Lee Prowle AssocRICS MRPSA
The Scope and Purpose of a Home Survey : Level Three
The scope of the instruction is to inspect the subject property and provide a Level Three Home Survey in accordance with the received and signed Terms of Engagement. This detailed report is focused on assessing the specific condition of each element of the subject property including the services and grounds in addition to the building. Additionally, this report describes in detail the construction methods and materials used in this property, providing a better understanding of how it performs at the time of inspection. This is critical for older historic buildings, neglected properties, or complex builds that require a deeper investigation and a more informed professional opinion from the surveyor. The scope of this instruction allows for a more detailed assessment and will result in fewer referrals for further specialist investigation.
This Level Three Home Survey is a custom report format designed to meet or exceed the requirements set by the most recent RICS Home Survey Standards. It is a clear and user friendly format, developed following feedback from our clients who wanted a thorough but easy to understand report. Technical industry jargon is limited to ensure a helpful and balanced perspective on the condition of this property that is clear and unambiguous.
The surveyor visually inspects and documents the various elements and systems of the building that are visible and employs minimally invasive methods of discovery to follow a trail of evidence or investigate a suspected issue of concern. This might involve moving an area rug to check underlying condition of a timber floor or lifting sections of thermal insulation in the loft space if safe to do so. Where permission is granted the surveyor might reposition a number of lightweight possessions to better insect an element within the building or on the grounds. The loft space or crawl space is fully entered and a thorough inspection carried out if physically possible to access in detail the vulnerability of the roof structure and condition of the subfloor.
Although typically building surveyors are not qualified electricians, gas engineers or drainage contractors, the surveyor tests these services under 'everyday use' conditions when it is safe to do so and without causing damage. Water taps are turned on and toilets flushed to check the performance of visible drainage pipework and through inspection chambers. Lights and extractor fans are switched on and appliances checked for basic functionality. This level of investigation includes a comprehensive inspection of features on the grounds that can often be costly to resolve if compromised such as retaining walls, sunken paths or driveways, and boundary walls or fences. This report follows the trail of any suspected problems and outlines the scope of any remedial work likely to be required.
The surveyor also carries out a desk-top study on the property in addition to the physical inspection. This research might include general environmental conditions relating to the subject property like flood risk and radon issues affecting the local area, or historical activities like mining or landfill usage that might be noteworthy. This background information is obtained through freely available public resources and serves to uncover any potential risks not visible during a physical inspection. If risks are discovered through this research a thorough explanation and advice on how to reduce or resolve these will be included.
This Level Three Home Survey outlines the scope of appropriate remedial work and explains the likely consequences of any failure to address these issues. The surveyor makes general recommendations on prioritising the potential work and provides a likely timescale based on previous experience. This report includes general budgeting estimates and some specific advise related to repairs but should not be considered a quote for any specific scope of work. These indications of cost and timescales are designed to give clients all the information needed to make a decision to pursue a course of action. You should obtain quotes for any repairs recommended in this report from approved and trusted specialists in the local area.
The report is for your private and confidential use. You must not reproduce it completely or in part. Third parties (with the exception of your professional advisers) cannot use it without our express written authority. Any other persons rely on the report at their own risk.
Getting the Information to You
This report is designed to deliver important and occasionally technical information in a way that is easy to access and understand. The best way to get the layers of information that are presented in this report is to read it online (the HTML version) from the unique and secure web address provided in the link. This format allows you to expand your learning about this house with a dynamic experience far more engaging than a static document.
Viewing the report on a larger screen provides a superior experience as much detail can be lost on small devices like smart phones. For similar reasons, reports should only be printed in colour to retain as much detail as possible and minimise misinterpretation of photographs.
If you prefer, this report can be formatted to print on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection elements. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Observation Labels
All narrative observations are coloured, numbered and labeled to better understand their relative importance and refer to them as needed. Observation colours and labels used in this report are:
- Description:Detailed description of various aspects of the property noted during the inspection.
- Further Investigations:Matters that require further investigation by another professional, such as a qualified electrician to inspect the electrical system. Indicates the need for additional investigations before making a legal commitment to purchase the property.
- Critical:Defects that are serious and/or need to be repaired, replaced or investigated urgently. Failure to do so could risk serious safety issues or severe long-term damage to your property.
- Important:These repairs or replacements will need attention within a 1-2 year timeframe. Nevertheless, it is advisable to assess each item individually and consider addressing them within a shorter period if necessary.
- Cosmetic:Elements that currently do not necessitate major repairs. Ongoing maintenance and periodic repairs are essential to prevent the development of defects in the future.
- Conveyancing Matters:Important information that must be reviewed by you and your legal advisor before committing to the purchase of the property.
- Not Inspected:This aspect of the property could not be inspected due to limited access, restricted view, or prior arrangements.
- Environmental Matters:A full environmental assessment of the property and grounds was not undertaken. Publicly available information is reproduced herewith, and may be supplemented by a more detailed search which can be commissioned by your conveyancer.
- Thermal Insulation and Energy Efficiency:
This section describes energy related matters for the property as a whole. It takes account of a broad range of energy related features and issues already identified in the previous sections of this report, and discusses how they may be affected by the condition of the property. This is not a formal energy assessment of the building but part of the report that will help you get a broader view of this topic. Although this may use information obtained from an available EPC, it does not check the certificate’s validity or accuracy.
Summary Page
During the course of the inspection it is likely that a number of defects were noted and you should obtain quotes and reports for the works required. The Summary Page will provide these headline issues but you should refer to the report in its entirety for the complete picture of this building.
The Full Report
Introduction
Related Party Disclosure
Property Status at the Time
Weather Conditions
General Description of the Property
Approximate Age
Location
Accommodation
Outside Areas, Outbuildings and Parking
Tenure
Facilities
Limitations
External Limitations
Grounds Limitations
Roof Space Limitations
Internal Limitations
Services Limitations
Roof Coverings
Main Roof Covering
Outbuilding roof covering
Bay window roof covering
Garage Roof Covering
General Advice and Further Information
Rainwater Goods and Roofline Joinery
Rainwater Goods
Roofline Joinery
General Advice and Further Information
Main Walls
Main Walls
Movement/Stability
Parapet Walls
Damp Proof Course
General Advice and Further Information
Windows and External Doors
Windows
Porch entrance door
Front separating door
Side door
Outbuilding doors
Garage doors
General Advice and Further Information
Inspection of the Grounds
Garages
Outbuildings
Boundaries
Paths and Hardstandings
Common and Shared Areas
Neighbourly Matters
Floors and Sub Floor Ventilation
Floors
Floor Coverings
Sub Floor Ventilation
General Advice and Further Information
Internal Joinery and Decorations
Internal Joinery
Internal Decorations
General Advice and Further Information
Main Roof Space
Roof Structure
Roof Space Dampness
Party Walls
Chimney Breasts
Secondary Barrier
Insulation
Nesting Birds
Environmental Matters
Overview
Flood
Geology
Radon
EMF's
Landfill
Invasive Species
Mining
Pollution
Historical Land Use
Introduction
Related Party Disclosure
We are not aware of any conflicts of interest relating to this instruction.
Property Status at the Time
The property was unoccupied and unfurnished.
The floors were covered.
Weather Conditions
At the time of inspection it was dry and sunny.
The weather shortly prior to the inspection was changeable.
General Description of the Property
For the avoidance of doubt all future reference in this report to left or right hand sides assumes a position standing facing the front elevation of the property from the road.
The subject property is a semi-detached building constructed on from cavity brickwork beneath a roof covered with .
Approximate Age
We estimate that the property was built circa 1960. You should consult the local Council and the property deeds for more accurate information.
Location
The property is in a residential rural area, surrounded by similar residential properties.
The property is located within a reasonable distance of amenities, including shops, schools and public transport links.
Accommodation
Ground floor
- One kitchen
- One utility room
- One sitting room
First floor
- Three bedrooms
- One bathroom
Outside Areas, Outbuildings and Parking
The property has a front, side and rear garden.
Tenure
We understand that the property is freehold. You should ask your legal adviser to confirm this and explain the implications.
Facilities
It is crucial to familiarise yourself with the locality and its facilities before making a purchase. Understanding the neighbourhood and its amenities will provide you with valuable insights and help you make an informed decision.
Limitations
External Limitations
The roofs, chimney, rainwater goods and roofline joinery were only visible via a high-resolution camera on . Whilst this gives us access to areas that would otherwise not be visible, it is a limited inspection as details such as small cracks can often not be distinguished.
Grounds Limitations
There were no exceptional limitations or restrictions that impeded our inspection process.
Roof Space Limitations
There were no extraordinary limitations or restrictions that impacted our inspection process.
There is no accessible roof space to the bay/porch, garage and outbuilding and therefore we cannot comment on the condition of these roof structures.
Internal Limitations
The presence of fitted floor coverings fixed around the edges restricted our ability to fully inspect the floors. Additionally, the fitted units in the bathroom, kitchen, and joinery limited our inspection of the walls in these areas.
Services Limitations
We have conducted a visual inspection of the accessible services and have made note of any evident defects. However, it is important to understand that we are not qualified professionals in the fields of electrical work, gas engineering, or drainage contracting. Therefore, we cannot provide detailed testing or comprehensive commentary on the condition of these services within the building.
Service installations, such as wiring, plumbing, and underground drainage, are often concealed and not fully visible for visual inspection. These elements naturally deteriorate over time and with usage. It is recommended to have them inspected and tested regularly to ensure they are in a satisfactory condition for continued use.
We advise you to request recent copies of any available test certificates from the current owner. Electrical systems should typically undergo testing every 10 years for owner-occupied homes and every 5 years for rented homes, properties intended for rental, or previously occupied new homes.
Furthermore, all gas appliances in the property should be annually safety checked by a Gas Safe registered engineer and serviced according to the manufacturer's instructions. Neglecting to check any gas appliance can pose a risk of carbon monoxide poisoning. It is highly recommended to have your gas pipework inspected simultaneously with the gas safety check. Landlords are legally obligated to have the gas services serviced annually if the property is intended for rental.
To ensure the safety and compliance of these services, it is advisable to consult qualified professionals in the respective fields for detailed inspections, testing, and servicing.
Dampness and Timber Defects
Dampness
We observed water stains on the first floor along the inside face of the external walls where the walls meet the ceilings in the left-side bedrooms. From a visual inspection alone, we cannot confirm the cause of these issues. However, potential causes could include insufficient insulation above, creating a cold spot where condensation forms; defects in the verge where rainwater is running down the cavity; issues with the eaves trays leading to water running back down the cavity; or a combination of these factors.
Further investigations should be carried out by a reputable roofing contractor before committing to purchase. This contractor should be able to provide estimates for the necessary repairs. Additionally, since some roofs in the vicinity, including that of the next-door neighbour, have been replaced, it would be worthwhile to inquire if the neighbour had similar issues and whether they have been resolved. You should also consult with the vendor to understand any remedial works they have carried out in the past to address the problem.
Once further investigations and quotes have been carried out, I recommend that you provide the information to me for review before proceeding with the purchase. This will ensure that all issues are adequately addressed, and you are fully informed about the condition of the property and the potential costs involved.
Timber defects
During the course of our inspection we did not detect the presence of any woodworm, wood rot or other timber defects. Given the age and location of the property it is inconceivable that it would have escaped the attentions of woodworm.
The majority of buildings suffer from woodworm infestation at some stage during their life. The presence of floor coverings, the limited inspection of the whole building and the number of concealed timbers in this type of property prevented a full investigation for woodworm. It can also be present for up to three years without being visible. Although we noted no sign of an attack we are unable to confirm that the building is entirely free from woodworm.
Due to the limited nature of our inspection, we are unable to state whether any fungal decay exists in those areas of the building we were unable to inspect, such as the underside of floorboards and skirting boards and the roof timbers. If this is of particular concern to you, we recommend an expert survey by a firm of timber preservation specialists be commissioned.
