could be positioned on the dormer roofs for example. Please see the Oil Section of this Report. 17

18 11) Heating - Mixture of radiators We noted everything from old style single panel and double panel radiators to modern and convection radiators. ACTION REQUIRED: We would suggest that all the radiators are brought up to modern standard. We would also recommend that if you do decide to have a new boiler you check that the Single panel radiators joints are suitable for the pressure of the new boiler system. ANTICIPATED COST: obtain quotations. Anything from 8,000-12,000; please Please see the Plumbing and Heating Section of this Report. 12) Heating energy efficiency We have talked in this report about the way the property is heated. You also need to consider about ways to reduce energy in the property. One area which we feel you should look at is whether the walls can be insulated. In this age of construction it is likely to be cavity wall (if it was built in the 1970 s) or a solid wall if it was built earlier. ACTION REQUIRED: We suggest you open up a small section. It is easy enough to do when you are having the French doors put in for example. Check if there is a cavity, if there is a cavity we would recommend that it is insulated assuming you have the right sort of wall ties. 18

19 13) Small bathroom no en suite In a property of this size we would say it is more typical to have a bathroom and en suite. ACTION REQUIRED: The existing family bathroom needs to be modernised and we would suggest an en suite is added and possibly a vanity unit in it to the other rear bedroom. Small bathroom ANTICIPATED COST: Bathrooms and en suite shower rooms, as we are sure you are aware, can cost as much as you want them to cost; please obtain quotations. Please see the Bathrooms Section of this Report. The Ugly We normally put here things that we feel will be difficult to resolve and will need serious consideration. You do need to carry our investigations as mentioned particularly with regard to the spring, the land drain and the high water table level. 19

20 Other Items Moving on to more general information. Services Whilst we have carried out a visual inspection of the services within the property we also need to advise you of the following: ACTION REQUIRED: We would always recommend that you have an independent check by a specialist contractor. Electrics For the electrics we would recommend an NICEIC registered and approved electrical contractor or equivalent carries out an inspection, test and report to Institute of Electrical Engineers standards (IEE). Heating We would recommend that the system be tested and overhauled before exchange of contracts and that a regular maintenance contract be placed with an approved heating engineer. Drainage We would recommend a close camera TV report. Water supply There is danger in older properties of having a lead water supply; we would recommend that you speak to the water company to ask them if they have carried out such replacement, as you will be re-piping much of the water used in the building it gives an ideal opportunity to also check for any remaining lead pipes. Maintenance This type of property is relatively modern (i.e., less than one hundred years old) but nevertheless still requires ongoing maintenance and repair. A budget for such work must be allowed to ensure it is maintained in a good condition. This will prevent undue and unnecessary deterioration. 20

21 DIY/Handyman Type Work There are numerous other items that we would class as DIY or handyman type work such as redecorating to turn the property into your home. We have detailed these and other issues within the main body of the report. Purchase Price We have not been asked to comment upon the purchase price in this instance, we have however referred you to sources of general information on the housing market within the Information on the Property Market Section, which can be found in the Appendices at the end of the Report. Every Business Transaction has a Risk Every business transaction has a risk, only you can assess whether that risk is acceptable to you and your circumstances. You should now read the main body of the Report paying particular attention to any ACTION REQUIRED points. A few thoughts on design possibilities We spoke about many options during the course of the survey. We thought it would work as a reminder if we jotted a few down here: 1) Enlarging the garage we spoke about this within this section of the report. 2) Alterations to the kitchen these could include enlarging to move towards the ground floor bedroom/future office area or the blocking of the door and opening up into the dining room. 3) Bathrooms and En suite as well as upgrading the bathroom, you may also be able to put an en suite shower to the adjoining bedrooms or a vanity unit/wash hand basin. 4) Heated floors we spoke briefly about heating the floors. Whilst these are a good selling feature of a property they can be expensive to run so you should ensure that it is zoned so you can just have the areas on that you are using. 5) Adding a window to the master bedroom you may wish to look at adding a window to the right hand bedroom to the front of the property in the form of a dormer window. 6) Two storey extension it looks like you would have the opportunity to put a two storey extension on the side of the property. A factor may be that you have a land drain running underneath the garage, it may be running 21

22 between the building and the garage; this is why you need to carry out investigations on it because it doesn t seem logical to have put the garage a gap away from the property. Estimates of Costs Where we have offered an estimate of building costs please remember we are not experts in this area. We always recommend you obtain quotations for the large jobs before purchasing the property (preferably three quotes). The cost of building work has many variables such as the cost of labour and estimates can of course vary from area to area when giving a general indication of costs. For unskilled labour we currently use between 75 and 100 per day (the higher costs in the city areas) and for tradesmen we use between 100 and 200 per day for an accredited, qualified, skilled tradesman. Other variations include the quality of materials used and how the work is carried out, for example off ladders or from scaffold. If you obtain builders estimates that vary widely, we would advise the work is probably difficult or open to various interpretations and we would recommend a specification is prepared. It would usually be best to have work supervised if it is complex, both of which we can do if so required. 22

