VISUAL STRUCTURAL INSPECTION REPORT

Transcription

1 VISUAL STRUCTURAL INSPECTION REPORT of No. 9 Sruth Ard, Lurganboy, Manorhamilton, for Kevin ********* Prepared by: Colin Fidgeon BE (HONS), MIEI CEng Chartered Engineer Derrinweir, Drumkeeran, County Leitrim Ph: August

2 CONTENTS: 1. INTRODUCTION DESCRIPTION SYNOPSIS OBSERVATIONS CONDITIONS OF ENGAGEMENT Date: 19/08/2016 2

3 TERMS AND CONDITIONS Any person who relies upon the contents of the inspection & report, does so acknowledging that the following clauses, which define the scope and limitations of the inspection, form an integral part of the report. SCOPE OF REPORT The inspection is visual only, in accordance with the Code of Practice for Inspecting and Certifying Buildings and Works published by The Department of Housing, Planning, Community and Local Government, and is not intended as a certificate of compliance of the property within the requirements of any Act, regulation, ordinance or by-law, or, as a warranty or an insurance policy against problems developing with the building in the future. Visual inspection is limited to those areas and sections of the property fully accessible and visible to the inspector at the time and on the date of Inspection. The inspection does not include breaking apart, dismantling, removing or moving objects including, but not limited to, foliage, mouldings, roof insulation/sarking membrane, floor or wall coverings, sidings, ceilings, floors, furnishings, appliances or personal possessions. The Inspector cannot inspect inside walls, between floors, inside skillion roofing, inside the eaves, behind stored goods in cupboards, or other areas that are concealed or obstructed. The inspector does not dig, gouge, force or perform any invasive procedures. In an occupied property it must be understood that furnishings or household items may conceal defects which may only be revealed when the items are removed. The report attempts to assist in judging a building according to its age and level of maintenance and in providing relative comparisons. The inspection and report should not be considered all-encompassing dealing with a building from every aspect. Rather it should be seen as a reasonable attempt to identify any significant defects apparent at the time of the inspection. Whether or not a defect is considered significant or not, depends, to a large extent, upon the age and type of the building inspected. It is unrealistic to expect comment on all minor defects or imperfections. Subject to the level of maintenance on the building it is common for the number of faults to have increased with age. LIMITATIONS Nothing contained in the report implies that any inaccessible or partly inaccessible areas or sections of the property being inspected were free from defects, latent or otherwise. No responsibility can be accepted for defects, which are latent or otherwise, not reasonably detected on a visual inspection without interference with or removal of any of the structure including fixtures or fittings within the building. The report does not contain any assessment or opinion in relation to any item, which is the subject of a Special Purpose Property Report or any matter where the inspection or assessment of which is solely regulated by statute. Special Purpose Property Reports include comment on the following: Common property areas, environmental concerns such as sunlight, privacy, streetscape and views, proximity of property to flight paths, railways and busy traffic or other neighbourhood issues, noise levels, health & safety issues including the presence of asbestos or lead, heritage concerns, security or fire protection, analysis of site drainage apart from surface water drainage, swimming pools and spas, detection and identification of illegal and unauthorised building and plumbing work, durability of exposed finishes. The report does not purport to be geological as to foundation integrity or soil conditions, nor does it cover the condition of electrical, plumbing, gas or motorised appliances. The operation of fireplaces, chimneys, alarm systems, intercom systems, electrical and mechanical appliances, air conditioning systems, smoke detectors, telecommunications cabling or systems, have not been tested and are the subject of a Special Purpose Property Report. As a matter of course, and in the interests of safety, all prospective purchasers should have an electrical report carried out by a licenced electrician. The report is limited to (unless otherwise noted) the main structure on the site and any other building, structure or outbuilding specifically named within the report. 3