Chimney Stacks
Chimney Stack
Location: Main roof
Construction: Brick
Finishes: Pointed masonry
Flashing: Lead
Shared: Yes
The owner of the neighbouring property may have a number of legal rights over this shared chimney. You should check with your legal adviser before any work is done.
We observed damp stains and rotten timber below the chimney stacks, indicating that repairs are now required.
The identified defects to the chimney stack are as follows:
The observed defects to the stack pose a risk of damp infiltration and potential instability. To ensure the stack is sound and weatherproof, a comprehensive overhaul is necessary. It is advised to arrange for these essential repairs to be undertaken as soon as possible to address the issues effectively.
RECOMMENDATIONS
- The damaged render should be removed by hacking it off, and then the affected area should be re-rendered. This process involves carefully chipping away the deteriorated render and applying a fresh layer of render to restore the appearance and protective function of the surface.
- Given the nature of the works required, it is likely that scaffolding will be necessary for the project. Scaffolding provides a safe and stable platform for workers to access and carry out the required repairs or renovations to the property. It ensures the necessary support and accessibility to complete the work efficiently and safely. The erection of scaffolding is essential to facilitate the smooth execution of the project, ensuring the well-being of workers and enabling them to reach higher or challenging areas of the property.
General Advice and Further Information
Given it's prominent position, chimney stack is typically subjected to more severe weather conditions compared to other parts of the building. As a result, they are naturally more susceptible to weathering. Proper maintenance is crucial in order to prevent deterioration and the penetration of dampness into the property. By regularly attending to the upkeep of chimney stacks, homeowners can mitigate potential issues and ensure the protection of their property from dampness and related problems.
When undertaking the repair work to the chimney, it is highly recommended to thoroughly assess the condition of all concealed components to identify any additional repairs that may be necessary. This proactive approach ensures that any underlying issues are addressed and prevents potential problems from arising in the future. Prior to the commencement of repairs, it is advisable to conduct regular internal checks for any signs of water leakage. By monitoring the interior for possible water ingress, early detection can be achieved, allowing for prompt intervention and mitigation of any potential damage. Regular checks serve as a precautionary measure to safeguard the property and ensure that any issues are promptly addressed.
Considering the age of the property, it is unlikely that the chimney stack is equipped with a damp proof course (DPC). Consequently, even if the flashings are in good condition, it is possible for occasional internal dampness to occur. Without a DPC, the natural moisture present in the chimney stack may find its way into the internal areas, leading to intermittent instances of dampness. It is important to be aware of this inherent characteristic and take appropriate measures to manage and mitigate any potential damp issues that may arise.
Roof Coverings
Main Roof Covering
The identified defects to the roof covering are as follows:
- Small section of verge damage facing the main road.
- End ridge tiles are cracked.
The identified defects pose a significant risk of water penetration, which can result in the deterioration of internal elements, including potential timber decay. Therefore, it is crucial to conduct a comprehensive overhaul of the roof covering to ensure it is sound and weatherproof. It is highly recommended to prioritise and arrange for these necessary works to be undertaken as soon as possible. Addressing these issues promptly will help prevent further damage and maintain a safe and structurally sound environment.
The main roof covering is evaluated to be in generally satisfactory condition considering its age, with no notable significant defects observed. With regular and proper maintenance, the roof covering is expected to remain functional for several more years. However, it is important to continue implementing routine upkeep and inspections to address any minor issues and ensure the longevity of the roof covering.
Outbuilding roof covering
Covering: Concrete tiles
Pitch: OK
Flashing: Lead
Under-cloaking asbestos: No
The outbuilding roof covering is evaluated to be in generally satisfactory condition considering its age, with no notable significant defects observed. With regular and proper maintenance, the roof covering is expected to remain functional for several more years. However, it is important to continue implementing routine upkeep and inspections to address any minor issues and ensure the longevity of the roof covering.
Bay window roof covering
Covering: Concrete tiles
Pitch: OK
Flashing: Lead
Under-cloaking asbestos: No
The porch roof covering is evaluated to be in generally satisfactory condition considering its age, with no notable significant defects observed. With regular and proper maintenance, the roof covering is expected to remain functional for several more years. However, it is important to continue implementing routine upkeep and inspections to address any minor issues and ensure the longevity of the roof covering.
Garage Roof Covering
Location: Garage
Covering type: EPDM
Flashing type: N/A
The garage flat roof seems to be in satisfactory condition, displaying no indications of water seepage on the underside. Nevertheless, it's important to acknowledge that flat roofs have a finite lifespan and may be susceptible to abrupt deterioration. It is advisable to anticipate and allocate funds for continuous repairs and occasional replacement.
General Advice and Further Information
Considering the type and age of the roof covering, it is highly probable that ongoing maintenance will be necessary to maintain its weathertight condition. However, in the medium term, it is likely that renewal of the roof would be a more cost-effective option. By opting for renewal, you can potentially address any existing issues comprehensively and enhance the long-term durability and performance of the roof.
The presence of moss on the roof can impede the proper runoff of rainwater and contribute to the deterioration of the roof covering. Moreover, moss can also lead to blockages in the rainwater goods such as gutters and downspouts. To mitigate these issues, it is crucial to promptly remove any excessive moss growth on the roof. Regular maintenance and cleaning to prevent moss buildup will help maintain the functionality and longevity of the roof, as well as ensure unobstructed rainwater drainage.
Roofing felt can experience brittleness over time, especially when subjected to sunlight, rainwater, and wind exposure. Deterioration tends to occur primarily at the bottom of the roof and along the edges, where the lining is more exposed. It is essential to maintain the coverings in good condition throughout their lifespan. Any signs of deterioration in the felt should be promptly addressed by replacing the affected sections. By staying vigilant and proactively addressing any observed deterioration, the overall integrity and effectiveness of the roof's covering can be maintained.
Rainwater Goods and Roofline Joinery
Rainwater Goods
Material: uPVC
Type: Half-round gutters and downpipes
Shared: Yes
Raining: No
It was not raining at the time of inspection and, therefore, it was not possible to confirm whether the rainwater goods are watertight.
Upon inspection, it is evident that the items are generally in a condition that allows for serviceability. However, it is worth noting that the older cast iron goods display signs of corrosion, indicating that they are nearing the end of their useful life. Ongoing maintenance will be necessary to keep them functional, but considering the circumstances, replacing them with modern PVCu sections would be a more cost-effective option in the long run.
Upon initial observation, it seems that these items are generally in a functional state, showing no apparent signs of major flaws to the rainwater goods. However, regular maintenance will be necessary to ensure their continued usability.
Roofline Joinery
Material: uPVC
Type: Fascia boards, Soffit boards
The roofline joinery generally appears to be in satisfactory condition. However, it is advisable to conduct a closer inspection to thoroughly assess the area behind the guttering for any signs of rot. Despite the initial observation, hidden areas of rot could be present, emphasising the importance of a detailed examination to ensure a comprehensive evaluation
General Advice and Further Information
Leaking rainwater disposal systems can have detrimental effects, including the potential for penetrating dampness and building deterioration. To mitigate these risks, it is essential to prioritise regular cleaning and maintenance of rainwater gutters and downpipes, paying close attention to seals and joints.
Considering that the plastic roof level joinery is typically fixed over the original elements, it is possible that repairs may be required during routine maintenance. This is because accessing and addressing the underlying elements may uncover issues or damage that need to be repaired or addressed. It is important to be prepared for potential repairs when conducting routine maintenance on the plastic roof level joinery.
Main Walls
Main Walls
Type: Cavity brick
Finishes: Pointed brickwork
The external wall facing the main road has large areas of perished mortar joints that require raking out and repointing. This work should be carried out by a reputable building contractor.
There is also some damaged brickwork at the base of the bay window that we recommend be cut out and replaced by a reputable building contractor.
Otherwise, based on visual observation, the walls appear to be in satisfactory condition, appearing straight, true, and well-pointed. Minor cracking is visible, but it is likely attributed to factors such as shrinkage, thermal movement, and initial settling of the structure. At present, no repairs are deemed necessary. It is important, however, to continue monitoring the cracks for any signs of progression or structural concerns. Regular inspections can help ensure that any changes or deterioration are promptly addressed if they arise.
Movement/Stability
General: foundations
In most properties, foundations are present beneath the main walls to support the entire structure and transfer loads to the ground. However, without exposing the foundations, it is not possible to provide comments on their design, condition, or estimate their future performance. Exposing foundations would cause unacceptable disturbance to the structure, and therefore, an assessment or analysis of the foundations cannot be provided. If there are concerns or questions about the foundations, it is recommended to consult with a qualified structural engineer or a professional with expertise in foundation assessment to obtain a thorough evaluation.
Based on our assessment, the structural condition of the walls appears to be generally satisfactory. We did not observe any significant cracking, subsidence, structural movement, or evidence of previous repair work. Therefore, we do not find it necessary to recommend a detailed examination of the foundations at this time.
Parapet Walls
General: Parapets
Parapets, short wall projections above the roofline, are prone to weather exposure and require regular maintenance to ensure stability and weather tightness. Given the property's age, the parapets likely lack a damp-proof course (DPC), making occasional internal dampness possible even with well-maintained flashings. Regular inspections, prompt repairs, and considering additional waterproofing measures are essential to mitigate potential dampness issues. Proactive maintenance and professional consultation can help minimise the impact and prevent significant problems.
Deterioration is evident in the parapet wall structure, with [describe specific defects]. If left unaddressed, this will result in further deterioration of the external surfaces, potential damage to internal elements, and the risk of dampness and timber decay. Immediate repairs are necessary.
Damp Proof Course
General: DPC
A damp proof course (DPC) is an impermeable barrier typically installed at the base of a wall to prevent ground water from infiltrating a building. Rising damp is commonly attributed to the failure or absence of a DPC. This can result in various issues such as deteriorated plaster, damaged decorations, decay in skirting boards, and structural damage to sub-floors and other timber elements. To mitigate the effects of rising damp, ensuring the presence and effectiveness of a properly installed DPC is essential. Regular inspections and maintenance can help identify and address any DPC-related issues to preserve the integrity and condition of the building.
Type: Bitumen
During the inspection, no significant evidence of rising dampness was found. This indicates that the property is currently free from the adverse effects of moisture rising from the ground. However, it is important to note that rising damp can develop over time, and regular monitoring and maintenance are still recommended to ensure the ongoing protection of the property against potential damp-related issues.
General Advice and Further Information
Properties of this age are susceptible to cavity wall tie failure. Although there are no apparent signs of damage in the property currently, it is important to note that the degradation of wall ties is a gradual process that may eventually result in structural instability. To accurately assess the condition of the cavity wall ties, a specialised borescope inspection or the removal of bricks to expose the ties is necessary. These measures were not conducted during the initial survey.
Considering the age of the property, it is likely that the foundations are relatively shallow. This characteristic heightens the possibility of movement, especially on sub-soils prone to shrinkage. To safeguard the foundations against potential damage, it is crucial to maintain well-functioning drainage systems and ensure that nearby vegetation is properly managed. By doing so, the property's foundations can be protected from adverse effects, promoting their stability and longevity.
It is essential to maintain a comprehensive buildings insurance policy that specifically covers the risk of ground-related structural movement. This specialised coverage ensures protection against potential damages resulting from movements in the ground, such as subsidence or heave. By securing an appropriate insurance policy, property owners can have peace of mind knowing that they are financially protected in case such ground-related structural issues arise. It is recommended to review and update the insurance policy periodically to ensure that it adequately addresses the specific risks associated with ground-related structural movement.
