Building Survey

BUILDING SURVEY REPORT ON 1 Anywhere Street Manchester M1 6AA
CONTENTS 1! Intr"#$ct%"n
1.01 1.02 1.03 1.04 1.05 1.06 1.0! 1.0# Instructions Property address Client Surveyor Date of inspection Weat er "enure and occupation $rientation
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Genera' #escr%(t%"n
2.01 2.02 2.03 2.04 Description and %rief construction details &'e (ocation &cco))odation
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E*TERIOR+ C"nstr$ct%"n an# c"n#%t%"n

3.01 3.02 3.03 3.04 3.05 3.06 3.0! 3.0# 3.01 C i)ney stac*s+ flas in's and flues ,oof and valleys ,oof voids ,ain-ater 'oods ./terior -alls Da)p proof course Su% floor ventilation ./terior 0oinery ./terior decorations
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INTERIOR+ C"nstr$ct%"n an# c"n#%t%"n

4.01 4.02 4.03 4.04 4.05 4.06 4.0! 4.0# 4.01 4.10 Ceilin's Interior -alls and partitions 2ireplaces+ flues and c i)ney %reasts 2loors Internal 0oinery includin' *itc en fit)ents Internal decorations Cellar and %ase)ent Da)pness and condensation "i)%er decay and infestation " er)al insulation
-! 6! /! 2! 3!
Ser.%ces The s%te Le0a' 1atters L%1%tat%"ns S$11ary "4 $r0ent re(a%rs an# 4$rther %n.est%0at%"ns
1! ! A##%t%"na' a#.%ce an# s$11ary "4 1a%ntenance c"ns%#erat%"ns 11 ! Va'$at%"n an# 5$%'#%n0 %ns$rance Ter1s an# c"n#%t%"ns
Roberts and Roberts Building Survey
1! 1.01
INTRODUCTION Instr$ct%"ns We act on your instructions as confir)ed %y our standard "er)s3Conditions of .n'a'e)ent - ic -e ave sent to you and a copy of - ic is attac ed. In accordance -it our Conditions3"er)s of .n'a'e)ent+ -e ave not arran'ed for any specialist tests or reports on t e services installations %ut co))ents on t e need for specialist tests are included. 4ou are re)inded of t e 'eneral li)itations of t e inspection descri%ed in t e standard Conditions3"er)s of .n'a'e)ent+ a copy of - ic is attac ed at t e %ac* of t is report. If you ave not seen and si'ned and returned to us a copy of our Conditions3"er)s of .n'a'e)ent it is essent%a' t at you contact3p one us i))ediately. " e purpose of t is report is to )a*e 'eneral o%servations of t e state of repair and t e 5uality of t e structure as set out in t e Conditions3"er)s of .n'a'e)ent.
1.02
Pr"(erty A##ress 1 &ny- ere Street 6anc ester 61 6&&
1.03
C'%ent 6r and 6rs 7 8lo''s
1.04
S$r.ey"r Inspected %y 9ic olas D 8ailey 6,ICS.
1.05
Date "4 %ns(ect%"n Date of Inspection -as #t 6arc 2001.
1.06
6eather Durin' t e inspection t e -eat er -as sunny and dry.
1.0!
Ten$re an# Occ$(at%"n " e vendor indicated t e tenure to %e free old and free fro) c ief rent. (e'al advisers s ould verify t e tenure details and 'ive advice %efore you proceed -it your purc ase. " e property -as vacant. So)e floors -ere covered -it floor coverin's. Persons Present : 6r S)it .