23 SUMMARY UPON REFLECTION The Summary Upon Reflection is a second summary so to speak, which is carried out when we are doing the second or third draft a few days after the initial survey when we have had time to reflect upon our thoughts on the property. We would add the following in this instance: We would refer you to our comments in the Executive Summary, Good, Bad and Ugly Section and ask that you re-read these. As a general comment for any work required we would always recommend that you obtain at least three quotations for any work from a qualified, time served tradesperson or a competent registered building contractor prior to legal completion. If you wish for drawings to be prepared, we are happy to carry these out for future extensions, etc. We would ask that you read the Report and contact us on any issues that you require further clarification on. 23

24 MORE ABOUT THE REPORT FORMAT Just a few more comments about the Report format before you read the actual main body of the Report. TENURE FREEHOLD (OR AS GOOD AS) We have assumed that the property is to be sold Freehold or Long leasehold, with no unusual or onerous clauses and that vacant possession will be available on completion. Your Legal Advisor should confirm that this is the case. ESTATE AGENTS FRIEND OR FOE? It is important to remember that the estate agents are acting for the seller (usually known as the vendor) and not the purchaser and are therefore eager to sell the property (no sale no fee!). We as your employed Independent Chartered Surveyor represent your interests only. SOLICITOR/LEGAL ADVISOR To carry out your legal work you can use a solicitor or a legal advisor. We have used both terms within the report. TERMS OF ENGAGEMENT/LIMITATIONS This report is being carried out under our terms of engagement for Residential Building Surveys, as agreed to and signed by yourselves. If you have not seen and signed a copy of our terms of engagement please phone immediately. OUR AIM IS ONE HUNDRED PERCENT SATISFACTION Our aim is for you to be completely happy with the service we provide, and we will try and help you in whatever way possible with your property purchase - just phone us. 24

25 THE DETAILED PART OF THE REPORT FOLLOWS, WORKING FROM THE TOP OF THE PROPERTY DOWNWARDS 25

26 EXTERNAL CHIMNEY STACKS, FLUES AND DORMER WINDOWS Chimney Stacks Chimneys developed originally from open fires placed within buildings. From this, the chimney has developed to its present day format where it is used as an aesthetic feature and focal point rather than purely just to heat the room. There are two chimneys to this property they are located one to the left and one to the right hand side (all directions given as you face the front of the property). Chimney One located to the left hand side This chimney is brick finished with a lead flashing and a metal cowling. It looks to be the flue from the boiler below. From what we could see this chimney looks to be in average condition considering its age. Chimney Two located to the right hand side Left hand chimney This chimney is brick finished with a lead flashing and a coping stone and has an aerial attached to it. From what we could see from ground level it looked in average condition considering its age. We assume this chimney offers a flue vent for the fire below but wasn t in use at the time of our survey. Right hand chimney 26

27 Flashings Defined Flashings prevent dampness from entering the property, usually at junctions where materials change. Such a junction is the one between the chimney and the roof. Flues Flues offer ventilation to things like boilers and soil and vent pipes and usually come through the roof covering, which can often also be a weak area. There is a plastic flue at the rear of the property just visible above the dormer, this we believe to be the vent from the bathroom below on the rear of the property. Dormer Windows Flue visible at top of dormers Dormer windows are often used where rooms are formed within the roof space and have the advantage of allowing light into the area and also giving the head space to allow them to be stood next to. There are dormer windows to the rear of this property; they are formed with a flat roof which we were unable to see, it is likely to be felt but it does need to be checked. Please see our comments in the executive summary. The cheeks/sides are clad with tiles. They are generally in average condition. Dormer windows to rear Finally, Dormer windows have been viewed from ground level and literally from the dormer windows themselves. 27

28 Finally, we have made our best assumptions on the overall condition of the chimney stacks, flues and dormer windows from the parts we could see. The inspection was made from ground level within the boundaries of the property (unless otherwise stated) using a x16 zoom lens on a digital camera. A closer inspection may reveal latent defects. Please also see Chimney Breasts, Flues and Fireplaces Section of this Report. 28

29 ROOF COVERINGS AND UNDERLAYERS The Roof Coverings and Underlayers section considers the condition of the outer covering of the roof. Such coverings usually endure the extremes of climate and temperatures. They are susceptible to deterioration, which ultimately leads to water penetration. The underlayer s function is to minimise wind and water damage. Dependent upon the age of your property this may or may not be present, please read on: We will consider the roofs in two areas, the High Level Roofs and the Low Level Roofs. High Level Roofs Main Roof The main roof is pitched and clad with small concrete tiles. There are some lichens and moss on the roof but this is fairly normal for a concrete roof. From what we could see the concrete tiles are lying level and true and look in reasonable Main roof condition considering their age. Sometimes we find that deterioration occurs to the ridge and exposed areas such as the eaves; you should periodically check these areas. Please see our comments with regards to nearby trees. 29

30 Protective Underlayer (Often known as the sarking felt or underfelt) From the 1940s onwards felts were used underneath tiles/slates to stop wind damage and water penetration, these in more recent years have been replaced with plastic equivalents. These are commonly known as underfelts but now the name is not really appropriate, as felt is not the only material used. This is an older style underlayer. In our experience it isn t particularly strong, we have recommended elsewhere within this report that you add ventilation to the roof. We are recommending this as this sort of underlayer can deteriorate more rapidly due to condensation. This photo shows the common rafters (the ones that form the pitch of the roof) and the dark area between is the underlayer. You can see a close up of the sarking felt where it is almost paper-like which is why it degrades 30