Windows and External Doors
Windows
Frame type: uPVC
Glazing: Double glazed
We observed that there were no keys for any of the windows, and the bay windows were locked and not tested. We recommend that you ask the vendor for the whereabouts of the keys and test the windows before committing to the purchase of the property. If there are no keys available, bear in mind that the costs for replacement handles and locks can be expensive.
The seals on the several double glazed units, have shown signs of failure, resulting in misting or condensation on the glass. It is advisable to inspect all units and replace them as necessary in due course. Checking and replacing the affected units will help restore their functionality and eliminate the issue of misting, ensuring optimal performance and clarity.
Otherwise, the windows appear to be in generally satisfactory condition considering their type and age, showing no signs of significant deterioration. However, it is important to anticipate ongoing repair as part of future maintenance cycles.
Porch entrance door
Construction: uPVC
Glazing: Double glazed
Keys: No
As there were no keys for the door, it would be appropriate to inquire with the vendor about their whereabouts.
The door is old and has some minor damage but is generally in satisfactory condition for its type and age, showing no significant signs of deterioration. However, it is important to anticipate ongoing repairs as part of future maintenance cycles. Regular maintenance and necessary repairs will help ensure the continued satisfactory condition and functionality of the door over time.
Front separating door
Construction: Timber
Glazing: Single glazed
Keys: Yes
The door is generally in satisfactory condition for its type and age, showing no significant signs of deterioration. However, it is important to anticipate ongoing repairs as part of future maintenance cycles. Regular maintenance and necessary repairs will help ensure the continued satisfactory condition and functionality of the door over time.
Side door
Construction: uPVC
Glazing: Single glazed
Keys: Yes
The door is generally in satisfactory condition for its type and age, showing no significant signs of deterioration. However, it is important to anticipate ongoing repairs as part of future maintenance cycles. Regular maintenance and necessary repairs will help ensure the continued satisfactory condition and functionality of the door over time.
Outbuilding doors
Construction: Timber
The doors are generally in satisfactory condition for its type and age, showing no significant signs of deterioration. However, it is important to anticipate ongoing repairs as part of future maintenance cycles. Regular maintenance and necessary repairs will help ensure the continued satisfactory condition and functionality of the door over time.
Garage doors
Construction: uPVC, Metal
Keys: No
As there were no keys for the door, it would be appropriate to inquire with the vendor about their whereabouts.
The doors are visually in satisfactory condition for their type and age but were not tested because there were no keys, showing no significant signs of deterioration. However, it is important to anticipate ongoing repairs as part of future maintenance cycles. Regular maintenance and necessary repairs will help ensure the continued satisfactory condition and functionality of the door over time.
General Advice and Further Information
During the inspection, it was observed that some of the bay windows were locked and unable to be opened. It is essential to ensure that the Vendor provides you with the keys to these windows before you take occupation of the property. Having access to the keys will allow you to properly operate and utilise all the windows in the property.
PVCu (unplasticised Poly Vinyl Chloride) is frequently used for manufacturing window and door frames. However, it is important to note that the quality of the plastic can vary, which can affect the performance of the frames as time passes. Assessing the quality of the PVCu material is not possible through a superficial inspection alone. In many cases, essential load-bearing elements of the frames need to be reinforced, typically with concealed metal structures. Unfortunately, we cannot confirm the presence, condition, or comment on the long-term durability of these hidden reinforcements.
Since April 2002, the installation of replacement double glazing requires either Building Regulations approval or a certificate from an approved self-assessment scheme such as FENSA. These certifications guarantee a minimum level of performance. It is important for your Legal Adviser to verify whether the installed units have obtained Building Regulations approval or if they were installed by a contractor registered with FENSA. Additionally, replacement windows and doors should come with a manufacturer's warranty, which should be confirmed by your Legal Adviser. Without such a warranty, the remaining lifespan of the windows may be limited.
Timber windows and doors necessitate regular maintenance at different intervals to ensure their longevity. Softwood timbers, in particular, are susceptible to decay, and even with proper upkeep, they can experience significant deterioration based on their original quality. Typically, timber windows and doors can be repaired by removing and replacing rotted timber and/or using fillers. However, there comes a point where the cost-effectiveness of repairs diminishes, and complete replacement becomes the more practical solution.
The junction between window and door frames and the surrounding wall is often vulnerable to water penetration, especially during severe weather conditions. To prevent water ingress and potential damage, it is crucial to regularly inspect and maintain the sealing material that protects these joints. Checking and ensuring the integrity of the sealing material helps to maintain its effectiveness in preventing water penetration and contributes to the overall condition and performance of the windows and doors. Regular maintenance and prompt repairs, if needed, will help safeguard against potential water-related issues.
The single glazed windows and doors in the property will result in heat loss and are more susceptible to high levels of condensation, especially during the winter months. Condensation is often influenced by lifestyle choices, and it is important to be mindful of activities that can contribute to the issue, such as indoor clothes drying. Effectively managing condensation can be challenging and involves maintaining a careful balance between heating, insulation, and ventilation.
To mitigate condensation-related problems, it is advisable to consider measures that promote a healthier indoor environment. This may include ensuring adequate heating and insulation, proper ventilation to allow moisture to escape, and avoiding excessive moisture-producing activities. Striking the right balance between these factors is crucial for controlling condensation and maintaining a comfortable living environment.
Conservatories and Porches
Porches
Construction: uPVC
Roof type: Pitched
Glazing: Double glazed
The porch is old, weathered with some minor damage but in a serviceable condition. However, it is important to note that ongoing maintenance will be necessary to ensure its continued upkeep and longevity. Regular maintenance tasks, such as cleaning, inspection, and addressing any minor issues that may arise, will help preserve the porch's condition and prevent potential deterioration over time. By proactively managing the maintenance needs, you can extend the lifespan of the porch and keep it in a satisfactory state for the long term.
General Advice and Further Information
Porches are not classified as habitable rooms due to their lower resistance to weather, tendency towards dampness, and relatively high levels of heat loss compared to the main house. Consequently, no assurance can be given regarding the long-term durability of a porch structure, and it should be anticipated that ongoing maintenance will be relatively high.
The foundations of porches often have a shallower depth compared to the main building, which increases the risk of movement, distortion, and cracking. This disparity in foundation depth can lead to potential structural issues. Additionally, it is not uncommon for the normal standards required for glazing to be overlooked in porch construction.
PVCu (unplasticised Poly Vinyl Chloride) is a commonly used material for manufacturing window and door frames. However, the quality of the plastic can vary, which can have an impact on its performance over time. It is challenging to assess this quality through superficial inspection alone.
In many cases, key load-bearing components of PVCu frames need to be reinforced, typically with metal. However, the strengthening elements are concealed within the frame, making it difficult to confirm their presence, condition, or provide long-term durability assessments.
Given these factors, it is important to recognise that the performance and durability of PVCu frames can vary depending on the specific product and manufacturer. It is advisable to consult with professionals or experts in the field to evaluate the quality of the PVCu frames and provide appropriate recommendations for maintenance and potential reinforcements to ensure their long-term reliability.
The durability of sealed unit double glazed windows and doors can vary due to differences in quality. It is important to note that no guarantees can be provided regarding their long-term durability.
Inspection of the Grounds
Garages
Construction: Solid brickwork
Roof type: Flat
Roof covering: EPDM
We had no keys for the garage doors and could not access the garage. We recommend that you seek the keys from the vendor to gain access and inspect the garage internals yourself. If you find any issues, please feel free to send the photos to me for review.
Externally, the garage is generally in a serviceable condition, indicating that it is functional and operational. However, it is important to note that ongoing maintenance will be necessary to keep it in good working order and preserve its condition over time. Regular maintenance tasks such as cleaning, inspecting for any signs of wear or damage, and addressing minor repairs or adjustments will help ensure the continued functionality and longevity of the garage. By staying proactive with maintenance, you can minimise the risk of larger issues arising and maintain the overall serviceability of the garage.
Outbuildings
Construction: Solid brickwork
Roof type: Pitched
Roof covering: Concrete plain tiles
Condition: ok
The outbuilding is generally in a serviceable condition, indicating that it is functional and operational. However, it is important to note that ongoing maintenance will be necessary to keep it in good working order and preserve its condition over time. Regular maintenance tasks such as cleaning, inspecting for any signs of wear or damage, and addressing minor repairs or adjustments will help ensure the continued functionality and longevity of the outbuilding. By staying proactive with maintenance, you can minimise the risk of larger issues arising and maintain the overall serviceability of the outbuilding.
Boundaries
Type: Timber fencing, Chain link fencing
No noticeable or significant defects are present to the boundaries of the property. The boundaries appeared to be in reasonable condition, without any visible signs of damage or issues that would warrant immediate attention or concern.
Paths and Hardstandings
Type: Concrete, Concrete slabs
The paths and hardstandings on the property exhibit noticeable signs of deterioration, which may lead some potential buyers to request their reconstruction.
Common and Shared Areas
Given that the property is a flat, there is a collective obligation for maintaining and preserving various external features and services related to the building. These responsibilities encompass the roof structure, external walls, drainage services, as well as the grounds, driveways, and garden areas. It is highly recommended to acquaint yourself with the inspection and maintenance timetable, as well as ascertain the date of the last thorough examination of all shared components and whether there are any ongoing or scheduled maintenance projects.
Upon careful inspection, it has been determined that there are no noteworthy defects or issues present in the common and shared areas. The examination of these spaces revealed their overall reasonable condition, with no significant signs of damage, deterioration, or any other concerns that would require immediate attention.
Neighbourly Matters
During the survey, a general overview of the immediate local area was conducted to identify any potential issues that could impact the normal enjoyment of the property. Based on this inspection, no specific causes for concern were noted.
However, it is important to note that issues may exist at different times or under different circumstances that were not apparent during the survey. Therefore, it is highly recommended to visit the property on multiple occasions at various times of the day and night.
By visiting the property at different times, you can gain firsthand experience and insight into various factors that may influence your enjoyment of the property. This includes evaluating noise levels, traffic patterns, neighbourhood activities, and any other relevant aspects that could impact your living experience.
In order to make a well-informed decision about the property purchase, it is essential to personally assess the local area and determine if it aligns with your preferences and requirements. By conducting multiple visits, you can form a more comprehensive understanding of the immediate surroundings and potential factors that may affect your decision.
Ceilings, Walls and Partitions
Ceilings
Type: Plasterboard
Ceiling finishes: Skimmed and painted
During the inspection, hairline cracks were observed on the ceilings. These cracks are considered to be of little significance and can be easily addressed. It is recommended to rake out the cracks to a depth of approximately 5mm and fill them during the next redecoration cycle.
Raking out the cracks involves using a suitable tool to widen the crack and create a V-shaped groove. This process helps to ensure better adhesion of the filler material and prevents the cracks from reappearing in the future. Once the cracks are raked out, they can be filled with an appropriate filler compound that matches the existing ceiling material.
Walls and Partitions
Type: Solid
Wall finishes: Papered, Painted, Tiled
Minor cracking was observed throughout the property. These cracks, although not deemed to be of structural significance, will require minor repairs during the next internal redecoration cycle. It is important to address these cracks to maintain the aesthetic appeal of the affected areas and prevent any further deterioration. The repairs may involve filling and smoothing the cracks to ensure a seamless finish that is ready for redecoration. During the inspection, we identified areas of loose and blown plaster, which is typical for a building of this type and age. These areas require attention and should be considered for re-plastering during the next internal redecoration cycle. Re-plastering these areas will help restore the integrity of the affected surfaces, ensuring a solid base for redecoration and improving the overall appearance of the property. The extent of re-plastering required will depend on the severity of the loose and blown plaster, and it is recommended to engage professional contractors experienced in plastering to carry out the necessary repairs. In both cases, it is advisable to address the minor cracking and loose/blown plaster during the next internal redecoration cycle. This approach allows for an efficient and comprehensive renovation, minimising disruption to the occupants while ensuring that the affected areas are restored to their optimal condition. It is recommended to consult with experienced decorators or contractors who can assess the specific requirements of the repairs and provide the appropriate solutions for achieving a satisfactory finish.