1.0#
Or%entat%"n
&ll directions are 'iven as if facin' t e front of t e property fro) t e outside loo*in' to-ards t e rear unless ot er-ise indicated. &! 2.01 GENERAL DESCRIPTON Descr%(t%"n "4 Pr"(erty an# 5r%e4 c"nstr$ct%"n #eta%'s .nd terraced ouse of traditional construction -it solid3cavity %ric* -alls and slate clad )ain roof. Windo-s are upvc dou%le 'la;ed. 2loors are part solid and part ti)%er suspended. 2.02 A((r"7%1ate A0e 8uilt in appro/i)ately 1#13. 4ou )ay -is to ave your le'al advisers confir) t e e/act date of construction %y reference to t e deeds. 2.03 L"cat%"n Situated in an esta%lis ed residential locality of )ainly si)ilar class ousin' t e property is -it in a reasona%le distance of )ost a)enities includin' local s oppin'+ sc oolin'+ leisure and transport facilities availa%le in C orlton. " e property is andily positioned in ter)s of its access a%ility to 6anc ester city centre 2.04 Acc"11"#at%"n " e acco))odation %riefly co)prises<= Gr"$n# 4'""r .ntrance >esti%ule. .ntrance ?all. 2ront (ivin' ,oo). ,ear (ivin' ,oo). @itc en. 8%rst 8'""r " ree 8edroo)s. 8at roo)3WC. Base1ent 9one. O$t5$%'#%n0s9 Gr"$n#s an# Par:%n0 "-o out ouses in rear 'arden. &vera'e si;ed 'ardens to front and rear. 9o onsite par*in'.
)! 3.01
E*TERIOR CONSTRUCTION AND CONDITION Ch%1ney Stac:s9 8'ash%n0s an# 8'$es " ere are %ric* c i)ney stac*s to t e front and rear roof slopes. Pointin' to t ese appears in avera'e condition. (ead flas in's to t e %ase are old. " ese do not last indefinitely and s ould %e c ec*ed re'ularly. 2launc in's to t e pots3co-ls s ould %e c ec*ed fro) roof level as t ey could not %e seen properly fro) t e 'round. " e central eatin' %oiler flue is on t e ri' t and elevation of t e *itc en. 9o o%vious visual defects -ere noted %ut it -as not tested. " ere is a s)all o%solete c i)ney stac* at t e rear left corner of t e outri''er roof. " is )ay -ell ave %een capped and is only for)ed of t-o courses of %ric*-or*. Its flas in's appear to ave %een patc ed repaired. Da)p penetration -as noted internally near to t is c i)ney stac* and t e flas in's need to %e investi'ated as soon as possi%le.
3.02
R""4 an# Va''eys " e roof as t e ori'inal slate claddin' and - ilst -e do not consider re=roofin' to %e essential at present you s ould appreciate re'ular )aintenance -ill %e needed. Alti)ately recladdin' -ill %e re5uired and t e ti)escale for t is -ill depend upon your %ud'et and len't of ti)e you intend to live in t e property. We did not lar'e nu)%ers of o%viously loose or )issin' slates fro) 'round level. ?o-ever+ - en carryin' out t e interior roof inspection -e could see dayli' t in several places. So)e over aulin' of t e roof is re5uired and -e reco))end you see* advice fro) a roofin' contractor as soon as possi%le t erefore. &s part of suc -or*s rid'e3 ip tiles re5uire so)e repointin' -it ce)ent )ortar. " ere is an old style lead valley 'alley 'utter to t e rear roof slope. " is s ould %e c ec*ed - en roof over aulin' is carried out. (ead lined valley 'utters are a potential source of da)p penetration pro%le)s and do not last indefinitely and s ould %e c ec*ed re'ularly and cleaned out annually. " ere are old lead flas in's %et-een t e outri''er roof and rear elevation and t ese -ill not last indefinitely. Several slates appear to %e uneven at t e rear ed'e of t e outri''er roof and )ay -or* loose in stor) conditions and s ould %e )onitored. & nu)%er of slates are fitted -it lead ta's - ere t ey ave slipped in t e past and ave %een fi/ed %ac* into position.
3.3
R""4 V"%# &ccess to t e )ain roof void is via t e trap door on t e landin'. $ur inspection -as in i%ited %y insulation " e )ain roof is of traditional construction -it ti)%er purlins supportin' eac slope of rafters.