31 Dormer roof We were unable to see this roof. ACTION REQUIRED: Please see our comments in the Executive Summary. Low level roofs Dormer roof that we couldn t see There are some lower roofs that are also clad with a small tile; again there are some lichens and moss occurring on them. With the lower level roofs there tends to be problems where they meet the main walls and buildings. In this case the front roof has a lead flashing but we were unable to identify if the side roof had one. Given the general standard of the roofs, we suspect it has. Front roof over entrance Roof over utility room Finally, all the roofs were inspected from ground level with the aid of a x16 zoom lens on a digital camera. Unfortunately we were only able to see approximately ninety percent of the main roof but none of the flat roofs from ground level via our ladder or via any other vantage point that we managed to gain. We have made our best conclusions based upon what we could see, however a closer inspection may reveal other defects. For further comments with regard to ventilation please see the Roof Structure and Loft Section. 31

32 ROOF STRUCTURE AND LOFT (ALSO KNOWN AS ROOF SPACE OR ATTIC SPACE) The roof structure or framework must be built in a manner which is able to give adequate strength to carry its own weight together with that of the roof covering discussed in the previous section and any superimposed loads such as snow, wind, foot traffic etc. Main Roof Roof Access The main roof is accessed via the loft hatch located on the landing. There is a loft ladder, electric light and a few secured boards. We would recommend the addition of more secured boards as this would make it a better storage space and also a safer ladder. This gave us access to the main high level roof; there was also access within the lower sections of the roof from the various bedrooms. We have included these in this section as they form part of the same roof and then separately there is the roof to the utility room which is on the left hand side of the property. The loft (perimeter) has been viewed by torch light, which has limited our viewing slightly. Roof Structure This type of roof structure has what is known as a cut timber roof. This is a roof that is purpose made and hand built on site. Without the original design details we cannot categorically confirm that there are no defects; however it is in line with what we typically see. 32

33 Roof Timbers We have inspected the roof structure for: Serious active woodworm Structurally significant defects to the timbers Structurally significant dry rot Structurally significant wet rot Our examination was limited by the general configuration of the roof and the insulation. What we could see was generally found to be in average condition considering its age. Looking in roof space from rear left hand bedroom ACTION REQUIRED: The only way to be 100 per cent certain is to have the roof cleared of insulation and rechecked. Roof void in right hand bedroom Roof over utility room We would reiterate our comments that we made earlier with regard to the main roof. Roof over utility room 33

34 Water Tanks We would always recommend that water tanks be drained down and cleared of any debris etc. (we have seen dead birds and other unmentionable things in these tanks). As you are cleaning your teeth with this water it is best that it is as clean as possible! Ventilation Water tank Please see our comments in the Executive Summary. This roof needs to be vented. Insulation Main roof with mass of insulation needs ventilation Please see the Thermal Efficiency Section of this Report. Electrical Cables We can often identify the age of an electrical installation by the age of wiring found in the roof. In this case there was insufficient quantity to comment. Please see our further comments in the Services Section of this Report. Finally, we would ask you to note that this is a general inspection of the roof, i.e. we have not examined every single piece of timber. We have offered a general overview of the condition and structural integrity of the area. 34

35 GUTTERS AND DOWNPIPES The function of the gutters and downpipes is to carry rainwater from the roof to the ground keeping the main structure as dry as possible. Defective gutters and downpipes are a common cause of dampness that can, in turn, lead to the development of rot in timbers. Regular inspection and adequate maintenance are therefore essential if serious problems are to be avoided. Gutters and Downpipes The property has profile plastic gutters and downpipes (this means they are shaped). The downpipes go directly into the ground but should have a gulley we would much prefer to see a gulley arrangement as it makes sorting out blockages easier. Downpipes that go directly into ground that should have a gulley ACTION REQUIRED: Please see our comments in the Executive Summary. We would always recommend that the gutters and downpipes are cleaned out, the joints are checked and the alignment checked to ensure that the gutters fall towards the downpipes. Soil and Vent Pipe The soil and vent pipe is predominantly internal, they are just visible above the dormer windows. We have commented upon this in the Flue Section. The bathroom on the ground floor we assume has some form of modern air inlet valve such as a Durgo valve. Finally, gutters and downpipes have been inspected from ground level. As it was not raining at the time of the inspection it is not possible to confirm 100 per cent that the rainwater installation is free from blockage, leakage etc. or that it is capable of coping with long periods of heavy rainfall. Our comments have therefore been based on our best assumptions. 35