General Advice and Further Information
Lath and plaster construction involves applying plaster onto laths fixed to timber joists, with gaps allowing the plaster to bond securely. While a well-maintained lath and plaster ceiling can last over 100 years, age and factors like flexing joists or central heating can cause cracks and loosening, potentially leading to failure and collapse. Regular monitoring and professional inspections are crucial to identifying deterioration and ensuring safety. When necessary, replacement should be done by experienced contractors to minimise risks and maintain the building's integrity.
Floors and Sub Floor Ventilation
Floors
Ground floors: Solid concrete
Upper floors: Suspended timber
General limitation
Due to the presence of the vendors’ fitted floor coverings no view of the floor structures could be obtained and we cannot advise on their condition. It is often impractical to ask vendors to lift fitted floor coverings as this may prove disruptive and costly. As such, there is a risk that defects maybe hidden beneath the floor coverings. When the floor structures are next exposed, we recommend you instruct a timber specialist to inspect and report on the condition of the floors.
The floors are in a generally satisfactory condition, exhibiting no noticeable deflection or distortion.
The timber floors are generally in satisfactory condition, showing no significant deflection or distortion. While minor spring and unevenness were detected, there is no immediate need for repairs. Given the age of the building, it is important to note that the observed distortion exceeds what would typically be deemed acceptable in a modern property. However, it does not pose any structural concerns and can be embraced as part of the inherent character of the property. Although it is possible to undergo the process of re-forming the floors, it is essential to consider that this option can be highly disruptive and come with substantial costs.
Floor Coverings
The floor coverings are in a state of poor condition and will require replacement. The extent of damage or deterioration is significant enough to warrant the installation of new floor coverings. It is recommended to address this issue promptly to ensure a safe and aesthetically pleasing environment. By replacing the floor coverings, you can improve the overall appearance and functionality of the space.
There are cracked tiles present in the bathroom It is important to note that finding matching tiles for replacement could be quite challenging, if not impossible. As a result, it is necessary to be aware that re-tiling may be required for this particular area. Replacing the damaged tiles with new ones that closely match the existing ones will help restore the aesthetic appeal and ensure a uniform appearance.
The floor coverings are experiencing general wear and tear, which is a common occurrence over time. It is expected that such materials would exhibit signs of usage. It is assumed that you have already evaluated their suitability and adequacy for your specific needs and requirements.
Sub Floor Ventilation
Present: None
General Advice and Further Information
Although the concrete floors seem to be generally level, it is possible for them to subside over time due to factors such as subpar workmanship or issues with the materials used or the ground beneath. Without conducting destructive investigations, it is not possible to provide specific comments on the quality of the floor construction or the conditions of the sub-floor ground. It is advisable to consult with professionals who can assess the situation accurately through appropriate inspections and tests.
Considering the age of the property, it is unlikely that the solid ground floors are equipped with a conventional damp proof membrane (DPM). Consequently, the occurrence of dampness is a possibility. Although no signs of dampness were detected during the inspection, it is important to be aware that it may arise in the future. To address this issue effectively, appropriate remedial treatment would involve re-laying the floors, including the installation of a damp proof membrane. This would help mitigate the risk of dampness and ensure the long-term integrity of the floors.
Internal Joinery and Decorations
Internal Joinery
Type: Skirtings, Architraves, Doors, Staircases, Built-in cupboards
The internal joinery is old and dated but in a serviceable condition, considering some expected wear and tear.
Internal Decorations
The internal decorations are of poor quality or are in a poor condition. In this case, a complete redecoration is required to improve the overall appearance. It is advisable to allocate time and resources for making necessary repairs or improvements as part of the preparation process. This may involve tasks such as repairing damaged surfaces, filling in cracks or holes, and ensuring a smooth and even finish before proceeding with the redecoration. By allowing for making good as part of the preparation, you can ensure a more satisfactory and visually appealing result.
General Advice and Further Information
While no obvious signs of wood-boring beetle attack were found in the joinery timbers, considering the age and location of the property, it is highly likely that it may have been exposed to woodworm infestation at some point. Therefore, it is important to remain vigilant. If an outbreak of woodworm is discovered, localised treatment may be necessary to address the infestation.
Woodworm infestation can be difficult to detect initially, as the damage may not be immediately visible. However, given the circumstances, it is advisable to keep an eye out for any signs of woodworm activity such as small holes, frass (wood dust) accumulation, or weakened timber. If an outbreak is suspected, it is recommended to consult with a professional woodworm treatment specialist who can assess the situation and provide appropriate localised treatment measures to eliminate the infestation and protect the joinery timbers.
Considering the age of the property, it is possible that some of the paint used may contain lead. It's important to note that removing lead-based paint can pose health risks if proper procedures are not followed. While urgent action may not be necessary, it is crucial to seek advice and guidance from the Health and Safety Executive (HSE) before undertaking any paint removal activities.
Kitchen, Utility and Sanitary Rooms
Kitchen
The kitchen fittings are noted to be of some age and appear dated with signs of wear and tear. It is assumed that you might consider refitting them in the future. It is also understood that you have already assessed the adequacy of these and other built-in fitments based on your own needs and preferences.
Given the age and condition of the kitchen fittings, it is common for individuals to contemplate refurbishment or replacement to achieve a more modern and functional kitchen space. Assessing the suitability of the fittings for your purposes is important to ensure they meet your requirements in terms of functionality, style, and overall satisfaction.
Bathroom
Fittings: Bath, Washbasin, WC
The sanitary fittings show signs of ageing and wear and tear, and they appear rather dated. It is understandable to assume that you are considering a refit of these fittings in the future. It is important for you to personally assess their adequacy, as well as that of other built-in fitments, based on your specific needs and preferences. Your own assessment will help determine whether a replacement or upgrade is necessary to meet your desired standards and functionality.
Cloakroom
Fittings: WC
The toilet was not functioning during the inspection, and the stopcock would not turn. We recommend that a qualified plumber inspect the WC and associated plumbing.
General Advice and Further Information
Flexible sealants around sinks and worktops can be a potential source of water penetration. It is crucial to regularly check these sealants and renew them as necessary. Damaged or deteriorated sealants can allow water to penetrate enclosed areas beneath, leading to issues such as rot and decay. By ensuring the integrity of the sealants and promptly addressing any damage or deterioration, you can prevent water-related problems and maintain the overall condition of the surrounding areas. Regular inspection and timely renewal of flexible sealants are essential maintenance practices to safeguard against water penetration and its associated consequences.
Flexible sealants around sanitary fittings can be a potential source of water penetration. It is crucial to regularly check these sealants and renew them as necessary. Damaged or deteriorated sealants can allow water to penetrate enclosed areas beneath, leading to issues such as rot and decay. By ensuring the integrity of the sealants and promptly addressing any damage or deterioration, you can prevent water-related problems and maintain the overall condition of the surrounding areas. Regular inspection and timely renewal of flexible sealants are essential maintenance practices to safeguard against water penetration and its associated consequences.
Fireplaces, Flues and Chimney Breasts
Flues
As the chimney flues are concealed and not visible during our inspection, we are unable to provide any comments or assessment regarding their condition. It is recommended to seek further evaluation from a qualified professional, such as a chimney specialist, who can conduct a more thorough examination of the flues to assess their condition and ensure they are in proper working order. They can also provide guidance on any necessary maintenance or repairs that may be required.
Chimney Breasts
No significant defects were observed.
Other Internal Areas
Flats
The internal communal areas of the property are currently maintained to a satisfactory standard. It is presumed that the responsibility for maintenance lies with the management company. It is essential for your Legal Adviser to verify and confirm that appropriate maintenance arrangements are in place.
Additionally, your Legal Adviser should ensure that the fire precautions in the communal areas are adequate. This includes confirming the presence of appropriate fire certificates, which should be part of the conveyancing process. It is important to address these matters to ensure the safety and compliance of the communal areas with fire safety regulations.
Under the Control of Asbestos Regulations 2012, the owners of blocks of flats are obligated to identify and manage any asbestos present within the communal areas of the building. It is crucial for your Legal Adviser to confirm that the necessary management provisions are in place as required by these regulations. This ensures the proper handling and control of asbestos within the communal areas, safeguarding the health and well-being of the occupants.
The Regulatory Reform (Fire Safety) Order 2005 imposes a responsibility on the owners of blocks of flats to identify and manage fire safety within the communal areas of the building, under certain circumstances. It is essential for your Legal Adviser to confirm that the necessary management provisions are in place as required by this order. This ensures compliance with fire safety regulations and helps ensure the safety of the occupants in the communal areas of the building.
Main Roof Space
Roof Structure
Type: Purlin and rafter
No significant deflection or movement was observed during the inspection. Additionally, it was noted that there is some splitting or warping in the roof timbers. Such natural occurrences can happen over time and are not currently considered to be a structural concern. It is important to monitor the condition of the timbers periodically to ensure that any changes or developments are promptly addressed, if necessary.
Roof Space Dampness
During the inspection, no dampness was observed in the roof space. This indicates that there are currently no signs of moisture or water infiltration in that area. However, it is still advisable to periodically monitor the roof space for any future signs of dampness, as conditions can change over time. Regular inspections will help ensure the early detection of any potential issues and enable timely interventions if needed.
Party Walls
No significant defects were observed in the party walls during the inspection.
Chimney Breasts
No significant defects were found in the chimney breast upon inspection.
Secondary Barrier
Second barrier type: Bitumen sarking
The non-breathable lining of the roof may cause condensation issues. It is advised to install a breathable membrane during the next roof covering replacement. In the meantime, monitor the roof for signs of condensation or decay.
It is important to note that bitumen sarking can potentially contain asbestos, which is a hazardous material when disturbed. Asbestos fibers can pose serious health risks if inhaled. Therefore, any work undertaken in an area where bitumen sarking is present should be carried out by a contractor who is qualified and experienced in working with asbestos.
No significant defects were observed in the secondary barrier membrane during the inspection. This indicates that the membrane is currently in good condition without any noticeable issues. It is important to continue monitoring the barrier membrane for any signs of damage or deterioration over time. Regular inspections will help ensure that the barrier membrane remains effective in providing protection against moisture penetration and maintaining the integrity of the roof structure.
Insulation
The current insulation in the roof does not meet modern standards, as it falls short of the minimum requirements. To comply with modern building regulations, it is necessary to upgrade the insulation in the roof space. Modern standards dictate that a minimum insulation thickness of 270mm should be used, typically in the form of fiber material. Alternatively, high-density fiber board can be used, provided it achieves similar thermal performance values.
Nesting Birds
Upon observation, signs of nesting birds have been identified in the main roof space, indicating the presence of bird nests. If the bird nests pose a significant inconvenience or potential safety risk, it may be necessary to remove them. However, it is important to note that bird nests are protected by laws in many regions, particularly during the breeding season, to ensure the welfare of the birds.
Before taking any action, it is advisable to consult local regulations and consider the welfare of the birds. In some cases, it may be necessary to obtain permits or consult with wildlife authorities to determine the best course of action. It is recommended to contact a local wildlife or bird control expert who can assess the situation and provide appropriate guidance.
If removal is deemed necessary and legally permitted, it should be done with utmost care to avoid harming the birds or causing unnecessary distress. Professionals experienced in bird nest removal can employ humane methods to relocate the nests, ensuring the safety of both the birds and the property.
It is important to approach the situation with consideration for the birds' well-being, while also addressing any concerns related to property maintenance or safety. Consulting with experts will help determine the most appropriate and ethical course of action regarding the removal of the bird nests.
Outbuilding, porch and garage roof spaces
There is no accessible roof space and therefore we cannot comment on the condition of these roof structures.
