COMMERCIAL BUILDING SURVEY

Transcription

1 COMMERCIAL BUILDING SURVEY A Barn Conversion in the grounds of a hotel In Norfolk FOR Mr C Property Development Limited Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by:

2 CONTENTS INTRODUCTION REPORT FORMAT SYNOPSIS EXECUTIVE SUMMARY SUMMARY UPON REFLECTION APPENDICES LIMITATIONS 2

3 INTRODUCTION Firstly, may we thank you for your instructions; we have now undertaken a Building Survey (formerly known as a Structural Survey) of the aforementioned property. As you will note from the surveys we are preparing for you 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. This is a truncated version of the report. This report is an abbreviated version of a full Building Survey and have carried it out in the time we had allocated to this project and hope it will help you. If you do want our usual full report we would be more than happy to carry this out. This report consists of the Executive Summary only. We recommend that you set aside time to read the report in full, consider the comments, make notes of any areas which you wish to discuss further and phone us. 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 property is yours but we will do our best to offer advice to make the decision as easy as possible. REPORT FORMAT Please refer to the main Hotel document. 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. 3

4 SYNOPSIS SITUATION AND DESCRIPTION There are a number of barns adjacent to the Hotel, one of these has been converted into a function room and bar area and there is also a temporary structure giving access from the Hotel. The Barn is likely to be Listed and as such will have more onerous requirements than a normal structure and no doubt fall under the scrutiny of the Local Authority Conservation Officer. As you are aware the property is in administration and this project has suffered from insufficient funds and has not been completed. Bearing in mind our previous comments a viewing with the Local Authority and the builder needs to take place to establish your position. Entrance Gable Rear Gable End Left Hand Side Function Room Right hand side view courtyard looking towards function room East side of the bar area adjacent to the entrance driveway area 4

5 ACCOMMODATION AND FACILITIES Entrance Lobby Area Entrance Area Function/Reception Hall Associated Bar Function room looking Service Room Area Toilets and Cloakroom Area Bar Adjacent is also a temporary kitchen area Cloakroom Unisex Toilets 5

6 SUMMARY OF CONSTRUCTION External Main Roof: Pitched thatched roof Thatch needs to be made water tight Low Level Roofs: Gutters and Downpipes: Soil and Vent Pipe: Walls: External Joinery: Internal Ceilings: Walls Floor: Clad with a new clay tile over the bar and a single ply roofing system over the cloakroom area. Gutters and downpipes are missing and need to be added as do soakaways. Soakaways can be particularly expensive. Not plumbed in. Mass brick wall construction. Areas of re-pointing required. Modern timber windows and doors with double glazing Vaulted with exposed timber rafters and plasterboard infill (assumed) Mixture of original walls and modern studwork walls (assumed) Concrete (assumed) Services 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. We are advised that the property has a water supply via the Hotel s borehole and is on the Hotel s drainage system or would be if the drains had been completed! The electrics we would like to see Institute of Electrical Engineers reports and tests by NICEIC approved electrical contractors or equivalent. The property heat is via an under floor water heating system with adjacent boilers which was not on at the time of our inspection due to the gas running out. We are advised that the Fire alarm system has not as yet been commissioned. 6

7 EXECUTIVE SUMMARY Summaries are dangerous as they try to précis often quite complex subjects into a few paragraphs. This is particularly so in a summary about someone s future business when we are trying to second-guess what their priorities are, so it is important the Report is read in full. The Executive Summary incorporates our overall recommendations. We have divided this 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! The barns give an opportunity to have a large venue, unlike anything we know of in the area, albeit that the work is not complete this is over and above normal snagging work. 7

8 The Bad Problems / issues raised in the bad section are usually solvable, but often need negotiation upon. 1) Thatching unfinished The thatching work needs to be sealed where the thatch meets the gable end, as far as we could see there is no seal in this area. ACTION REQUIRED: Seal thatched roofing. This is a thermal image photo. The thermal image photo shows in blue where dampness is getting into the structure Barns Internal view 2) External detailing unfinished We noted several details unfinished and no doubt there are more. i) Flashing detail to the entrance door was not bedded in properly. ii) iii) There is an awkward valley gutter and we are unsure if the lead is finished Unfinished flashing detailing to entrance door The parapet wall is letting in dampness and this detail needs to be looked at. 8

9 ACTION REQUIRED: All detailing to lead work needs to be checked. If time had been available we would have been happy to access the roofs etc to check this. Parapet walls detail needs to be checked Awkward valley gutter detail with adjoining property Whilst this is not exactly like your valley gutter hopefully it gives an indication 3) Finish gutters and downpipes and review the existing guttering system, soakaways are likely to be needed. Old guttering and downpipes discharge against the walls, this will look unsightly very quickly as well as not being particularly good for the walls. The new roof has no guttering and downpipes and in turn no soakaways which will be needed to be added and can be expensive. Poorly detailed downpipe, discharging down the wall. 9