It -as not rainin' at t e ti)e of our inspection and -e su''est you c ec* inside t e roof - en it is ne/t rainin' to ensure t ere are no o%vious lea*s. " ere is evidence of old penetratin' da)p around %ot t e c i)ney stac* areas at t e left of t e roof. " e ce)ent torc in' t at -as ori'inally applied %eneat t e slates as peris ed and fallen off in )ost areas. " ere are so)e s)all voids to t e top section to t e party -all particularly near t e c i)ney stac*s and you )ay -is to ave t ese areas %ric*ed up to t e underside of t e roof structure. 6ilde- stainin' -as 5uite noticea%le on so)e of t e rafters and ti)%ers and nor)ally occurs due to condensation. " is pro%a%ly pre=dates t e installation of insulation 5uilt -it in t e loft. ?o-ever+ you s ould c ec* inside t e roof fro) ti)e to ti)e particularly - en it is e/tre)ely cold to ensure t at condensation droplets do not %uild up on t e underside of t e roof structure. $ne or t-o old da)p stains -ere noted to roof ti)%ers %ut did not appear to %e recent - ere t ey could %e seen fro) t e trap door area. Sli' t stainin' -as also noted on t e underside of t e so)e of t e slates alon' -it 'eneral -eat erin' to t ese. " ese are indications of a'in' of t e roof structure - ic -e ave already )entioned -ill not last indefinitely. & pin ole 'ap -as noted t rou' t e slates 0ust a%ove t e lo-er rear roof slope purlin and t ere is a )ore su%stantial dayli' t 'ap to t e front ri' t side of t e roof %elo- t e purlins. Slates ere )ust %e crac*ed or slipped and -ill need attention as part of roof over aulin' -or*s So)e splittin' -as noted to t e )ain purlins %ut not of a su%stantial de'ree alt ou' t e condition of t ese ti)%ers s ould %e c ec*ed fro) ti)e to ti)e. " ere is not trap door 'ivin' access into t e outri''er roof void and you )ay -is to ave an access atc cut to allo- inspection as -e cannot 'ive co))ents a%out t e idden parts of t e structure. 3.04 Ra%nwater G""#s Please note it -as not rainin' at t e ti)e of our inspection of t ese and -e cannot confir) t at rain-ater 'oods are -aterti' t or properly ali'ned and t ey s ould %e c ec*ed - en it is ne/t rainin' eavily to ensure t ere are no lea*s+ %loc*a'es or over spilla'es. " ere are a nu)%er of trees in t e vicinity and -e reco))end t at all 'utters and 'ullies are c ec*ed and cleaned out re'ularly as t ey -ill tend to %eco)e %loc*ed -it leaves. " e rain-ater 'oods are plastic. So)e ne- concrete as %een infilled around t e %ase of t e do-nspout at t e front left corner of t e property - ic )eans t at t is do-nspout is no- totally sealed and t ere is no access into t e 'ulley - ic -e assu)e is under'round. We could not verify t at t is do-nspout connects into t e draina'e syste) and you )i' t -is to ave t e ce)ent -or* re)oved to allo- for cleanin' of any under'round draina'e 'ulleys. So)e old cast iron %rac*ets ave %een left in situ %eneat t e plastic 'utter of t e outri''er. " ese old %rac*ets s ould %e replaced -it plastic %rac*ets.
" e 'ulley %eneat t e *itc en -indo- needs to %e fitted -it a 'rate and cleaned out as so)e de%ris -as noted inside it. 3.05 E7terna' 6a''s an# E'e.at%"ns " e )ain -alls -ere inspected fro) 'round level only and t e foundations ave not %een e/posed for e/a)ination. We ave+ t erefore+ dra-n - at conclusions -e can fro) t e surface evidence availa%le at t e ti)e of our inspection. " e vendor indicated e is not a-are of any past structural or underpinnin' -or*s -it t e e/ception of re%uildin' of t e 'a%le -all due to previous %ul'in'. &ny docu)entation relatin' to t e re%uildin' -or*s s ould %e o%tained. " ey -ere not s o-n to us. 2ro) t e surface evidence availa%le at t e ti)e of our inspection no indications -ere noted of si'nificant crac*in'+ current settle)ent or current su%sidence. We do not *no- t e e/tent of re%uildin' -or*s to t e 'a%le e/cept to say t at %ric*-or* to at least t e outer face of t e -all as %een