MAJOR DEFECTS BUILDING SURVEY REPORT

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1 MAJOR DEFECTS BUILDING SURVEY REPORT XXXXXX Road Bedminster Bristol BS3 XXX Prepared for Mr XXXXXXX July 2017 T J Maggs MRICS MAGGS AND ALLEN 22 Richmond Hill Clifton Bristol BS8 1BA survey@maggsandallen.co.uk

2 bay. This work will be costly and estimates should be obtained from a stone mason as required. The render finish upon the rear elevation is in satisfactory order. The two storey back addition is also constructed of solid brickwork and the walls are rendered externally. The render finishes are patched and a little uneven but they are satisfactory. The walls of the kitchen extension also appear to be of solid brick construction and the render finishes are satisfactory. 3.2 Type and Position of Damp-Proof Course (This is normally a horizontal barrier inserted in walls to prevent rising dampness internally. It is important to ensure that this is not bridged by paths, flower borders, etc., and that external ground levels are at least 150mm below damp-proof course and floor levels.) The ground levels at the front of the house are very close to the floor level and should be reduced to at least 150mm below the floor to prevent dampness occurring internally. The ground levels at the rear are also a little close to the floor level and again should be reduced to 150mm below. The front boundary walls about the house and a vertical damp-proof membrane should be inserted between the walls to prevent dampness occurring internally. 3.3 Under-Floor Ventilation (Ventilators should be fitted at 1.5m intervals at ground floor level around any property with suspended timber floors and should include honeycomb ventilation to internal walls. Internal ventilation cannot normally be examined and it would be prudent to have this checked. Inadequate under-floor ventilation to suspended timber floors will give rise to conditions of dampness and condensation which can lead to rot.) Underfloor ventilation is limited, partly caused by the high ground levels. We recommend that airbricks are inserted within the front and rear walls at 1.5m intervals to provide an adequate flow of air within the underfloor void which will prevent condensation and rot problems occurring. 3.4 Windows, Door Frames and Joinery Windows (The seals on double glazed windows have a limited life span of years and eventual replacement will be necessary.) Most windows are of a modern PVC double glazed variety. The bedroom windows do not allow escape in the event of fire and ideally fully opening windows should be fitted for security purposes. The timber casement kitchen window is in need of redecoration. Copyright Maggs & Allen 2017 Page 1 of 6

3 New or replacement windows installed after April 2002 need to provide enhanced insulation to comply with upgraded building regulation standards. Your solicitor should be asked to confirm that any windows installed subsequent to this date comply with the appropriate requirements Doors The modern PVC double glazed door is in good order. The door opening is however, rather narrow due to the size of the frame. The PVC double doors to the dining room are satisfactory. 3.5 External Decorations and Paintwork (The overall condition has been noted. External woodwork will rot in a very short time if not protected and regular painting is necessary to prevent deterioration from water, sunlight, micro-organisms and decay. End grain surfaces are most susceptible to deterioration and painting to these areas is regarded as the single most important measure for ensuring good all round performance. Recently decorated surfaces could obscure defects from our inspection.) Redecoration of the external timber is required. PART 4 SITE, GARAGE AND OUTBUILDINGS 4.1 The Site (We have referred to significant defects in boundary fences, walls, retaining walls, paths and drives. Reference to flooding, tree roots and other potential hazards is included where applicable. It is most important to control the growth of all trees and shrubs in close proximity to any permanent structure or drainage run as the roots can do serious damage. You should obtain the advice of an Arborealist on any large trees or before allowing any tree to grow too large. All trees and shrubs should be regularly pruned.) The property is constructed upon a fairly level site. The boundary wall leans outwards, the concrete capping is in need of some improvement, a number of bricks have eroded within the wall and the damaged bricks should be replaced. The front boundary walls about the house and vertical damp proof membranes should be inserted between the walls to prevent dampness occurring internally. There are various eroded bricks within the rear chimney stack and eventual replacement of these bricks will be required. Copyright Maggs & Allen 2017 Page 2 of 6

4 There are no voids to the extension roofs. We assume that these roofs have been appropriately insulated and this should be confirmed otherwise heat loss within these areas will be significant. PART 7 INTERNAL CONDITION This has been inspected from floor level, but furniture, wall hangings, insulation material or stored goods have not been moved. 7.1 Ceilings (All ceilings tend to flex a little and minor cracking is common and should be repaired from time to time. Lath and plaster ceilings tend to crack and lose their adhesion to the laths as they become older so that regular maintenance and repair is necessary. They can be very difficult to patch successfully and, if significant deterioration does occur, may need replacement.) The original ceilings are formed from lath and plaster. We believe the original ceilings remain within the living room and bedrooms, although it is possible the bedroom ceilings may have been lined with plasterboard which has been added directly below the original lath and plaster. Lath and plaster ceilings deteriorate as they become older and regular patching, repair and even replacement will be required during the course of normal maintenance and redecoration. The ceiling within the living room bay is a little rough where differential movement has occurred between the main house and bay, and some patching will eventually be required. The kitchen and bathroom ceilings are formed from plasterboard and we assume that these ceilings have been insulated. 7.2 Internal Walls (Our inspection assumes that the walls are properly supported on foundations or lintels where these supports are concealed. Older properties are likely to have timber lintels above window and door openings which are susceptible to deterioration, especially if they are in proximity to areas of dampness identified in our report, in which case they should be checked.) The walls of the porch, dining room and kitchen have been dry-lined. The purpose of the dry lining is not clear and it may have been added for sound or thermal insulation purposes in the past. There are signs of modern plasterwork throughout the property suggesting all walls have been skimmed in recent times. The walls of the dining room are affected by dampness and it is likely that large areas of the dry lining will need to be removed and replaced during the course of damp-proofing treatment. The original southern wall of the dining room has been removed and a lintel inserted above the opening. We have seen a copy of the building regulation certificate provided by the vendor and your solicitor should obtain a copy of this. There are no indications of any cracking or movement adjoining the lintel to suggest any movement is occurring in this position. We therefore assume that the lintel is satisfactory. Copyright Maggs & Allen 2017 Page 3 of 6