4 DISCLAIMER OF LIABILITY: No liability shall be accepted on account of failure of the report to notify any problems in any areas or sections of the subject property physically inaccessible for inspection, or to which access for inspection is denied by or to the inspector, including but not limited to any areas or sections so specified by the report. DISCLAIMER OF LIABILITY TO THIRD PARTIES: The report is made solely for the use and benefit of the client named on the front of the report. No liability or responsibility whatsoever, in contract or tort, is accepted to any third party who may rely on the report wholly or in part. Any third party acting or relying on the report, in whole or in part, does so at their own risk. Shower Recesses: Tests may be made on shower recesses to detect leaks (if water is connected). The tests may not reveal leaks or show incorrect waterproofing if silicone liquid or masonry sealant has been applied prior to the inspection. Such application is a temporary waterproofing measure and may last for some months before breaking down. The tests on shower recesses are limited to running water within the recesses and visually checking for leaks. As showers are only checked for a short period of time, prolonged use may reveal leaks that were not detected at the time of inspection. No evidence of a current leak during inspection does not necessarily mean that the shower does not leak. 4

5 DEFINITIONS For the purpose of this inspection, the following definitions apply. Good = The item or area inspected appears to be in sound condition without any significant visible defects. Fair = The item or area inspected exhibits some minor defects, minor damage or deterioration and may require some minor repairs of maintenance. Poor = The item or area inspected may be in a badly neglected state of repair, finished in an un-tradesman like manner or deteriorated due to age or lack of maintenance. Above Average = All items and areas appear to be very well maintained and show good quality building work, finishes and fittings, when compared with structures of similar age and construction. Average = There may be components requiring repair or maintenance consistent with dwellings of similar age or construction. There were no significant items or problems that were not consistent with dwellings of similar age or construction. Below Average = The building and its parts are poorly maintained, show roughly executed workmanship, neglect or lack of repairs and maintenance. There may be repairs or defects leading to substantial repair or remedial work required. Subfloor space = Space between the underside of a suspended floor and the ground. Attic space / Roof void = Space between the roof covering and the ceiling immediately below the roof covering. Site = Allotment of land on which a building stands or is to be erected. Listing = Leaning, slanted or not plumb. Reasonable Access = Only areas to which reasonable access is available were inspected. The Code of Practice for Inspecting and Certifying Buildings and Works defines reasonable access as areas where safe, unobstructed access is provided and the minimum clearances specified below are available, or where these clearances are not available, areas within the inspector's unobstructed line of sight and within arm's length. Reasonable access does not include removing screws bolts to access covers. Reasonable access does not include the use of destructive or invasive inspection methods nor does it include cutting or making access traps or moving heavy furniture, floor coverings or stored goods. A 3.6 m ladder is considered generally reasonable for safe use by one operator during an inspection. Regardless of the ladder length, weight and size, safe use of ladder or safe access may mean that inspection of a roof, elevated platform or roof space is not possible in part, or at all, during an inspection and, in such circumstances, an inspector may recommend the use of special access equipment and that a further inspection be undertaken when a safe method of access is present. Subfloor areas sprayed with chemicals should not be inspected unless it is safe to do so. DIMENSIONS FOR REASONABLE ACCESS Area Access hole mm Crawl space mm Height m Roof interior Accessible from a 3.6 m ladder Roof exterior Accessible from a 3.6 m ladder placed on the ground 5