re%uilt. 4ou s ould clarify - et er t e - ole -all+ includin' t e inside face+ -as re%uilt. We -ould assu)e t at t e foundations -ere not re%uilt. " is -all is of cavity %ric* construction noalt ou' -e suspect it )ay ave %een fin'er cavity in t e past. " e ot er elevations to t e property appear to %e of solid %ric* construction. We did note t at t ere are no drip t roats %eneat -indo- sills to all elevations. So)e of t e -indo- sills are also -orn on t e front and ot er elevations and you )ay -is to repair or rene- t ese. 8r"nt E'e.at%"n " e arc a%ove t e front door is unsupported to t e outer face of t e -all. " e arc es a%ove t e t-o front elevation -indo-s are restin' on t e AP>C fra)es. If any serious crac*s -ere to open up a%ove t ese door or -indo- arc es t en t e arc es -ould re5uire re%uildin' to incorporate suita%le lintels. 9o crac*s -ere present ere at t e ti)e of our inspection. So)e stepped crac*in' as %een pointed up a%ove t e front door arc fairly recently and appears to ave run do-n t e ri' t and of t e front door openin' in t e past as -ell. We -ould assu)e t at suc crac*in' occurred in sy)pat y -it %ul'in' t at ad affected t e 'a%le -all in t e past and necessitated t e re%uildin' of t at elevation. Pointin' to t e front elevation is 'enerally of an older style %ut is in reasona%le condition. We noted at t e front ri' t corner of t e property still %o-s out-ards sli' tly. R%0ht ;an# E'e.at%"n We ave already discussed t at t is elevation as %een re%uilt at least to its outer face. " e -all still appears to s o- si'ns of so)e distortion %ut it -as pro%a%ly difficult to re%uild it perfectly vertical. 2ive -indo-s are present to t is elevation and t e %ric*-or* to t ese appears to rest on t e AP>C fra)es. 4ou s ould clarify -it t e vendor - et er )etal lintels -ere incorporated a%ove t ese -indo- openin's alt ou' -e suspect not.
" e %ric*-or* at t e top of t e ri' t and elevation as %een crudely finis ed off as t ere are so)e 'aps %eneat t e soffit %oardin'. " ese need to %e properly pointed up. It )i' t %e possi%le to call %ac* t e contractors - o carried out t e -or*s on t e 'a%le to deal -it suc )atters. " is applies in particular a%ove t e ri' t and sin'le %edroo) -indo-. It is possi%le to see t at t e soffit %oardin'3facia and roof over an' ti)%ers ave pus ed out-ards sli' tly under roof pressure to t e upper 'a%le %ut stren't enin' of t e roof is not considered essential at present. Rear E'e.at%"n " is -all is pointed -it older %lac* as pointin' and needs to %e repointed as soon as possi%le. " e dinin' roo) -indo- sill and %ric*-or* %eneat it slope to-ards t e left %ut not to a su%stantial de'ree. " e arc es to t e t-o rear elevation -indo-s are restin' on AP>C fra)es for support %ut no crac*s -ere present ere of a si'nificant nature. (intels )i' t+ o-ever+ ave to %e installed a%ove t ese -indo-s if any serious crac*s -ere to open up in t e future. " ere are very sli' t traces of crac*in' %eneat t e %at roo) -indo- sill %ut t is is not considered serious and 'eneral repointin' ou' t to suffice. 8ric*-or* to t e top of t e rear elevation is very sli' tly distorted %ut not to a su%stantial de'ree. 8ric*-or* to t e rear ri' t corner of t e dinin' roo)3%at roo) %o-s out-ards sli' tly %ut not to a su%stantial de'ree. O$tr%00er E'e.at%"ns &'ain t ese -alls are pointed -it older %lac* as pointin' and need repointin' as soon as possi%le. " ere are also so)e spallin' %ric*s to t e outri''er elevations and t e -orst affected -ill soon need cuttin' out and replacin'. 4ou )i' t care to consider treatin' %ric*-or* -it a5uaseal or a -ater proofin' fluid to reduce -eat erin'. " e arc over t e *itc en door is unsupported to t e outside face of t e -all %ut no crac*s -ere present a%ove it at t e ti)e of our inspection. &'ain if any crac*s -ere to open up in t e future+ to a si'nificant de'ree+ t en t e arc -ould need to %e re%uilt to incorporate a lintel. Part of t e *itc en -indo- sill as %een cut a-ay in t e past. $ld uneven render -as noted %eneat t e *itc en -indo- sill. " e arc a%ove t e rear elevation *itc en -indo- and t e arc a%ove t e %ac* %edroo) -indo- do not appear to incorporate lintels to t e outer face of t e -all %ut no serious crac*s -ere noted ere. Sli' t crac*in' -as detected a%ove t e outri''er %edroo) -indo- arc %ut is not su%stantial enou' at present to -arrant installation