5 The front wall of Bedroom 1 has also been dry-lined and we assume this is for insulation purposes. The rear wall of Bedroom 2 has also been added with dry lining as have the walls of the bathroom. Dry lining walls prevents the condition of the walls behind being assessed, particularly for dampness, and should any dampness problems occur, then these will be hidden by the dry-lining for a moderate period of time which could lead to further problems such as rot occurring. 7.3 Fireplaces, Flues and Chimney Breasts (Over a period of time, fire gases will damage unprotected flues. For this reason stainless steel flues are recommended as liners for oil or gas fires. It is not possible to indicate the condition of flues or the presence of flue liners and no assumption should be made as to the practicability of using the chimneys and flues should be swept prior to occupation.) The living room chimney breast has been opened up and a wood burning stove installed. You should ensure that this has been appropriately fitted and an installation certificate is available. The dining room chimney breast has been blocked in and a vent should be fitted within the flue to prevent condensation occurring. The Bedroom 1 fireplace also has a blocked flue which should be vented. The Bedroom two fireplace has been removed and the chimney breast blocked in and a vent should be installed. Fireplaces that have been or are to be blocked in should be fitted with ventilation to prevent damp and condensation building up within the flues Hot Water and Heating (Apart from balanced flue outlets internal heating appliances normally require a flue liner, but a visual inspection does not always reveal that one has been fitted.) Hot water and central heating are provided by a gas fired Worcester 28i Junior condensing combination boiler situated in Bedroom 2 cupboard. The boiler condensate pipe is not insulated externally and ideally insulation should be provided. The boiler is located in the Bedroom which is unpopular and you may consider relocating the boiler to the Kitchen or Bathroom as a result. We understand that the boiler was serviced by a Gas Safe engineer in January 2017 and this should be confirmed Waste Pipes and Instillations Copyright Maggs & Allen 2017 Page 4 of 6

6 The waste pipes are formed from PVC and are satisfactory Kitchen Fittings The kitchen comprises modern wall and base units. There is a missing door to one of the cupboards Bathroom and Sanitary Fittings The bathroom fittings are a little tired. The loose cold tap to the bath should be refitted. We were unable to turn the cold tap to the wash basin on and this should be repaired by a plumber. PART 9 DAMPNESS AND TIMBER DEFECTS 9.1 Dampness (A moisture meter has been used to test accessible areas for dampness [without moving domestic contents]. Where dampness is noted, conditions will exist which are conducive to rot. Any rot noted has been mentioned in the report, but in or adjoining areas of past or present dampness it could exist in concealed positions such as backs of skirting boards, under floors, in built-in timbers or behind plasterwork. You are therefore advised that any concealed areas adjacent to dampness should be exposed to verify that they are free from problems. Where dampness is identified a glossary will be added to the report to assist in describing remedial work.) Rising Dampness (Due to defects affecting the damp-proof course.) Rising dampness was noted within the following areas. 1. Within the opened up chimney breast of the living room. 2. Within the southern partition wall of the Dining Room. 3. Within the Dining Room western wall and chimney breast. 4. Within the eastern wall of the Dining Room. Removal of the dry lining of the Dining Room will be required to allow damp proofing treatment to be carried out. Carrying out treatment in relation to item 1 is not considered essential. A specialist firm should be instructed to thoroughly inspect the property to eliminate any evidence of dampness, woodworm and rot, including the re-plastering of damp-affected areas prior to exchange of contracts. Copyright Maggs & Allen 2017 Page 5 of 6

7 9.1.2 Penetrating Dampness (Due to porous brickwork, roof leaks, etc.) A patch of dampness was noted within the Kitchen ceiling at the junction of the back addition and single storey sections. We understand from the vendor that the Kitchen roof was overhauled due to this dampness and we therefore suspect that this is an old problem. The damp affected plaster should be hacked off and renewed and the area monitored to assess whether any further water penetration occurs. A small patch of dampness was noted upon the dry lining upon the front wall of Bedroom 1 adjoining the window opening. Water may be penetrating a gap around the window frame and this should be resealed as found necessary. Copyright Maggs & Allen 2017 Page 6 of 6

Example Building Condition Survey & Summary Report Address Address Address London

Example Building Condition Survey & Summary Report on Address Address Address London Date 2016 Ref. no. London Building Surveyors Ltd, 20 Stanmore Road, London. E11 3BU Tel: 020 8257 5766 Mob: 07854 755