Electrics
Electrics
Type: Mains
Consumer unit location: Utility room
Meter location: Utility room
The observed defects to the electrics are as follows:
- During our observation, we noted the absence of recent test certificates for the electrical system.
- The provision of sockets in the electrical installation appears inadequate when compared to modern standards. This insufficiency may lead to practical inconveniences and limitations in terms of powering electrical devices and appliances. Upgrading the number of sockets is recommended to meet the requirements of contemporary electrical usage.
Upon inspection, various deficiencies have been identified within the electrical installation. It is evident that the installation does not conform to modern regulations, necessitating an upgrade.
To ensure the safety of all involved, it is highly recommended that an appropriate specialist conducts a thorough assessment of the installation prior to the exchange of contracts. The specialist should provide a comprehensive report outlining all the necessary works required to bring the electrical system up to current standards.
It is imperative that the recommended works be undertaken as soon as possible to address the non-compliance issues and enhance safety. Engaging the services of a professional and qualified contractor is advised to ensure the proper execution of the required upgrades and modifications.
The primary goal is to bring the electrical installation in line with current regulations and standards. By addressing these deficiencies promptly, the safety of the property and its occupants can be significantly improved.
General Advice and Further Information
Understandably, a periodic inspection is strongly recommended to ensure the safety and compliance of the electrical installation. The following guidelines should be followed for conducting periodic inspections:
- Domestic Installation: A periodic inspection should be carried out at least every 10 years for domestic installations.
- Change of Occupancy: Prior to a property being let or experiencing a change of occupancy, a periodic inspection should be conducted.
- Property Sale/Purchase: A periodic inspection is highly recommended before selling a property or when purchasing a previously occupied property.
During a periodic inspection, a qualified electrician will thoroughly examine the existing electrical installation and perform various tests to assess its condition. The inspection aims to identify any deficiencies or non-compliance with the BS7671 IEE Wiring Regulations, which serve as the national safety standard for electrical installations.
The benefits of a periodic inspection include:
- Overload Detection: Identifying if any electrical circuits or equipment are overloaded, which could lead to potential hazards.
- Safety Risks: Revealing any potential electrical shock risks and fire hazards within the electrical installation.
- Defective DIY Work: Identifying any defective do-it-yourself (DIY) electrical work that may not meet safety standards.
- Earthing and Bonding: Highlighting any lack of proper earthing or bonding, which are essential for electrical safety.
By conducting periodic inspections, property owners can proactively address any electrical deficiencies, ensuring the safety of occupants and compliance with regulations. It is recommended to engage a qualified electrician to perform these inspections and address any necessary repairs or upgrades based on the inspection findings.
Gas, Heating and Hot Water
Gas
Meter location: Outside cabinet
Due to the concealed nature of a significant portion of the gas installation within the building's structure, our inspection was limited to the visible parts. Despite this limitation, several defects were noted during the inspection.
- We observed that there is no safety chain attached to the cooker in the kitchen.
- The flue has been installed too low externally, and a protection cage is required to ensure safety and compliance with regulations.
- Rusting radiator in the bathroom
- We observed that there are no test certificates available.
To ensure safety and compliance, it is strongly advised that you arrange for a thorough inspection and testing of the installation and all gas appliances by a qualified Gas Safe engineer before proceeding with the contract exchange. This comprehensive inspection will provide a more accurate assessment of the overall condition, identify any hidden defects, and verify compliance with safety regulations.
Heating and hot water
Boiler type: Combination Boiler
The central heating system in question is an unvented system that operates without the need for storage tanks., delivering hot water directly to taps as needed. It supplies hot water for both taps and radiators, offering programmable control. Combination boilers optimise energy usage by heating only what is required, while also saving space as there is no need for a hot water cylinder. However, one drawback is that when multiple taps are opened simultaneously, there may be lower hot water flow rates.
Type: Hot water radiation
As the occupier was not present during the inspection, and the system could not be activated to assess its basic operation, we are unable to confirm the functionality or compliance of the heating system. Certain components of the heating system are considered to be dated and nearing the end of their expected lifespan. It is advisable to anticipate their replacement and allocate a budget for renewal. To ensure the continued safety and functionality of the system, it is strongly recommended that you arrange for a Gas Safe engineer to inspect and test the system before proceeding with the contract exchange.
Additionally, we recommend that you visit the site before committing to a purchase and request the vendor to operate the boiler and check all the radiators and hot water taps. This will ensure that the heating and water systems are functioning properly before you proceed with the transaction.
General Advice and Further Information
According to Gas Safe recommendations, it is advised that all gas appliances and boilers undergo inspection and servicing at least once a year, following manufacturers' guidance. However, at the time of the survey, no documentation was available to verify whether the system had been inspected or serviced within the last 12 months. Although the vendor mentioned that the boiler is on an annual service schedule, it is still important, from a health and safety perspective, to validate any available certification or arrange for an inspection and servicing of the gas installation and all appliances (including the boiler, gas fire, and gas hob) before occupying the property.
The Gas Safe website provides valuable guidance for homebuyers. It emphasises the importance of obtaining an annual gas safety record from the vendor, indicating that a Gas Safe registered engineer has inspected the gas appliances. If the vendor cannot provide an up-to-date gas safety record, it is recommended to have a Gas Safe registered engineer inspect the gas appliances before moving in. This inspection should encompass the gas boiler, oven, hob, and gas fire. The engineer will provide a gas safety record to the vendor, which should be handed over to the buyer before moving in. These precautions are necessary to mitigate the risks associated with poorly maintained or incorrectly installed gas appliances, which could result in gas leaks, explosions, fires, and carbon monoxide poisoning.
During the safety check, the Gas Safe registered engineer will ensure that appliances are correctly positioned, any flue or chimney serving appliances are safe and properly installed, there is sufficient combustion air (ventilation) for the appliances, and that the appliances are on the correct setting and burning properly. The engineer will also assess if the appliances are operating correctly and are safe to use.
Following these guidelines and engaging a Gas Safe registered engineer for inspections and servicing will help ensure the safety and compliance of the gas installation and appliances, providing peace of mind for occupants.
Maintaining heating systems in accordance with the manufacturer's instructions is essential for their optimal performance and safety. It is advisable for your legal advisor to inquire about the last maintenance conducted on the heating system and obtain the service record. Based on the information provided, routine servicing may be necessary at this time.
Regular servicing of heating systems helps identify and address any potential issues, ensures efficient operation, and reduces the risk of breakdowns or safety hazards. By adhering to the manufacturer's instructions and scheduling routine maintenance, you can enhance the longevity and reliability of the heating system.
The radiators in the property are fairly old, indicating they may be close to potential for failure. Over time, it is expected that these radiators will progressively fail and require replacement.
Due to the different ages of the radiators, their condition and efficiency may vary. It is recommended to monitor their performance closely and be prepared for eventual replacement as they reach the end of their useful life. As radiators fail over time, it is advisable to budget for their replacement as part of future maintenance and upgrades.
Water Supply and Plumbing
Water Supply
Type: Mains
Mains water is provided to the property. In general, the water company is responsible for the section of the service pipe that connects the water main in the street to the stop valve located outside the property. On the other hand, the homeowner assumes responsibility for the section of the service pipe that runs from the external stop valve to the point where it enters the home. This section is referred to as the private or supply pipe. Inside the property, all plumbing is the sole responsibility of the property owner.
Stop valves are crucial components used to control the flow of water through pipes. Typically, there are two stop valves in a residential property. One stop valve is typically positioned outside the property boundary, allowing the building to be isolated from the water supply if needed. The other stop valve is located inside the property at the point where the water supply enters. These valves are provided to facilitate maintenance work and prevent flooding in the event of a water system leak.
Understanding the division of ownership and responsibility for different sections of the service pipe and plumbing is important for proper maintenance and management of water-related issues within the property.
Plumbing
Given the age of the property, it is possible that older metal pipes, including lead, may be present. To ensure the safety and reliability of the plumbing system, it is strongly recommended to replace any lead, steel, or cast iron pipes that are still in use. In general, all non-copper metal pipes should be replaced as they may have reached the end of their useful life and could be prone to issues such as corrosion, leaks, or reduced water quality.
General Advice and Further Information
The plumbing system was drained down, likely for maintenance or safety purposes. To ensure the system is in proper working condition, it is necessary to have it tested and re-filled by a competent plumber before the property is occupied. This process will help identify any potential repairs or improvements that may be required to ensure the plumbing system functions effectively and meets the necessary standards.
It is important to note that the absence of a cold water storage system means that there will be no stored water available in the event of a temporary interruption in the water supply. This can potentially cause inconvenience and limit access to water for essential needs during such periods.
To mitigate this limitation, alternative arrangements should be considered, such as having emergency water storage options or implementing backup solutions to ensure a temporary water supply during interruptions. Consultation with a plumbing professional or exploring available options in your locality can provide guidance on suitable measures to address this concern.
Drainage
Overview
General information
Waste water can be categorised into two types: Foul waste, which includes water from bathrooms, kitchens, and utility rooms, and Surface water, which refers to rainwater from roofs and paths. The underground pipework is responsible for carrying the effluent away, ensuring it does not pose any health hazards or create nuisance. It is essential to have access points in the pipework for periodic maintenance and inspections.
In modern drainage systems, there is a clear separation between the foul waste and surface water. The foul waste is directed to the primary disposal system, while the surface water is typically discharged into a local soakaway. A soakaway is an underground chamber designed to gradually disperse the water into the surrounding soil. It is crucial to prevent the discharge of foul waste into the surface water drainage system, as this can lead to pollution and environmental concerns.
Below Ground Drainage
General information
The below ground drainage system serves as the mechanism for transporting waste water from the property to a suitable disposal system. This can be either the public sewers (known as mains drainage) or a private system. Evaluating the condition of the drainage system requires a specialised test utilising CCTV cameras, which is beyond the scope of a standard inspection.
To assess the condition of the drainage system and identify any potential issues such as blockages, leaks, or structural damage, it is advisable to engage a specialist who can conduct a CCTV survey. This involves inserting a camera into the drainage pipes to visually inspect the system and provide a detailed assessment of its condition.
Type: Mains
The property is believed to be connected to the mains drainage system.
Wherever possible, covers were lifted during the inspection, and in those accessible positions, the chambers were observed to be free from blockages or other significant defects. It is important to note, however, that this limited examination does not constitute a formal drains test and should not be interpreted as such.
Above Ground Drainage
Description: PVC waste pipes
Based on the visible inspection, the drainage components appear to be in generally serviceable condition, with no significant defects noted. However, it is important to note that ongoing maintenance will be required to ensure the continued functionality and performance of the system. Regular upkeep, such as cleaning and clearing of drains, may be necessary to prevent blockages and maintain proper drainage.
General Advice and Further Information
Gullies and inspection chambers require regular maintenance and cleaning to ensure their proper functioning. This involves regular clearing of debris and potential blockages to prevent drainage issues. It is recommended to schedule regular maintenance sessions for gullies and have inspection chambers jet washed annually to maintain their effectiveness and prevent any buildup of debris or blockages. Additionally, due to the age of the property and the replacement of WC cisterns with modern low flush volume designs, it is advisable to regularly flush the drains to prevent any potential blockages or buildup of waste material. Flushing the drains helps maintain their cleanliness and optimal performance.
Some of the drains in the property run underneath certain areas such as parts of the building, which can pose challenges for access during repair and maintenance activities. Due to the complexity and potential disruption involved in accessing these drains, repairs and maintenance in these areas may require more effort, time, and resources, which can result in higher costs.
Environmental Matters
Overview
It is important to note that a comprehensive environmental assessment of the property and its surroundings was not conducted. The information provided in this report is based on publicly available data and may be further supplemented by a more detailed search commissioned by your conveyancer. It is recommended to consult with your conveyancer to explore the option of obtaining a more thorough environmental assessment to ensure a comprehensive understanding of any potential environmental factors that may affect the property.