6 1. INTRODUCTION On 15/08/2016 from 11am to 8pm, and on the 18/08/2016 from 4pm to 10pm, Colin Fidgeon visually inspected No. 9 Sruth Ard, Lurganboy, Manorhamilton, for Kevin *********. The purpose of the inspection was to assess the condition of the property, prior to purchase, and advise on any defects present. This report is prepared in accordance with Code of Practice for Inspecting and Certifying Buildings and Works published by The Department of Housing, Planning, Community and Local Government. 2. DESCRIPTION The structure is a standalone storey and a half house constructed circa The dwelling is timber-framed with rendered external blockwork leaf. The ground floor is concrete raft slab on piled foundations. The 1 st floor is timber. The roof is slate. 3. SYNOPSIS Reports by Colin Fidgeon Building Surveying comply fully with the Code of Practice for Inspecting and Certifying Buildings and Works, and are therefore thorough and detailed. Consequently, there is a risk that the reader may infer a property is in very poor condition, due to our report length, in comparison to reports by other inspectors in the North West region. For this reason, the Code recommends that all inspectors provide an indication of the condition of the property, relative to other properties on the market locally, which are of similar age and style. The quality and expense of interior decorating (e.g. floor tiles, bathrooms, kitchen, furniture, etc) is not considered when determining the condition of the building. The assessment of condition is based mostly on structural performance, the extent of current internal dampness problems, and long-term durability of architectural weathering details (e.g. parapet walls with flat roves and internal gutters, will likely fail sooner and allow driving rain to penetrate to the building interior, thus requiring more frequent maintenance). The building is overall in AVERAGE condition, when compared to buildings of similar age and style. No precipitation fell during the inspection and the ground was generally dry. 6

7 4. OBSERVATIONS Note the leak in the kitchen ceiling, shown below. This leak is active when the upstairs showers are in use. Testing on the upstairs showers was carried out over two days. Both upstairs showers were tested on different days to clearly identify the source of the leak. No matter which shower is in use, water leaks through the kitchen ceiling in the exact same location. See a close-up of the dripping water on the next page. 7

8 A close-up of the dripping water from the kitchen ceiling. 8

9 The carpet in the hot-press became wet during the shower tests. 9

10 Upon temporary lifting of the carpet, it appears that the water may be coming down through the shower stud wall onto the floorboards, then through the floor boards onto the ceiling plasterboard, and leaking through the ceiling at the low point. See the close-up on the next page. 10

11 A close-up of the wet floorboards in the hot-press. 11

12 The hallway carpet is also damp adjacent the shower stud-wall. 12

13 The photograph below shows a close-up of the tiles & shower tray in the 1 st floor East bedroom ensuite. Inspection of the wall tile grout and the seal between the shower tray & tiles, shows several cracks. Water will seep through these cracks when the shower is in use, resulting in the ceiling damp shown above. A sensible first step would be to repair/reseal these areas, and retest the shower after the kitchen ceiling has dried. 13

14 In the same shower cubical, there is a significant opening in the stud wall beside the shower unit. This must also be sealed to prevent water ingress, before any further shower tests are run. 14

15 There does not appear to be any visible cracks in the tile grout of the shower to the 1 st floor West bedroom ensuite. However, as discussed previously, use of this shower alone resulted in a dripping leak through the kitchen ceiling. Further investigation to determine the source of the leak is required. It is possible that a significant quantity of water is penetrating the stud wall behind the shower unit itself. A sensible first step would be to seal any gaps, and retest the shower again when the kitchen ceiling has dried. 15

16 There is 8 inches of kerosene in the external tank. 16

17 The boiler functioned, and heat most radiators satisfactorily. However, the boiler cut-out after a few minutes of operation the first two times it was switched on. The boiler requires a service to ensure it is working optimally. 17

18 The radiator in the ground floor hallway failed to heat-up. The copper pipe, shown by the arrow in the photograph below, did heat-up, but the radiator itself did not. 18

19 The groundfloor bathroom radiator also failed to heat-up. 19

20 The small radiator adjacent the small rear external door also failed to heat-up. See the next page for a photograph of the other side of this radiator. 20

21 Another view of the small radiator adjacent the small rear external door. Note that there is no knob to allow for adjusting the flow/temperature of this radiator. The reason for failure of these radiators should be determined when the boiler is serviced. 21

22 There is no ceiling insulation between the horizontal ceiling joists, as shown below. 22

23 The grassed area to the West of the dwelling is saturated, even though there was no rain on the day of inspection. Following discussion with the owner of No. 7, it seems that the upper clay layer is impermeable, and therefore holds water. Also, note that the ground is generally soft, as the house was constructed on piled foundations. 23

24 There are two small patches of dampness at the base of the chimney stack on the ground floor in the kitchen. See next page. 24