36 WALLS External walls need to perform a variety of functions. These include supporting upper floors and the roof structure, resisting dampness, providing adequate thermal and sound insulation, offering resistance to fire and being aesthetically presentable. Render Render is a mixture of sand and cement and in older renders also lime. As a surveyor we are always concerned when we see render finished properties as the render can hide a multitude of sins, particularly if it has been recently repainted. We generally would steer people away from rendered properties. In more modern renders a waterproof additive is applied in two or three coats. In some areas in years gone by a decorative finish is added and this was known as pargeting. In more modern times the render had a roughcast finish and in more recent times still we have had a pebble dash surface. The quality of a render can normally be judged by its detailing. The walls to this property are finished in a smooth faced painted render. Cracking We did find a few cracks in the render; these often occur where windows are put in or where the cement is too hard in the render. The majority of the cracking can be seen in the garage. Again this probably relates to too hard a cement mix being used in the render. Hairline crack to render Cracking to garage 36

37 Render Detailing A good indication of the quality of rendering, we have found over the years, is by the quality of detailing above the windows and to the base of the property. The detailing on this property has been carried out to a good standard. Good detailing included drips to the windows and a drip to the base of the property although not in the form of a bell mouth that we would prefer. Drip detail to base of property Finally, the external walls have been inspected visually from ground level and/or randomly via a ladder. Where the window and door lintels are concealed by painted render / plasterwork we cannot comment on their construction or condition. In buildings of this age timber lintels, concrete lintels, rubbed brick lintels or metal lintels are common, which can be susceptible to deterioration that is unseen, particularly if in contact with dampness. Our comments have been based upon how the painted render / plasterwork has been finished. We have made various assumptions based upon what we could see and how we think the painted render / plasterwork would be if it were opened up for this age, style and type of construction. We are however aware that all is not always at it seems in the building industry and often short cuts are taken. Without opening up the structure we have no way of establishing this. 37

38 FOUNDATIONS The foundations function is, if suitably designed and constructed, to transfer the weight of the property through the soil. As a general comment, many properties prior to the 19th Century have little or no foundations, as we think of them today, and typically a two-storey property would have one metre deep foundations. Foundations Given the age of the property we would expect to find a stripped concrete foundation. We are advised to the garage a raft foundation has been used. These are typically used where there is poor ground conditions. Building Insurance Policy The deterioration of the bricks in our experience often indicates a poor water table level You should ensure that the Building Insurance Policy contains adequate provision against any possibility of damage arising through subsidence, landslip, heave etc. It is your responsibility to check out prior to commitment to purchase that insurance is available on the property on the basis of the things we have reported in the survey. Much as we would like to we are unable to keep up with the changing insurance market and give you advice with regard to this. Please remember to talk about any cracks identified within the property. Often insurers will refer to progressive and non-progressive cracking. Unfortunately this is something we are unable to comment upon from a one-off inspection - the Building Research Establishment recommend a year of monitoring of any cracking. We would always recommend that you remain with the existing insurance company of the property. 38

39 We would refer you to our comments with regard to building insurance throughout this report. Finally, we have not excavated the foundations but we have drawn conclusions from our inspection and our general knowledge of this type, age and style of property. As no excavation has been carried out we cannot be 100 percent certain as to how the foundation has been constructed and we can only offer our best assumptions and an educated guess, which we have duly done. 39

40 TREES Trees within influencing distance of a property can affect the foundations by affecting the moisture content of the soil. There are trees next door within what we would term as influencing distance of the property you need to ask the owners to reduce their size. Finally, insurance requirements with regard to trees have varied over the years and in our opinion have got ever more onerous. We have seen the notifiable distance of a tree away from a property to have been reduced over the years and we reiterate our comments elsewhere within this report that you need to make enquires with regard to the insurability of your property in relation to trees and other features when you purchase the property. Influencing Distance Defined This is the distance in which a tree may be able to cause damage to the subject property. It is not quite as simple as our sketch; it depends on the tree, its maturity, the soil type etc., etc. Please also refer to the External Areas Section. 40

41 DAMP PROOF COURSE The Building Act of 1878 required a damp proof course to be added to all newly built properties within the London area. It also required various other basic standards. These requirements were gradually taken up (or should that be grudgingly taken up) throughout London and then the country as a whole, although this took many years for it to become standard practice. All modern properties should incorporate a damp proof course (DPC) and good building practice dictates that a differential of 150mm (6 inches) should be maintained between the damp proof course and ground levels. In this case, the damp proof course wasn t visible but given the age of the property one should have been added. Your attention is drawn to the section of the report specifically dealing with dampness. Foundations appears to be high water table level which is causing deterioration to brickwork below the damp proof course Please see our comments in the Executive Summary. Finally, sometimes it is difficult for us to identify if there is a damp proof course in a property. We have made our best assumptions based upon our general knowledge of the age, type and style of this property. 41

42 FASCIAS AND SOFFITS AND WINDOWS AND DOORS This section covers fascias, soffits and bargeboards and windows and doors, and any detailing such as brick corbelling etc. Fascias and soffits offer protection to the rafter feet and also allow the securing of the guttering. Windows primary functions are to admit light and air, but they also have thermal and sound properties. The doors allow access and egress within the property. Fascias and Soffits The fascias and soffits are painted timber with some deterioration, we would term them as being saveable but you may wish to replace with plastic fascias and soffits with a vent. ACTION REQUIRED: Please see our comments in the Executive Summary. Rotting but saveable fascia board and soffit board Windows and Doors The property has plastic double glazed windows, which generally look to be of a reasonable quality. We would draw your attention to the fact that sealed double glazed units can fail, particularly as a result of poor workmanship during installation. Failure of the seal leads to condensation between the two panes of glass and simply replacing the affected units may not provide a satisfactory Plastic double glazed windows long-term solution. In this case we did note the windows didn t have any trickle vents which means therefore they are from the cheaper end of the market. It means the airflow around the property will not be as good as perhaps you are used to. 42