Flood
It is advisable to consult your solicitor to make inquiries with the vendor regarding any previous instances of flooding affecting the property. Environmental searches should also be conducted to determine if the property is situated in an area at risk of flooding. Flooding can cause extensive damage, and understanding any associated risks is crucial. Additionally, it is important to assess the potential impact of flooding on the property's insurance costs.
To provide an indication of the flood risk in and around the property, we have checked the Gov.uk website. The information and maps below outline the likelihood of flooding from surface water, rivers, and the sea.
River flooding occurs when a river or stream becomes overwhelmed by water draining from the surrounding land. This leads to the water exceeding its normal levels, resulting in overflow onto the surrounding areas. Coastal flooding occurs when rising sea levels, combined with high tides, stormy weather conditions, and tidal surges during low atmospheric pressure, cause water to accumulate along the coast.
Based on the available information, the risk of flooding from rivers and seas in the area is classified as very low.
Surface water flooding occurs when rainfall exceeds the land's capacity to absorb or drain the water, leading to water accumulation on the surface. This type of flooding is more likely in areas with low permeability, saturation, frozen ground, or extensive development of impermeable surfaces. Surface water flooding has become increasingly common due to rapid development creating large impermeable areas.
The risk of flooding from surface water in the area is classified as very low.
Flooding from groundwater is unlikely in this area.
Flooding from reservoirs is unlikely in this area.
For further information and more detailed assessments of flood risk, it is recommended to visit the Gov.uk website at the provided link: Your long term flood risk assessment - Check your long term flood risk - GOV.UK (check-long-term-flood-risk.service.gov.uk). This resource can provide additional insights into the long-term flood risk associated with the property's location.
Geology
It is believed that the property has been built on shrinkable clay subsoil. Subsoils of this nature can pose potential risks to buildings and services, especially during extended periods of dry weather.
Shrinkable clay subsoil has the tendency to contract and expand depending on moisture content. During dry spells, this type of subsoil can shrink, leading to ground movement and potential structural issues. Such movement can result in cracks in the building's foundations, walls, or other structural elements. Additionally, the shifting ground may also affect underground services, such as drainage systems or utility pipes.
Radon
The property is located in a blue area signifies an even lower risk of radon gas, typically estimated to be less than 0-1%. In such cases, no additional measures are usually necessary. However, it is important to note that if there is a property within the area that poses a higher risk than 1%, the entire square is assigned that probability level, even if neighbouring properties have lower risks. In these instances, UKradon still advises conducting an online 'UKradon search' to obtain accurate information about the specific risk associated with the property. The search is convenient to arrange and incurs only a minimal cost.
For more comprehensive information regarding radon gas and its risks, please visit the website
EMF's
No issue was noted by the surveyor.
Landfill
No issue was noted by the surveyor.
Invasive Species
The presence of Japanese Knotweed can have an impact on the value of a property, as certain lenders may restrict mortgage finance when it is found. It is important to note that if you have invasive plants or injurious weeds, including Japanese Knotweed, on your premises, you have a responsibility to prevent their spread and avoid causing a nuisance. Your legal advisor should provide information on the legal aspects related to this invasive plant.
Japanese Knotweed's roots have the potential to affect underground drainage and the support of foundations as they seek moisture. While no visible damage was noted during our inspection of the property, it is important to acknowledge that such damage could occur in the future.
During our inspection, we did not observe the presence of Japanese Knotweed, Giant Hogweed, or any other invasive species that may adversely affect the property or its value. However, it is important to understand that we are not experts in horticultural matters, and we cannot guarantee the absence of such species. Additionally, we cannot comment on the presence of Japanese Knotweed on neighboring land that is not clearly visible from the subject property.
To obtain comprehensive and accurate information regarding the presence of Japanese Knotweed or other invasive species, it is recommended to consult with specialist surveyors or horticultural experts who can conduct detailed assessments and provide specific advice tailored to your property and its surroundings.
Mining
No issue was noted by the surveyor.
Pollution
It is important to consider the presence of potential sources of pollution in the vicinity of a property, as they could have adverse effects on your health. To assess any associated risks, it is advisable to obtain an environmental report from your legal advisers. This report will provide valuable information regarding pollution in the area and help determine if there are any potential risks to your health.
Historical Land Use
It is important to note that many areas are susceptible to a high risk of historical land use, which can be common in certain locations. Although we did not identify any issues affecting the property during our inspection, we always advise our clients to consider seeking further advice from a Chartered Environmental Surveyor if they deem it necessary.
Health and Safety
Overview
While a comprehensive Health & Safety risk assessment of the property and grounds was not conducted, any issues observed during the survey that could potentially heighten the risk of accidents or injury are highlighted in this report. It is important to note that this report does not substitute a professional Health & Safety assessment, and it is recommended to consult with relevant experts or specialists to conduct a thorough evaluation of the property's Health & Safety aspects.
Fire Risk and Means of Escape
Ensuring means of escape in the event of a fire is crucial for occupants of domestic houses and flats. The Building Regulations, particularly Approved Document B (Fire safety - B1: Means of escape), provide guidelines for fire safety in buildings. Houses and flats constructed from the later part of the previous century should have complied with the applicable Building Regulations during their construction. However, unauthorised alterations such as removing internal walls or converting lofts or garages may result in non-compliance with current regulations. Older properties, built before the introduction of Building Regulations, were not originally designed to meet those standards.
During our inspection, we noted that smoke alarms are installed at the property. However, it is essential to emphasise that these smoke alarms have not been tested. To ensure the safety of the property and its occupants, it is crucial to verify that there are an adequate number of functioning smoke alarms installed throughout the property.
It is recommended that you take the necessary steps to ensure that all smoke alarms are in good working order. This includes regular testing of the alarms to confirm their functionality. Testing smoke alarms is a simple procedure that involves pressing the designated test button and listening for the audible alarm.
Safety Glass
The presence of glazed doors on the ground floor with non-safety glass in the fittings poses a significant safety risk, as anyone falling against these doors could sustain serious injuries. To address this concern and prioritise the well-being of individuals, it is imperative to allocate an allowance for replacing the glazed doors with an alternative material that meets modern safety standards.
Lead Paint
Considering the age of the property, it is possible that some of the paint used may contain lead. It's important to note that removing lead-based paint can pose health risks if proper procedures are not followed. While urgent action may not be necessary, it is crucial to seek advice and guidance from the Health and Safety Executive (HSE) before undertaking any paint removal activities.
Lead Pipes
Considering the age of the property, it is likely that lead pipework may have been used during its construction or as part of subsequent retrofitting. While we did not observe any visible lead pipework during our inspection, it is important to note that lead pipes could be concealed beneath floors, within walls, or above ceilings in areas that were not accessible for inspection.
To ensure the safety of the water supply, it is recommended that you contact the water supplier and arrange for testing of the lead content in the water. Elevated levels of lead in drinking water can present health risks, particularly for vulnerable individuals such as young children and pregnant women.
Recent Testing of Services
Recent inspections of the electrics, gas, heating and hot water systems are lacking, but there may be certification available.
Asbestos
It is important to be aware that while the manufacturing of asbestos-based building materials has mostly ceased, many buildings still contain products that contain asbestos. These products can be found both on and within buildings, posing potential risks to health and safety. Some examples of these products include roofing felt, roof sheeting and slates, thermoplastic floor tiles, surface coatings, ceiling tiles, fireproof linings, roof edge verges and eaves soffits, soil and vent pipes, drainpipes, hoppers and waste pipes, gutters and downpipes.
It is worth noting that asbestos waste has also been discovered in lofts and floors, sometimes installed by property owners as insulation. Asbestos was commonly used in the past due to its fire-resistant and insulating properties. However, exposure to asbestos fibers can lead to serious health conditions, such as lung diseases and various forms of cancer, including mesothelioma.
Given the potential health risks associated with asbestos, it is essential to exercise caution when dealing with building materials that may contain asbestos. If you suspect the presence of asbestos in your property, it is recommended to consult with asbestos professionals or licensed contractors who can conduct proper inspections and, if necessary, safely remove or manage asbestos-containing materials.
Due to the potential presence of asbestos in bitumen sarking felt, it is essential to ensure that any work conducted on the roof is carried out by a contractor who is qualified and knowledgeable in asbestos awareness.
It has been observed that there are soffitt boards that may potentially be made of asbestos cement material. Asbestos cement materials can be hazardous when disturbed, as they can release asbestos fibers into the air. Therefore, any work involving this specific part of the property should be carried out by a contractor who is qualified and experienced in working with asbestos.
Thermal Insulation and Energy Efficiency
Overview
This section provides an overview of energy-related matters pertaining to the property as a whole. It considers various energy-related features and issues mentioned in previous sections of this report and discusses how they may be influenced by the condition of the property.
Please note that this section does not constitute a formal energy assessment of the building. Its purpose is to provide a broader understanding of energy-related aspects. While information from an available Energy Performance Certificate (EPC) may be utilised, it does not verify the validity or accuracy of the certificate itself.
For a more comprehensive evaluation of the property's energy performance, it is advisable to engage a qualified professional to conduct a formal energy assessment. They can assess the property's energy efficiency, identify potential areas for improvement, and provide recommendations for energy-saving measures.
Consulting an expert in energy assessments will help ensure that you have reliable and accurate information regarding the energy efficiency of the property. They can provide valuable insights to assist you in making informed decisions regarding energy consumption and potential energy-saving initiatives.
Insulation
The loft insulation in the property is assumed to be up to modern standards. This suggests that the insulation material present in the loft space meets current recommendations and provides effective thermal insulation. Proper loft insulation helps retain heat within the property and can contribute to improved energy efficiency.
It is believed that the floors lack insulation, leading to significant heat loss. Consequently, when you decide to replace the floor coverings, it is highly advisable to consider insulating the floors. This step will help prevent the escape of heat and contribute to improved energy efficiency within the building.
Heating
Parts of the system appear to be old, it is likely to be inefficient. This can have a negative impact on the property's energy rating and potentially deter prospective buyers. It is advisable to discuss replacing to upgrade the system with, a more efficient model to improve energy efficiency and enhance the property's appeal. Registered engineers should handle the maintenance or replacement of boilers.
Lighting
There is a sufficient number of low energy light bulbs already installed throughout the property. This indicates a positive effort towards energy efficiency, which helps reduce fuel bills and save power.
To maximise energy efficiency and optimise cost savings, it is recommended to use low energy light bulbs, such as LED or CFL bulbs, throughout the property. These bulbs consume less energy while providing equivalent or superior lighting quality compared to traditional incandescent bulbs.
When selecting low energy light bulbs, consider factors such as brightness, color temperature, and compatibility with existing fixtures. Seeking guidance from lighting professionals or reputable manufacturers can assist in making informed choices that align with your specific lighting needs and energy efficiency goals.
Ventilation
Properties require proper ventilation to minimise condensation, which, if left unaddressed, can result in the growth of mould and the presence of dampness, thereby creating an unhealthy indoor environment. Effective ventilation is typically achieved through a combination of continuous background ventilation, such as open fireplaces and vents in windows, as well as intermittent ventilation by means of opening windows and utilising mechanical ventilation systems, such as electrical extractors, particularly in areas prone to high moisture levels like kitchens and bathrooms. By implementing these ventilation measures, a healthier internal environment can be established in properties.
Insufficient ventilation often leads to condensation, creating favorable conditions for the growth of mould. Effectively managing condensation can be challenging and necessitates a delicate equilibrium among heating, insulation, and ventilation.