25 Upon inspection of the chimney stack in the attic space, there is no evidence of current or historic moisture. See next page. 25

26 Externally, the weatherproofing/flashing on the chimney looks good. It is possible that the moisture at the base of the chimney stack is rising-damp due to localised failure of the Damp Proof Membrane (or Damp Proof Course). It is also possible that the cavity, between the internal timber wall & external masonry wall, has been breached by a build-up of builder s rubble or mortar. This breach would allow moisture to cross the cavity, creating damp spots. 26

27 It seems that there is no key for the original lock on the patio door. This lock was unlocked at the time of inspection. See next page. 27

28 It is possible to secure the door from the inside. A hole was drilled in the door so that the adjacent bolt, which is fixed to the frame, can be inserted into this hole when the door is closed, securing the door to the frame in this closed position. However, there is no way to open the door from outside. 28

29 It seems that there is no key for the small rear external door. I received three keys for the inspection, but only one key worked on the front door. 29

30 Viewed from the outside, it appears that this small rear external door is painted shut, indicating it was not open when painted. 30

31 Several internal doors are binding. One of the double doors to the living/kitchen area is binding on the timber floor. However, the door does fully open. 31

32 The door from the kitchen to the shower room is binding to the door frame. The door does close if pressure is applied. 32

33 The door from the kitchen to the utility room does not catch closed. 33

34 The door between the living-room and hallway is binding heavily on the door frame. The door does close if pressure is applied. 34

35 The door to the 1 st floor East bedroom is binding to the door frame. The door will not close. 35

36 The door to the 1 st floor East bedroom ensuite is binding to the door frame. The door will not close. 36

37 The door to the 1 st floor West bedroom ensuite, binds to the door frame. The door will not close. 37

38 The window in the living-room binds to the frame. The window does close. 38

39 The vent pipe/duct to the 1 st floor East bedroom ensuite is disconnected from the vent at ceiling level. 39

40 Insulation tape is used to seal wires in several areas in the attic space. This is dangerous because the tape can dry-out and unravel over many years, exposing bare wire. 40

41 When the light to the 1 st floor hallway is turned-on, both lighting circuit-breakers are tripped. 41

42 The water tank should be fully covered and fully insulated in accordance with building regulations. 42

43 The kitchen backsplash is not yet tiled. The plasterboard may quickly become wet and deteriorate. 43

44 Many of the vents in the rear external wall elevation are not covered with a plastic cap. The perforated proprietary caps help deter vermin entry. 44

45 There is no facility to close the chimney opening to prevent draughts when the fire is not in use. 45

46 The ground-floor shower drains slowly, so there is a water build-up in the shower tray when the shower is in use. It may be sufficient to pour drain cleaner to alleviate the problem. 46

47 The opening/gap between the waste pipe and masonry wall, as indicated by the arrow below, should be filled with flexible sealant to prevent vermin entry. 47

48 The opening/gap between the kitchen waste pipe and masonry wall, as indicated by the arrow below, should be filled with flexible sealant to prevent vermin entry. 48

49 The opening/gap between the bathroom waste pipe and masonry wall, as indicated by the arrow below, should be filled with flexible sealant. 49

50 Some of the external footpaths, adjacent the dwelling, have settled due to the soft ground, and the fact that neither the footpaths nor the driveway are piled. The building foundations are piled, so the dwelling itself should not settle. This footpath settlement is to be expected. The settlement has generated some small steps between adjacent concrete footpath slabs. There is also cracking between the dwelling walls and the footpath. These cracks should be periodically filled to prevent rainwater ingress to the foundations. 50

51 Again, note the cracking between the dwelling walls and the footpath. These cracks should be periodically filled to prevent rainwater ingress to the foundations. 51

52 5. CONDITIONS OF ENGAGEMENT This survey and report was undertaken under the conditions of engagement Agreement RA9101 for the Appointment of Consulting Engineers for Report and Advisory Work Published in agreement with Engineers Ireland. 52