REINSTATEMENT VALUATION

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Kristopher Johnson
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1 REINSTATEMENT VALUATION Marylebone, London W1U FOR Mr K Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by:

2 CONTENTS INTRODUCTION AND INSTRUCTION SYNOPSIS CONSTRUCTION SUMMARY EXECUTIVE SUMMARY INSPECTION SURVEY FINDINGS SUMMARY UPON REFLECTION APPENDICES LIMITATIONS 2

3 INTRODUCTION AND INSTRUCTION We have been instructed by Mr K to prepare a building reinstatement value. We have carried out a visual inspection of the property. The weather was dry and overcast at the time of the inspection. We are Independent Chartered Building Surveyors. We are registered with the Royal Institution of Chartered Surveyors and are members of the Independent Surveyors Association, The work has been carried out as per our standard Terms and Conditions of Contract which have been ed to you as part of the confirmation of our instructions. If you would like further clarification please do not hesitate to contact us. SYNOPSIS Mr K has asked us to prepare a building reinstatement value following a refunding exercise that he has undertaken. The property is a good sized Grade II Listed Georgian terraced town house, situated in Marylebone, London. 3

4 SUMMARY OF CONSTRUCTION External Chimneys: Main Roof: Gutters and Downpipes: Soil and Vent Pipe: Walls: Windows and Doors: Conservatory: Internal Ceilings: Walls: Brick chimneys A double pitched roof, clad with slates and roof light opening Lead valley gutters and cast iron Internal Flemish Bond brickwork and Stucco render Timber sliding sash windows Rear single storey conservatory style structure Mixture of lath and plaster and plasterboard (assumed) Mixture of solid and studwork (assumed) Floors: Ground Floor: Other Floors: Solid under foot, assumed concrete. Likely to have originally been tiles on earth (assumed) Joist and floorboards with embedded timbers (assumed) Services We believe that the property has a mains water supply, mains drainage, electricity and gas (assumed). The boiler is located on the ground floor within the laundry room. It is a two boiler system; one for the hot water and one for central heating and they are manufactured by Keston. 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. 4

5 EXTERNAL PHOTOGRAPHS Front Elevation Rear View Rear conservatory Rear courtyard General view of roof General view inside roof 5

6 ACCOMMODATION AND FACILITIES Top Floor The top floor accommodation consists of: 1) Bedroom to front with en-suite bathroom 2) Bedroom to rear (currently being used as an office) 3) We were unable to access the rear room Second Floor The second floor accommodation consists of: 1) Master bedroom 2) Walk through dressing room 3) Bathroom with two wash hand basins, one WC, one bidet, one shower and one bath. First Floor The first floor accommodation consists of: 1) Drawing room 2) Piano room 6

7 Upper Ground Floor The upper floor accommodation consists of: 1) Dining room to front 2) Kitchen to middle 3) Conservatory to rear Lower Ground Floor The lower ground floor accommodation consists of: 1) Front bedroom with en-suite bathroom 2) Laundry room to rear 3) Study to rear, with en-suite bathroom 4) Cloakroom 5) Two vaults to front of property Not included within the building insurance re-build valuation is a leased garage within a short walking distance. 7

8 INTERNAL PHOTOGRAPHS Here are a selection of internal photos of the property and they indicate the general standard and size of the rooms. Lower Ground Floor Front bedroom with en-suite bathroom Rear study with en-suite bathroom Laundry room Cloakroom Left hand side of vaults underneath road from courtyard to front Right hand side of vaults underneath road from courtyard to front 8

9 Upper Ground Floor Entrance Dining Room Kitchen Conservatory First Floor Lounge Piano Room 9

10 Second Floor Master bedroom En-suite bedroom Dressing Room Top Floor Front bedroom En-suite bedroom Rear bedroom currently used as a study En-suite bathroom There was one door here where we were unable to gain access. 10

11 EXECUTIVE SUMMARY We have used the Building Cost Information Service (BCIS) data as a basis for looking at the re-build value of this property. INSPECTION Our inspection has been specifically related to the reinstatement value of the property. Visual Inspection We have viewed all rooms and will hold photos of these on file for six months. 11

12 SURVEY FINDINGS 1. We noted no major defects and this house is in acceptable condition for its age, type and style, but there are some inherent defects, such as the box gutters to the roof. However the roof is of a relatively new construction and we feel maintenance/repair work will be required rather than re-roofing work. 2. There is also the need for external redecoration work, particularly around the windows to the Stucco render and to the conservatory to the rear and work to the gutters and downpipes. 3. The refurbishment in 19XX now needs additional work. BCIS Information Whilst we have utilised the BCIS info we are also aware that above is not applicable above four storeys and we need to adjust it, which we duly have, and demolition above four storeys can be expensive. We have adjusted it for the prestige nature of property and its location. Re-Build Calculation We have used this as a basis for calculation. We do however feel that the historic significance of the property would over and above the normal parameters of this data and so have used our experience and knowledge of historic and Listed properties. We would estimate a reinstatement value of XXXXXXX (XXXXXXX pounds). 12