General
Considering the age of the property, it is important to acknowledge that it may be inherently more susceptible to heat loss through its structural fabric. Consequently, despite implementing appropriate heating and ventilation measures, it is possible that condensation could persist. This is due to the challenges associated with improving insulation in older buildings, which may result in a greater likelihood of heat escaping and potentially leading to condensation-related issues.
Conveyancing Matters
Overview
It is important to bring this information to the attention of your conveyancer. Please note that the provided information may not cover all relevant issues and is based on the observations of a surveyor who is not legally qualified. Legal documents were not reviewed during the preparation of this report. Therefore, it is crucial to consult with a qualified legal professional to thoroughly examine the legal aspects and documentation related to the property.
Listed Buildings and Conservation Areas
While we believe that the property is not situated within a Conservation Area, it is recommended that you seek confirmation from your legal advisers to ensure accurate information regarding its location and any potential restrictions on external alterations. They will be able to provide you with the most up-to-date and reliable assessment.
While we understand that the building is currently not listed, it is always prudent to confirm this information with your legal advisers to ensure accuracy. They will be able to conduct the necessary research and provide you with an authoritative confirmation regarding the listing status of the building.
Regulations
We strongly advise engaging your legal advisor to obtain confirmation regarding the current insurance coverage of the building and ensuring that a new insurance policy is in place at the exchange of contracts, should you proceed with the purchase.
In our assessment, we have made the assumption that there are no encumbrances, unduly onerous or unusual easements, restrictions, outgoings, or conditions that may have a negative impact on the value of the property. Furthermore, we have assumed that the property holds a good and marketable title.
It is highly recommended that your legal advisers verify the information regarding tenure and other relevant aspects. It is crucial to note that the assumptions mentioned above should not be relied upon until they have been confirmed to be accurate by appropriate professionals.
It is essential to determine whether the necessary Local Authority approvals were obtained, including planning permission and building regulation approval, for the specific works mentioned such as:
- electrical system installation
- boiler installation
If no Building Regulation approval was obtained, it is important to verify whether the work was carried out by a registered "Competent Person." Breaching regulations or undertaking work without the necessary approvals and certificates may result in the need for extensive and costly alteration works to ensure compliance with regulations.
Guarantees and Warranties
It is recommended that you request your legal adviser to confirm the availability of guarantees and certificates pertaining to the electrical system, gas installation and appliances, boiler, and hot water cylinder. These guarantees and certificates should ideally be assigned to you as the new owner of the property, ensuring that you have the necessary documentation for future reference and potential warranty claims.
Additionally, your solicitor should approach the Vendor to obtain copies of all guarantees and warranties related to kitchen appliances. This will enable you to have a comprehensive understanding of the warranty coverage for these appliances.
Furthermore, it is advisable to consult your legal adviser to ascertain if there are any existing test certificates or service agreements in place for the gas, central heating system, electrics, boiler, stoves, and hot water cylinder. This information will provide insight into the maintenance and servicing history of these crucial components and help ensure their proper functionality and compliance with safety standards.
It is important to request your legal adviser to confirm whether guarantees and certificates are available for the specific elements mentioned, such as:
- electrical system
- gas installation and appliances
- boiler
These guarantees and certificates should ideally be assigned to you as the new owner of the property, ensuring that you have the necessary documentation for reference and potential warranty claims. Consulting your legal adviser will provide clarity on the availability and transferability of these guarantees and certificates.
It is recommended that your solicitor requests copies of all guarantees and warranties for the kitchen appliances from the Vendor. This will allow you to have a complete understanding of the warranty coverage for the appliances and ensure that you have the necessary documentation for future reference and potential warranty claims. Your solicitor will be able to handle this request and facilitate the acquisition of these documents from the Vendor.
It is advisable to consult your legal adviser and request confirmation regarding the existence of any test certificates or service agreements for the specific components mentioned, such as:
- central heating system
- electrics, boiler
These certificates and agreements provide valuable information about the maintenance, servicing, and safety compliance of these systems and appliances. Your legal adviser will be able to review the necessary documentation and provide you with accurate information regarding the current status of these certificates and agreements.
Other Items for Your Legal Advisor
It is recommended that you consult your legal advisers to obtain confirmation regarding the extent and ownership of the boundaries of the property. Understanding the exact boundaries will help determine the area that belongs to the property and avoid any potential disputes in the future.
Additionally, your legal advisers should confirm the drainage arrangements for the property. This includes understanding how wastewater and surface water are managed, the location of drains, and any shared drainage systems with neighbouring properties. Understanding the drainage arrangements is crucial for ensuring proper maintenance and avoiding any drainage-related issues.
Furthermore, your legal advisers should clarify your rights and responsibilities concerning the right of way to the property. This involves confirming any legal access rights, shared pathways, or any limitations or restrictions on access. Understanding your rights and responsibilities regarding the right of way will help you navigate the property with clarity and avoid any legal complications.
Seeking confirmation from your legal advisers on these matters will provide you with accurate information about the property's boundaries, drainage arrangements, and rights of way, allowing you to make informed decisions and ensure compliance with legal obligations.
Summary
Further Investigations
- DTD-1 Dampness and Timber Defects - Dampness:
We observed water stains on the first floor along the inside face of the external walls where the walls meet the ceilings in the left-side bedrooms. From a visual inspection alone, we cannot confirm the cause of these issues. However, potential causes could include insufficient insulation above, creating a cold spot where condensation forms; defects in the verge where rainwater is running down the cavity; issues with the eaves trays leading to water running back down the cavity; or a combination of these factors.
Further investigations should be carried out by a reputable roofing contractor before committing to purchase. This contractor should be able to provide estimates for the necessary repairs. Additionally, since some roofs in the vicinity, including that of the next-door neighbour, have been replaced, it would be worthwhile to inquire if the neighbour had similar issues and whether they have been resolved. You should also consult with the vendor to understand any remedial works they have carried out in the past to address the problem.
Once further investigations and quotes have been carried out, I recommend that you provide the information to me for review before proceeding with the purchase. This will ensure that all issues are adequately addressed, and you are fully informed about the condition of the property and the potential costs involved.
- WED-2 Windows and External Doors - Windows:
We observed that there were no keys for any of the windows, and the bay windows were locked and not tested. We recommend that you ask the vendor for the whereabouts of the keys and test the windows before committing to the purchase of the property. If there are no keys available, bear in mind that the costs for replacement handles and locks can be expensive.
- IG-1 Inspection of the Grounds - Garages:
We had no keys for the garage doors and could not access the garage. We recommend that you seek the keys from the vendor to gain access and inspect the garage internals yourself. If you find any issues, please feel free to send the photos to me for review.
- E-1 Electrics - Electrics:
The observed defects to the electrics are as follows:
- During our observation, we noted the absence of recent test certificates for the electrical system.
- The provision of sockets in the electrical installation appears inadequate when compared to modern standards. This insufficiency may lead to practical inconveniences and limitations in terms of powering electrical devices and appliances. Upgrading the number of sockets is recommended to meet the requirements of contemporary electrical usage.
Upon inspection, various deficiencies have been identified within the electrical installation. It is evident that the installation does not conform to modern regulations, necessitating an upgrade.
To ensure the safety of all involved, it is highly recommended that an appropriate specialist conducts a thorough assessment of the installation prior to the exchange of contracts. The specialist should provide a comprehensive report outlining all the necessary works required to bring the electrical system up to current standards.
It is imperative that the recommended works be undertaken as soon as possible to address the non-compliance issues and enhance safety. Engaging the services of a professional and qualified contractor is advised to ensure the proper execution of the required upgrades and modifications.
The primary goal is to bring the electrical installation in line with current regulations and standards. By addressing these deficiencies promptly, the safety of the property and its occupants can be significantly improved.
- GHHW-1 Gas, Heating and Hot Water - Gas:
Due to the concealed nature of a significant portion of the gas installation within the building's structure, our inspection was limited to the visible parts. Despite this limitation, several defects were noted during the inspection.
- We observed that there is no safety chain attached to the cooker in the kitchen.
- The flue has been installed too low externally, and a protection cage is required to ensure safety and compliance with regulations.
- Rusting radiator in the bathroom
- We observed that there are no test certificates available.
To ensure safety and compliance, it is strongly advised that you arrange for a thorough inspection and testing of the installation and all gas appliances by a qualified Gas Safe engineer before proceeding with the contract exchange. This comprehensive inspection will provide a more accurate assessment of the overall condition, identify any hidden defects, and verify compliance with safety regulations.
- GHHW-2 Gas, Heating and Hot Water - Heating and hot water:
As the occupier was not present during the inspection, and the system could not be activated to assess its basic operation, we are unable to confirm the functionality or compliance of the heating system. Certain components of the heating system are considered to be dated and nearing the end of their expected lifespan. It is advisable to anticipate their replacement and allocate a budget for renewal. To ensure the continued safety and functionality of the system, it is strongly recommended that you arrange for a Gas Safe engineer to inspect and test the system before proceeding with the contract exchange.
Additionally, we recommend that you visit the site before committing to a purchase and request the vendor to operate the boiler and check all the radiators and hot water taps. This will ensure that the heating and water systems are functioning properly before you proceed with the transaction.
Criticals
- CS-1 Chimney Stacks - Chimney Stack:
We observed damp stains and rotten timber below the chimney stacks, indicating that repairs are now required.
Importants
- CS-2 Chimney Stacks - Chimney Stack:
The identified defects to the chimney stack are as follows:
The observed defects to the stack pose a risk of damp infiltration and potential instability. To ensure the stack is sound and weatherproof, a comprehensive overhaul is necessary. It is advised to arrange for these essential repairs to be undertaken as soon as possible to address the issues effectively.
RECOMMENDATIONS
- The damaged render should be removed by hacking it off, and then the affected area should be re-rendered. This process involves carefully chipping away the deteriorated render and applying a fresh layer of render to restore the appearance and protective function of the surface.
- Given the nature of the works required, it is likely that scaffolding will be necessary for the project. Scaffolding provides a safe and stable platform for workers to access and carry out the required repairs or renovations to the property. It ensures the necessary support and accessibility to complete the work efficiently and safely. The erection of scaffolding is essential to facilitate the smooth execution of the project, ensuring the well-being of workers and enabling them to reach higher or challenging areas of the property.
- RC-1 Roof Coverings - Main Roof Covering:
The identified defects to the roof covering are as follows:
- Small section of verge damage facing the main road.
- End ridge tiles are cracked.
The identified defects pose a significant risk of water penetration, which can result in the deterioration of internal elements, including potential timber decay. Therefore, it is crucial to conduct a comprehensive overhaul of the roof covering to ensure it is sound and weatherproof. It is highly recommended to prioritise and arrange for these necessary works to be undertaken as soon as possible. Addressing these issues promptly will help prevent further damage and maintain a safe and structurally sound environment.
- RGRJ-1 Rainwater Goods and Roofline Joinery - Rainwater Goods:
Upon inspection, it is evident that the items are generally in a condition that allows for serviceability. However, it is worth noting that the older cast iron goods display signs of corrosion, indicating that they are nearing the end of their useful life. Ongoing maintenance will be necessary to keep them functional, but considering the circumstances, replacing them with modern PVCu sections would be a more cost-effective option in the long run.
- MW-1 Main Walls - Main Walls:
The external wall facing the main road has large areas of perished mortar joints that require raking out and repointing. This work should be carried out by a reputable building contractor.
There is also some damaged brickwork at the base of the bay window that we recommend be cut out and replaced by a reputable building contractor.
- MW-2 Main Walls - Parapet Walls:
Deterioration is evident in the parapet wall structure, with [describe specific defects]. If left unaddressed, this will result in further deterioration of the external surfaces, potential damage to internal elements, and the risk of dampness and timber decay. Immediate repairs are necessary.