43 Trickle vents defined Trickle vents allow a trickle of air through, therefore stopping/reducing the likelihood of condensation occurring within the property. Enquiries should be made as to the existence of any transferable guarantees. Generally it is considered that double glazed units have a life of about ten years. Finally, we have carried out a general and random inspection of the external joinery. In the case of the fascias and soffits it is typically a visual inspection from ground level. With the windows and doors we have usually opened a random selection of these during the course of the survey. In this section we are aiming to give a general overview of the condition of the external joinery. Please also see the Internal Joinery section. 43

44 EXTERNAL DECORATIONS The external decorations act as a protective coat for the building from the elements. Where this protective covering has failed, such as with flaking paintwork, the elements will infiltrate the structure. This is of particular concern as water is one of the major factors in damage to any structure. The property is to a good decorative standard. We were advised that it was last decorated externally in 2007 (last decorated internally ten years ago). Finally, ideally external redecoration is recommended every four to five years dependent upon the original age of the paint, its exposure to the elements and the materials properties. Where painting takes place outside this maintenance cycle repairs should be expected. Ideally redecoration should be carried out during the better weather between mid-april and mid-september. Please see our comments in the External Joinery section. 44

45 INTERNAL CEILINGS, WALLS, PARTITIONS AND FINISHES In this section we look at the finish applied to the structural elements such as the plasterwork applied to the ceiling joists, walls or partitions, together with the construction of the internal walls and partitions. Ceilings From our visual inspection of the ceilings and our general knowledge of this age and type of construction we believe that the ceilings are likely to be plasterboard. The ceilings have a textured paint which is a dated style; we recommend that this is skim-coated over throughout the property. ACTION REQUIRED: We recommend that the ceilings are skimcoated over throughout the property. ANTICIPATED COST: In the region of 1,000-2,000; quotations required. Plasterboard Defined The usual name for Gypsum plasterboard which is building board with a core of aerated gypsum, usually enclosed between two sheets of heavy paper, used as a dry lining. Internal Walls and Partitions The internal walls tend to be studwork on the first floor and solid on the ground floor which is fairly normal in a chalet bungalow type construction. Perimeter Walls These are paint and paper finish. On tapping they feel to be an older style denser plaster. Finally, ceilings, walls and partitions have been inspected from floor level and no opening up has been undertaken (unless permission has been obtained by yourselves). In some cases the materials employed cannot be ascertained without samples being taken and damage being caused. 45

46 We cannot comment upon the condition of the structure hidden behind plaster, dry lining, other applied finishes, heavy furniture, fittings and kitchen units with fitted back panels. 46

47 CHIMNEY BREASTS, FLUES AND FIREPLACES With the advent of central heating fireplaces tend to be more a feature than an essential function in most properties. The chimney breast is located in the lounge which was not in use at the time of our inspection (all directions given as you face the front of the property). The chimney looks to be capped from the outside with vents to the side. You need to check that this chimney is suitably lined. Chimney in main reception room At the time of the survey no chimneys were in use. Any chimneys that you do not propose to use should be capped and ventilated to prevent dampness. Finally, it is strongly recommended that flues be cleaned and checked for obstruction prior to use to minimise the risk of hazardous fumes entering the building. Please also see the Chimney Stacks, Flues and Parapet Walls section of this Report. 47

48 FLOORS Functionally floors should be capable of withstanding appropriate loading, preventing dampness, have thermal properties and durability. In addition to this upper floors should offer support for ceilings, resistance to fire and resistance to sound transfer. Ground Floor The floors felt solid and firm underfoot so we have assumed they are formed in concrete, we have not accessed the floor. First Floor We have assumed that the first floor construction is joist and floorboards as this is typical in this age of property. Joist and Floorboard Construction Defined These are usually at first floor level consisting of a joist supported from the external walls, either built in or, in more modern times, sitting upon joist hangers, sometimes taking additional support from internal walls, with floorboards fixed down upon it. Finally, we have not been able to view the actual floors themselves due to them being covered with fitted carpets, floor coverings and there is parquet wood block flooring in the hallway which was very fashionable in the 1970 s. The comments we have made are based upon our experience and knowledge of this type of construction. We would emphasise that we have not opened up the floors in any way or lifted any floorboards. 48

49 DAMPNESS In this section we look at any problems that are being caused by dampness. It is therefore essential to diagnose the source of the dampness and to treat the actual cause and not the effect of the dampness. Rising Damp Rising damp depends upon various components including the porosity of the structure, the supply of water and the rate of evaporation of the material, amongst other things. Rising damp can come from the ground, drawn by capillary action, to varying degrees of intensity and height into the materials above. A random visual inspection and tests with a moisture meter have been taken to the external perimeter walls and some internal walls, no excessive dampness was found. Checking for rising damp 49