13 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 feel there will be considerable difficulty in working in this property given the business of the local roads and the limited space available, together with the difficulties that always occur on Listed properties and working at high levels. A combination of elements mean that we have a higher re-build value in than the Building Cost Information Service (BCIS). If you would like any further advice on any of the issues discussed or indeed any that have not been discussed! Please do not hesitate to contact us on. 13

14 LIMITATIONS Our limitations are as the agreed Terms and Conditions of Engagement. CONDITIONS OF ENGAGEMENT The report has been prepared in accordance with our Conditions of Engagement should be regarded as a comment on the overall condition of the property and the quality of its structure and not as an inventory of every single defect. It relates to those parts of the property that were reasonably and safely accessible at the time of the inspection, but you should be aware that defects can subsequently develop particularly if you do not follow the recommendations. ENGLISH LAW We would remind you that this report should not be published or reproduced in any way without the surveyor s expressed permission and is governed by English Law and any dispute arising there from shall be adjudicated upon only by the English Courts. SOLE USE This report is for the sole use of the named Client and is confidential to the Client and his professional advisors. Any other persons rely on the Report at their own risk. INSPECTION LIMITED We have only looked at things in reference to the re-build valuation. We have been in the roof space but have not lifted any floors. 14

15 TERMS AND CONDITIONS Our computer system sends two copies of our Terms and Conditions to the address given to us when booking the survey; one has the terms attached and the other has links to the Terms and Conditions on our website (for a limited time). If you have not received these please phone your contact immediately. 15

16 APPENDIX 1 16

17 BCIS Website More information about the BCIS from their website BCIS.co.uk. Taken from their website page as follows: BCIS, the RICS' Building Cost Information Service, is the leading provider of cost information to the construction industry and anyone else who needs comprehensive, accurate and independent data. For the past 45 years, we have been collecting, collating, analysing, modelling and interpreting cost information. Today, we make that information easily accessible through our online applications, data licensing and publications. At BCIS, we offer more than just information services - we provide consultancy and research support to clients from both the public and private sector. The reputation of BCIS' independent cost information is unrivalled. Our subscribers see our information as business critical. They stay with us year after year and are regularly joined by new users. Our data is used by consultants, clients and contractors to produce specific estimates for option appraisals, early cost advice, cost planning, reinstatement costs, benchmarking, whole life costing, facilities and maintenance budgeting. What's more, we're increasingly being called on by government bodies and private developers to deliver bespoke research and consultancy projects. 17

18 RICS Guidance The Royal Institution of Chartered Surveyors publish Guidance Notes and other literature that provide advice on aspects of the profession and recommend procedures that meet high standards of professional competence. They are an invaluable source of information which surveyors and other professional advisers are encouraged to be familiar with. Also, in deciding on allegations of professional negligence, the Courts are likely to take account of the contents of any relevant Guidance Notes published by the RICS. The most up-to-date versions of the documents are available from isurv.co.uk Guidance Notes relevant to insurance reinstatement cost assessment include: 1. Guide to Carrying Out Reinstatement Assessment. RICS (1999). Provides guidance on the manner in which assessments should be approached for building insurance purposes and details the process of collecting data, processing and submitting the assessment. 2. Reinstatement Cost Assessment and Insurance Claims, RICS (2nd Edition 1995). A guide on the factors to be considered when assessing the reinstatement cost of a building and the insurance claims procedure. 3. Property Insurance: Some Points to Consider in Relation to the Proper Cover of Risk. RICS (4th Edition, 1995). A basic guide to property insurance with information on the types of insurance, professional fees, and risk management. 4. Introductory Guidance to Insurance Under Building Contracts. RICS (2nd Edition, 1995). Considers the types of risks on building contracts, insurance provisions in standard forms of contracts, and the financial responsibilities and liabilities of parties. 5. The Insurance of Managed Property: Commercial Property Guidance Note. RICS (1995). A guide on the aspects of insurance applicable to the landlord and tenant situation. 18

19 6. Building Surveys of Residential Property. RICS (2004). Provides advice to surveyors carrying out building surveys of private residential property, from taking instruction to preparing the report. 7. RICS Appraisal and Valuation Manual: The Red Book. RICS. A comprehensive manual which covers almost all valuations for all purposes. Contains Practice Statements and Guidance Notes. 8. Fire Damage Reinstatement: An Information Paper. RICS (1997). Highlights the peripheral matters which arise and aspects which need to be given consideration, over and above, construction matters when dealing with fire damage repairs. 9. Insuring your Historic Building: Houses and Commercial Buildings. English Heritage, RICS (March 1994). Provides valuable advice on all issues involved in the insurance and insurance valuation of historic buildings. 10. Code of Measuring Practice. RICS (6th Edition 2007). Provides succinct definitions and guidance for the measurement of buildings and land. 19

SPECIFIC DEFECTS REPORT

SPECIFIC DEFECTS REPORT Harrow HA3 Relating to Problems with Suspended Timber Floor near Bay Window FOR Mr S Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by: CONTENTS INTRODUCTION AND INSTRUCTION