- WED-1 Windows and External Doors - Windows:
The seals on the several double glazed units, have shown signs of failure, resulting in misting or condensation on the glass. It is advisable to inspect all units and replace them as necessary in due course. Checking and replacing the affected units will help restore their functionality and eliminate the issue of misting, ensuring optimal performance and clarity.
- IG-2 Inspection of the Grounds - Paths and Hardstandings:
The paths and hardstandings on the property exhibit noticeable signs of deterioration, which may lead some potential buyers to request their reconstruction.
- CWP-1 Ceilings, Walls and Partitions - Ceilings:
During the inspection, hairline cracks were observed on the ceilings. These cracks are considered to be of little significance and can be easily addressed. It is recommended to rake out the cracks to a depth of approximately 5mm and fill them during the next redecoration cycle.
Raking out the cracks involves using a suitable tool to widen the crack and create a V-shaped groove. This process helps to ensure better adhesion of the filler material and prevents the cracks from reappearing in the future. Once the cracks are raked out, they can be filled with an appropriate filler compound that matches the existing ceiling material.
- CWP-2 Ceilings, Walls and Partitions - Walls and Partitions:
Minor cracking was observed throughout the property. These cracks, although not deemed to be of structural significance, will require minor repairs during the next internal redecoration cycle. It is important to address these cracks to maintain the aesthetic appeal of the affected areas and prevent any further deterioration. The repairs may involve filling and smoothing the cracks to ensure a seamless finish that is ready for redecoration. During the inspection, we identified areas of loose and blown plaster, which is typical for a building of this type and age. These areas require attention and should be considered for re-plastering during the next internal redecoration cycle. Re-plastering these areas will help restore the integrity of the affected surfaces, ensuring a solid base for redecoration and improving the overall appearance of the property. The extent of re-plastering required will depend on the severity of the loose and blown plaster, and it is recommended to engage professional contractors experienced in plastering to carry out the necessary repairs. In both cases, it is advisable to address the minor cracking and loose/blown plaster during the next internal redecoration cycle. This approach allows for an efficient and comprehensive renovation, minimising disruption to the occupants while ensuring that the affected areas are restored to their optimal condition. It is recommended to consult with experienced decorators or contractors who can assess the specific requirements of the repairs and provide the appropriate solutions for achieving a satisfactory finish.
- FSFV-1 Floors and Sub Floor Ventilation - Floor Coverings:
The floor coverings are in a state of poor condition and will require replacement. The extent of damage or deterioration is significant enough to warrant the installation of new floor coverings. It is recommended to address this issue promptly to ensure a safe and aesthetically pleasing environment. By replacing the floor coverings, you can improve the overall appearance and functionality of the space.
- FSFV-2 Floors and Sub Floor Ventilation - Floor Coverings:
There are cracked tiles present in the bathroom It is important to note that finding matching tiles for replacement could be quite challenging, if not impossible. As a result, it is necessary to be aware that re-tiling may be required for this particular area. Replacing the damaged tiles with new ones that closely match the existing ones will help restore the aesthetic appeal and ensure a uniform appearance.
- IJD-1 Internal Joinery and Decorations - Internal Decorations:
The internal decorations are of poor quality or are in a poor condition. In this case, a complete redecoration is required to improve the overall appearance. It is advisable to allocate time and resources for making necessary repairs or improvements as part of the preparation process. This may involve tasks such as repairing damaged surfaces, filling in cracks or holes, and ensuring a smooth and even finish before proceeding with the redecoration. By allowing for making good as part of the preparation, you can ensure a more satisfactory and visually appealing result.
- KUSR-1 Kitchen, Utility and Sanitary Rooms - Kitchen:
The kitchen fittings are noted to be of some age and appear dated with signs of wear and tear. It is assumed that you might consider refitting them in the future. It is also understood that you have already assessed the adequacy of these and other built-in fitments based on your own needs and preferences.
Given the age and condition of the kitchen fittings, it is common for individuals to contemplate refurbishment or replacement to achieve a more modern and functional kitchen space. Assessing the suitability of the fittings for your purposes is important to ensure they meet your requirements in terms of functionality, style, and overall satisfaction.
- KUSR-2 Kitchen, Utility and Sanitary Rooms - Bathroom:
The sanitary fittings show signs of ageing and wear and tear, and they appear rather dated. It is understandable to assume that you are considering a refit of these fittings in the future. It is important for you to personally assess their adequacy, as well as that of other built-in fitments, based on your specific needs and preferences. Your own assessment will help determine whether a replacement or upgrade is necessary to meet your desired standards and functionality.
- KUSR-3 Kitchen, Utility and Sanitary Rooms - Cloakroom:
The toilet was not functioning during the inspection, and the stopcock would not turn. We recommend that a qualified plumber inspect the WC and associated plumbing.
- MRS-1 Main Roof Space - Insulation:
The current insulation in the roof does not meet modern standards, as it falls short of the minimum requirements. To comply with modern building regulations, it is necessary to upgrade the insulation in the roof space. Modern standards dictate that a minimum insulation thickness of 270mm should be used, typically in the form of fiber material. Alternatively, high-density fiber board can be used, provided it achieves similar thermal performance values.
- MRS-2 Main Roof Space - Nesting Birds:
Upon observation, signs of nesting birds have been identified in the main roof space, indicating the presence of bird nests. If the bird nests pose a significant inconvenience or potential safety risk, it may be necessary to remove them. However, it is important to note that bird nests are protected by laws in many regions, particularly during the breeding season, to ensure the welfare of the birds.
Before taking any action, it is advisable to consult local regulations and consider the welfare of the birds. In some cases, it may be necessary to obtain permits or consult with wildlife authorities to determine the best course of action. It is recommended to contact a local wildlife or bird control expert who can assess the situation and provide appropriate guidance.
If removal is deemed necessary and legally permitted, it should be done with utmost care to avoid harming the birds or causing unnecessary distress. Professionals experienced in bird nest removal can employ humane methods to relocate the nests, ensuring the safety of both the birds and the property.
It is important to approach the situation with consideration for the birds' well-being, while also addressing any concerns related to property maintenance or safety. Consulting with experts will help determine the most appropriate and ethical course of action regarding the removal of the bird nests.
Conveyancing Matters
- CM-1 Conveyancing Matters - Overview:
It is important to bring this information to the attention of your conveyancer. Please note that the provided information may not cover all relevant issues and is based on the observations of a surveyor who is not legally qualified. Legal documents were not reviewed during the preparation of this report. Therefore, it is crucial to consult with a qualified legal professional to thoroughly examine the legal aspects and documentation related to the property.
- CM-2 Conveyancing Matters - Listed Buildings and Conservation Areas:
While we believe that the property is not situated within a Conservation Area, it is recommended that you seek confirmation from your legal advisers to ensure accurate information regarding its location and any potential restrictions on external alterations. They will be able to provide you with the most up-to-date and reliable assessment.
- CM-3 Conveyancing Matters - Listed Buildings and Conservation Areas:
While we understand that the building is currently not listed, it is always prudent to confirm this information with your legal advisers to ensure accuracy. They will be able to conduct the necessary research and provide you with an authoritative confirmation regarding the listing status of the building.
- CM-4 Conveyancing Matters - Regulations:
We strongly advise engaging your legal advisor to obtain confirmation regarding the current insurance coverage of the building and ensuring that a new insurance policy is in place at the exchange of contracts, should you proceed with the purchase.
In our assessment, we have made the assumption that there are no encumbrances, unduly onerous or unusual easements, restrictions, outgoings, or conditions that may have a negative impact on the value of the property. Furthermore, we have assumed that the property holds a good and marketable title.
It is highly recommended that your legal advisers verify the information regarding tenure and other relevant aspects. It is crucial to note that the assumptions mentioned above should not be relied upon until they have been confirmed to be accurate by appropriate professionals.
- CM-5 Conveyancing Matters - Regulations:
It is essential to determine whether the necessary Local Authority approvals were obtained, including planning permission and building regulation approval, for the specific works mentioned such as:
- electrical system installation
- boiler installation
If no Building Regulation approval was obtained, it is important to verify whether the work was carried out by a registered "Competent Person." Breaching regulations or undertaking work without the necessary approvals and certificates may result in the need for extensive and costly alteration works to ensure compliance with regulations.
- CM-6 Conveyancing Matters - Guarantees and Warranties:
It is recommended that you request your legal adviser to confirm the availability of guarantees and certificates pertaining to the electrical system, gas installation and appliances, boiler, and hot water cylinder. These guarantees and certificates should ideally be assigned to you as the new owner of the property, ensuring that you have the necessary documentation for future reference and potential warranty claims.
Additionally, your solicitor should approach the Vendor to obtain copies of all guarantees and warranties related to kitchen appliances. This will enable you to have a comprehensive understanding of the warranty coverage for these appliances.
Furthermore, it is advisable to consult your legal adviser to ascertain if there are any existing test certificates or service agreements in place for the gas, central heating system, electrics, boiler, stoves, and hot water cylinder. This information will provide insight into the maintenance and servicing history of these crucial components and help ensure their proper functionality and compliance with safety standards.
- CM-7 Conveyancing Matters - Guarantees and Warranties:
It is important to request your legal adviser to confirm whether guarantees and certificates are available for the specific elements mentioned, such as:
- electrical system
- gas installation and appliances
- boiler
These guarantees and certificates should ideally be assigned to you as the new owner of the property, ensuring that you have the necessary documentation for reference and potential warranty claims. Consulting your legal adviser will provide clarity on the availability and transferability of these guarantees and certificates.
- CM-8 Conveyancing Matters - Guarantees and Warranties:
It is recommended that your solicitor requests copies of all guarantees and warranties for the kitchen appliances from the Vendor. This will allow you to have a complete understanding of the warranty coverage for the appliances and ensure that you have the necessary documentation for future reference and potential warranty claims. Your solicitor will be able to handle this request and facilitate the acquisition of these documents from the Vendor.
- CM-9 Conveyancing Matters - Guarantees and Warranties:
It is advisable to consult your legal adviser and request confirmation regarding the existence of any test certificates or service agreements for the specific components mentioned, such as:
- central heating system
- electrics, boiler
These certificates and agreements provide valuable information about the maintenance, servicing, and safety compliance of these systems and appliances. Your legal adviser will be able to review the necessary documentation and provide you with accurate information regarding the current status of these certificates and agreements.
- CM-10 Conveyancing Matters - Other Items for Your Legal Advisor:
It is recommended that you consult your legal advisers to obtain confirmation regarding the extent and ownership of the boundaries of the property. Understanding the exact boundaries will help determine the area that belongs to the property and avoid any potential disputes in the future.
Additionally, your legal advisers should confirm the drainage arrangements for the property. This includes understanding how wastewater and surface water are managed, the location of drains, and any shared drainage systems with neighbouring properties. Understanding the drainage arrangements is crucial for ensuring proper maintenance and avoiding any drainage-related issues.
Furthermore, your legal advisers should clarify your rights and responsibilities concerning the right of way to the property. This involves confirming any legal access rights, shared pathways, or any limitations or restrictions on access. Understanding your rights and responsibilities regarding the right of way will help you navigate the property with clarity and avoid any legal complications.
Seeking confirmation from your legal advisers on these matters will provide you with accurate information about the property's boundaries, drainage arrangements, and rights of way, allowing you to make informed decisions and ensure compliance with legal obligations.
Not Inspecteds
- FFCB-1 Fireplaces, Flues and Chimney Breasts - Flues:
As the chimney flues are concealed and not visible during our inspection, we are unable to provide any comments or assessment regarding their condition. It is recommended to seek further evaluation from a qualified professional, such as a chimney specialist, who can conduct a more thorough examination of the flues to assess their condition and ensure they are in proper working order. They can also provide guidance on any necessary maintenance or repairs that may be required.
- O1-1 Outbuilding, porch and garage roof spaces:
There is no accessible roof space and therefore we cannot comment on the condition of these roof structures.