50 Lateral or Penetrating Dampness This is where water ingress occurs through the walls. This can be for various reasons such as poor pointing or wall materials or inadequate gutters and downpipes, such as poorly jointed gutters. Tests were taken with a moisture meter at random points to internal walls, floors and other surfaces. Our readings were in line with what we would expect for this age of property, i.e. minor dampness. No evidence of any significant penetrating/lateral dampness was detected. Condensation This is where the humidity held within the air meets a cold surface causing condensation. We could see no obvious signs internally of condensation, however the property does not look to have been used for some time. It does very much depend upon how you utilise the building. If you do your washing and then dry it in a room without opening a window you will, of course, get condensation. Common sense is needed and a balance between heating and ventilation of properties. Normally opening windows first thing in the morning resolves most condensation issues. Finally, effective testing was prevented in areas concealed by heavy furniture, fixtures such as kitchen fittings with backboards, wall tiles and wall panelling. We have not carried out tests to BRE Digest 245, but only carried out a visual inspection. 50

51 INTERNAL JOINERY This section looks at the doors, the stairway, the skirting boards and the kitchen to give a general overview of the internal joinery s condition. Doors The doors had been changed for a modern pressed pre-finished hollow core door which doesn t stand up to impact damage that well. Kitchen The kitchen is in average condition. We have not tested any of the kitchen appliances. Finally, it should be noted that not all joinery has been inspected. We have viewed a random sample and visually inspected these to give a general overview of the condition. Please also see the External Joinery/Detailing section. 51

52 TIMBER DEFECTS This section considers dry rot, wet rot and woodworm. Wet and Dry rot are species of fungi, both need moisture to develop and both can be very expensive to correct. We would also add that in our experience they are also often wrongly diagnosed. Dry Rot Dry rot is also sometimes known by its Latin name Serpula lacrymans. Dry rot requires constant dampness together with a warmish atmosphere and can lead to extensive decay in timber. In the areas inspected no evidence was found of any dry rot and we feel it is unlikely that it is occurring, given the conditions found. Please note we have not opened up the floors and had a limited view of the roof. Wet Rot Wet rot, also known by its Latin name Contiophora puteana, is far more common than dry rot. Wet rot darkens and softens the wood and is most commonly seen in window and doorframes, where it can relatively easily be remedied. Where wet rot affects the structural timbers in a property, which are those in the roof and the floor areas, it is more serious. In the areas inspected no evidence was found of any wet rot with the exception of the fascias and soffits which had minor wet rot. Please note we have not opened up the floors and had a limited view of the roof. Woodworm Active woodworm can cause significant damage to timber. There are a variety of woodworm that cause different levels of damage with probably the worst of the most well known being the Death Watch Beetle. Many older properties have woodworm that is no longer active, this can often be considered as part of the overall character of the property. The roof is the main area that we look for woodworm. Within the roof we found no obvious visual signs of woodworm activity or indeed signs of past woodworm activity that has caused what we would term structurally significant damage. In many properties there is an element of woodworm that is not active. Our inspection is usually restricted by insulation covering some of the timbers and general stored items in the roof, as it is restricted throughout the property by general fixtures and fittings. 52

53 ACTION REQUIRED: If you wish to be 100 per cent certain that there is no woodworm the only way would be to check the property when is emptied of fixtures and fittings etc. Finally, when you move into the property, floor surfaces should be carefully examined for any signs of insect infestation when furniture and floor coverings are removed together with stored goods. Any signs that are found should be treated to prevent it spreading. However, you need to be aware that many damp and woodworm treatment companies have a vested interest in selling their products and therefore have fairly cleverly worded quotations where they do not state if the woodworm they have found is active. You should ask them specifically if the woodworm is active or not. We would also comment that any work carried out should have an insurance backed guarantee to ensure that if the company does not exist, or for whatever reason, the guarantee is still valid. More importantly it is essential to ensure that any work carried out is carried out correctly. 53

54 INTERNAL DECORATIONS With paints it should be remembered that up to 1992 lead could be used within paint and prior to this most textured paints (commonly known as Artex) contained an element of asbestos up to 1984, so care should be taken if the paintwork looks old and dated. We were advised that it was last decorated ten years ago. You may wish to redecorate to your own personal taste! Finally, we would draw your attention to the fact that removal of existing decorative finishes may cause damage to the underlying plasterwork necessitating repairs and making good prior to redecoration. 54

55 THERMAL EFFICIENCY Up until the mid 1940s we did not really consider insulation in properties, for example it was only in the 1960s that we started putting insulation in the roof and then it was about 50mm, in the 1970s this was upgraded to 100mm. Then we started to think about double glazing and cavity wall insulation. Since then insulation standards have increased considerably and today we are looking at typically using insulation not only in the roof but also in the walls, floors and windows and more recently considerable work has been carried out on how efficient boilers are within properties. Care has to be taken that properties are not insulated disproportionately to the ventilation as this can cause condensation and you should be aware that you need to ventilate any property that is insulated. HIPs We understand that HIPs were suspended from 20th May Energy Performance Certificates are required before a sale completes. Roofs Some roof insulation was present although not to current Building Regulations requirements of 270mm. In this instance we found 300mm, the roof needs ventilation. Walls The walls to this property are unknown construction; they could be cavity or solid. Windows ACTION REQUIRED: We recommend you open up a small section. If they are cavity then it would be worth adding insulation to the cavity walls. The windows are double glazed and therefore will have reasonable thermal properties. 55