10 With regard to the soakaways for example when they are being added to the courtyard area this means that a section will be needed to be dug up as provision has already been made for this, we find this is an item that is often forgotten when budgets are tight. ACTION REQUIRED: The overall issue on detailing, drainage and soakaways needs to be discussed with the builder to see what is in the ground if anything. No guttering to the new bar extension New tiles without guttering 4) Ad hoc repointing There are areas of brickwork that need repointing, some of which need the water discharging off the roof issues resolving first. If it is not repointed then you will get lateral dampness. Timber lintels and bonding timbers Ad hoc repointing We would also comment that this age of property may have timber lintels or bonding timbers within it which will be particularly affected by any dampness that is allowed to stay within the structure. 10

11 5) Vegetation Getting into Structure We noted ivy getting into the structure, again on the east side, and this needs cutting back. ACTION REQUIRED: vegetation. Cut back 6) Local Authority Approvals Ivy and vegetation overgrowing the new bar area needs cutting back Fire Regulation Licence A Fire Regulation Licence needs to be obtained. We believe you are aware of such things such as the fire doors opening inwards rather than with the flow exiting traffic and should be opening outwards. Planning/Building Regulations It needs to be established whether these have been completed. 7) Unfinished internal work As you are no doubt aware the toilets are not complete in the reception area, this unfinished work is beyond normal snagging lists, you need to have a discussion with the builders. We noted:- Unfinished work in the toilet area i) Sanitary ware missing ii) Incomplete tiling in the unisex toilets iii) No tiling to the floor iv) The ceiling is not finished 11

12 We are very aware from past experience that it is the things you cannot see that can be a big problem, in this instance for example the drains and we are also very aware again from past experiences that many builders will take advantage of a situation such as this. 8) Temporary Kitchen area This area is unlikely very temporary. We are sure Environmental Health would not be happy. It is unlikely the plastic roof and the curtains would meet Fire Regulations. Access to temporary kitchen area Temporary kitchen area 9) External Presentation Signage and Lighting We note that there is a limited number of signage and lighting to the function area externally which we recommend should be improved. We also did not see the car park lights in action during our time of our survey however we did note that the car park and adjacent road would benefit from some work. 12

13 10) Services Foul Drains As far as we could see no drains have been connected, in our question and answer session we were advised that the portable toilets were brought in for functions. We also noted a drain half dug to the east side of the property. This needs further investigation. ACTION REQUIRED: We suggest a meeting with your builder to establish who owns what and what has been paid for so far. Unfinished drains? Rainwater drains Please see our earlier comments about the likely need for soakaways (as well as gutters and downpipes). The Ugly We normally put here things that we feel will be difficult to resolve and will need serious consideration. Building Issues We recommend that a meeting needs to take place with the builders to establish what the position is with regard to the unfinished work, ownership of materials, etc and the way forward. Operational Issues A review of the operational issues of how the area will operate, for example the current temporary kitchen and the lack of toilets needs to be considered if there are any pre-booked functions. 13

14 SUMMARY UPON REFLECTION The Summary Upon Reflection is a second summary so to speak, which is carried out with our thoughts a few days after the initial survey. We would add the following:- We would recommend the following course of action:- 1. A meeting to take place with the builder to establish who owns what. 2. A meeting to take place with the Local Authority to establish if there are any issues/interests they have. 3. Work required is quantified and quoted for. 4. An assessment is made of the time scale available with regard to operational needs such as functions etc within this area. If you wish we can prepare specifications, obtain quotations for the work and manage it and ensure it is carried out to the correct standard. We would ask that you read the Report and contact us on any issues that you require further clarification on. If you would like any further advice on any of the issues discussed (or indeed any that have not been discussed!) then please do not hesitate to contact us on. 14

15 APPENDICES 15

16 LIMITATIONS Please see our standard terms of Limitations as appended to the Hotel s Survey. INSPECTION LIMITED Unfortunately in this instance our inspection has been very limited due to not having the benefit for speaking with the builder concerned with this project and have only had the benefit of speaking with the vendors. The survey was time limited and we have not carried out any high level investigations or any of our normal checks however we hope that this will assist you. ACTION REQUIRED: We would recommend an interview with:- i) The building contractor and any sub contractors concerned with this project. ii) The Local Authority Just a few more comments about the Report format. This is a truncated survey, there would normally be a detailed section that follows, we would be happy to carry out a full survey. Please see our standard Points for your Legal Advisor and Terms and Conditions as set out in the Hotel s Survey and as per our website. 16