56 Services Service records should be obtained. It is essential for the services to be regularly maintained to run efficiently. Summary Assuming the above is correct, this property is average compared with what we typically see. Wall insulation that would make a big difference; we would therefore recommend they are opened up. Further information can be obtained with regard to energy saving via the Internet on the following pages: HTTP// which is by the Energy Saving Trust and includes a section on grant aid. or alternatively or for an alternative technological view. Finally, we would advise that an energy rating is likely to be required for future house sales. 56

57 OTHER MATTERS In this section we put any other matters that do not fit under our usual headings. Security A security system has been installed. A good alarm system should not only help reduce break-ins but also your insurance. We are not experts in this field and therefore cannot comment further. Further information should be obtained from the vendor and the installer at a later date. Fire / Smoke Alarms Some smoke detectors were noted. The current Building Regulations require that they be wired into the main power supply. Obviously in a property of this age this is difficult, as it would mean having surface mounted wires or cutting wiring into the plaster. Insurance ACTION REQUIRED: We would recommend that you install smoke detectors that are wired into your mains alarm system. We would always recommend staying with the existing insurance company, and then if there are any problems you should not have the difficulty of negotiating with two insurance companies passing the blame between each other. Asbestos In a property of this age there may well be some asbestos. This was commonly used post war until it was banned only in the last ten or so years, although it is rumoured that it was still used after this point in time. We are not asbestos surveyors. ACTION REQUIRED: If you wish to confirm you are 100 percent free of asbestos you need to have an asbestos survey carried out. 57

58 SERVICES This survey does not include any specialist reports on the electricity supply and circuits, heating or drainage, as they were not requested. The comments that follow are based upon a visual inspection carried out as part of the overall Building Survey. Services and specialist installations have been visually inspected. It is impossible to examine every detail of these installations without partially dismantling the structure. Tests have not been applied. Conclusive tests can only be undertaken by suitably qualified contractors. The vendor/seller should be requested to provide copies of any service records, test certificates and, ideally, the names and addresses of the installing contractors. 58

59 ELECTRICITY It is strange to think that electricity only started to be used in domestic properties at the turn of the 19 th century with gas lighting still being the norm for a good many years after. Periodic inspections and testing of electrical installations is important to protect your property from damage and to ensure the safety of the occupants. Guidance published by the Institute of Electrical Engineers (IEE) recommends that inspections and testing are undertaken at least every 10 years (we recommend every five years) and on change of occupancy. All electrical installation works undertaken after 1st January 2005 should be identified by an Electrical Installation Certificate. Fuse Board The electric fuses and consumer units were located in the Utility Room. The fuse board looked dated, possibly original. ACTION REQUIRED: We would recommend you update the fuse board. ANTICIPATED COST: In the region of ; quotations required. Fuse board Earth Test We carried out an earth test in the kitchen area to the socket point that is normally used for the kettle, this proved satisfactory. Earth test 59

60 ACTION REQUIRED: As the property is changing occupancy an IEE report should be carried out by a NICEIC registered and approved electrical contractor. In addition to this your Legal Advisor is required to make full enquires with the owners to establish if any electrical installation work has been carried out and to provide suitable certification for any works carried out after 1 st January Any comments made within this report or verbally do not change this requirement. For basic general information on this matter please see the appendices at the end of this report. 60

61 OIL Please see our comments within the Executive Summary. Oil tank ACTION REQUIRED: All appliances, pipework and flues should be subject to an annual service by a competent OFTEC registered engineer. Unless evidence can be provided to confirm that there has been annual servicing, we would recommend that you commission such a service prior to use to ensure safe and efficient operation. 61

62 PLUMBING AND HEATING In this section we do our best from a visual inspection to look at how the water is supplied to the property, how the supply is distributed around the property, how it is used to heat the property and how it is discharged from the property. Water Supply We were advised that the controlling stopcock is located in the hallway. It is important that its presence is established in case of bursts or leaks. The stopcock and other controlling valves have not been inspected or tested for operational effectiveness. Water Pressure When the taps were run to carry out the drainage test we checked the pressure literally by putting a finger over the tap and this seemed average. The Water Board have to guarantee a certain pressure of water to ensure that things like boilers, particularly the instantaneous ones have a constant supply of pressured water (they would blow up if they didn t!). Cold Water Cistern Please see our comments in the Roof Section. Hot Water Cylinder The cylinder has a factory insulated jacket which is the most efficient (with the exception of the new mega flow systems). The addition of a combination boiler would remove the need to have this boiler as discussed. Hot water cylinder in front bedroom 62

63 Plumbing The plumbing, where visible, comprises copper pipework. No significant leakage was noted on the surface, although most of the pipework is concealed in ducts and floors. Heating The boiler was located in the Utility Room, it is manufactured by Boulter. Our limited inspection of the hot water and central heating system revealed no evidence to suggest any serious defects but we would nevertheless recommend that the system be tested and overhauled before exchange of contracts and that a regular maintenance contract be placed with an approved heating engineer. Ten Minute Heating Test The owner turned the heating on for approximately ten minutes, the radiator on the ground floor front room warmed up but we didn t manage to get any heat upstairs. He explained this was because the thermostatic control kept switching the system off. Finally, it should be noted that the supply pipe from the Water Company stopcock to the internal stop tap is the responsibility of the property owner. We cannot comment on the condition of the water service pipe to the building. It should be appreciated that leaks can occur for some time before signs are apparent on the surface. 63

64 BATHROOM In this section we consider the overall condition of the sanitary fittings such as the bathroom, the kitchen, the utility room and the cloakroom. Downstairs bathroom The downstairs bathroom has a three piece bathroom suite, consisting of a bath, wash hand basin and WC, which looks in average condition although dated. First floor bathroom The first floor bathroom is small and comprises a three piece bathroom suite with a smallish shower rather than a bath, wash hand basin and WC which all look slightly dated. Please see our comments in the Executive Summary. Finally, although we may have already mentioned it above we would reiterate that it is important to ensure that seals are properly made and maintained at the junctions between wall surfaces and baths and showers etc. We normally recommend that it is one of the first jobs that you carry out as part of your DIY on the property, as water getting behind sanitary fittings can lead to unseen deterioration that can be costly, inconvenient and difficult to repair. 64

65 MAIN DRAINS The sanitary system, as we know it now, came into being some 100 years ago during the Victorian era and works so successfully today it is often taken for granted. It is only in recent years that re-investment has taken place to upgrade the original drainage systems. It is assumed that the foul drains from the property discharge into a public sewer; this should be confirmed by your Legal Advisor prior to exchange of contracts, who should also provide information in respect of any common or shared drains including liability for the maintenance and upkeep of the same. The cold taps have been run for approximately quarter of an hour in the bathroom and kitchen. No build up or back up was noted. Inspection Chambers / Manholes For your information, inspection chambers / manholes are required to be provided in the current Building Regulations at each change of direction or where drainage runs join the main run. We have identified three inspection chambers / manholes. Inspection Chamber / Manhole One located to the front of the property (all directions given as you face the front of the property) We duly lifted the cover and found it to be dry at the time of our inspection; it may relate to the gutters and downpipes. Front drain 65

66 Inspection Chamber / Manhole Two to the left hand side of the property We duly lifted the cover and found it to be free flowing at the time of our inspection. From what we could see it is brick built. Drain to left hand side of prop Inspection Chamber / Manhole Three to the left hand side of the property adjacent to the utility room We duly lifted the cover and found it to be free flowing at the time of our inspection. From what we could see it is brick built. Drains to left hand side of property opposite utility room In addition we need to advise you/warn you about the Land Drain and ask you to read our comments within the Executive Summary. We have only undertaken a visual inspection of the property s foul drains by lifting covers and running water from the taps within the house. Finally, it must be emphasised that the condition of the property s foul drains can only be ascertained by the carrying out of a test; such a test has not been undertaken. Should there be leaks in the vicinity of the building then problems could occur, particularly with respect to the stability of the building s foundations. Drainage repairs are inevitably costly and may result in damage being caused to those areas of the property beneath, or adjacent to, which the drains have been run. 66

67 Rainwater/Surface Water Drainage Whilst very innocent looking rainwater downpipes can cause lots of problems. If they discharge directly onto the ground they can affect the foundations and even if they are taken away to soak-aways they can attract nearby tree roots or again affect foundations. Some rainwater drains are taken into the main drainage system, which is now illegal (as we simply do not have the capacity to cope with it), and can cause blockages to the main drains! Here we have done our best from a visual inspection to advise of any particular problems. In this location we would expect the property to drain into a soakaway although we have no way of confirming this. Finally, rain/surface water drains have not been tested and their condition or effectiveness is not known. Similarly, the adequacy of soak-aways has not been established although you are advised that they tend to silt up and become less effective with time. Please also see our comments within the Gutters and Downpipes section. 67

68 OUTSIDE AREAS GARAGES/SHEDS AND PARKING Garage We recommend that you obtain a copy of the plans in relation to this as it may better enable you to understand the land drain that is close by. Garage that is difficult to get in Sheds You have lots of sheds presently used for wood turning located to the left hand side of the property. Parking Wood turning shed There is room to park on the drive which is lucky as it is difficult to get into the garage! 68

69 EXTERNAL AREAS Front Garden The front garden has been landscaped to some extent with a drive running in front of it. Rear Garden The rear garden is mainly laid to lawn with a patio that is sinking (please see our comments on this). Boundaries: The left hand boundary (all directions given as you face the property) is usually the responsibility of the subject property. Finally, whilst we note the boundaries, these may not be the legal boundaries. Your Legal Advisor should make further enquiries on this point and advise you of your potential liability with regard to any shared structures, boundary walls and fences. 69