of t e lintel or re%uildin' of t e arc itself. So)e repointin' of t is crac*ed section of %ric*-or* s ould %e carried out. 3.06 Da1( Pr""4 C"$rse " e vendor did indicate a %elief to us t at da)p proof course -or* ad %een carried out %y previous o-ners %ut -as not covered under 'uarantee. ?o-ever+ -e could only see a li)ited nu)%er of in0ection da)p proof course oles to t e %ase of t e front elevation and not to t e ot er -alls. It is )ore t an li*ely t erefore t at t e )a0ority of t e property is relyin' upon t e ori'inal B%itu)en feltC DPC. If -e noted any da)pness to t e interior t is -ill %e discussed later in t e report. " e pat s at t e %ase of t e )ain elevations appear+ in )ost areas+ to %e at a reasona%le distance %elo- DPC level. " ey s ould %e )aintained at a distance of 150))) %elo- da)p course level to prevent t e dan'er of %rid'in' of t e DPC. &t t e rear ri' t corner of t e property Bdinin' roo)C t ere is an old %ric* %oundary -all of around 2 )etres in ei' t. " e soil level ere is too close to or a%ove interior floor level. " e pavin'3soil s ould %e lo-ered to at least 150)) %elo- Da)p course level. W ere t ere are old %ric* %oundary -alls at t e rear ri' t corner of t e property and at t e rear left corner of t e *itc en t ese are %uilt up a'ainst t e outside faces of t e -alls and are t erefore in effect %rid'in' any da)p proof course present alt ou' su%stantial da)p penetration -as not noted internally on t e opposite sides of t ese -alls and insertion of vertical da)p proof )e)%ranes is not considered essential t erefore. 3.0! S$5+8'""r Vent%'at%"n &ir vents at t e %ase of t e )ain elevations s ould %e *ept free of o%struction at all ti)es and cleaned out re'ularly. It -ould %e prudent to consider replacin' air vents -it )odern vents to 'ive %etter su% floor ventilation. " ere only appears to %e one air vent at t e %ase of t e front -all and ventilation to t e ti)%er suspended floor of t e all and front livin' roo) )ust t erefore %e li)ited. We reco))end t e installation of e/tra air vents as soon as possi%le in order to %etter ventilate t ese floors. 3.0# E7terna' <"%nery " e -indo-s are upvc dou%le 'la;ed and appeared of an avera'e 5uality. We do not *no- if t ey are covered %y any 'uarantees and you ou' t to investi'ate. 9o serious defects -ere detected to t e AP>C fra)es. " e front door is of a sin'le 'la;ed ard-ood type and you )ay -is to update t is. " ere is decay to t e %ase of its fra)e - ic does need repair. " e ed'es of so)e -indo- fra)es re5uire repointin' -it )astic - ere crac*s are %e'innin' to open up.
" e *itc en door is of a dated ard-ood type and only sin'le 'la;ed. " e 0oint %et-een t e -eat er %ar and step needs to %e sealed -it )astic. " e step ere is sli' tly eroded and you )ay -is to ave it repaired. ,oof over an' ti)%ers do s o- -ear and tear and -ould %enefit fro) redecoration3over aul. 3.01 E7terna' Dec"rat%"ns " e decorations - ere still present are in avera'e condition. " ese are servicea%le %ut %eco)in' poor in places and 'eneral preparation and redecoration of t e e/ternal ti)%ers and iron-or* is re5uired. Please note you )ay discover areas of decay to ti)%er-or* - en you redecorate as so)eti)es t is can %e i)possi%le to detect fro) a 'round level inspection. " e -ood-or* includin' t e roof over an' ti)%ers need decoratin'. ./ternal -ood-or* s ould %e redecorated re'ularly.
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,! 4.01
INTERIOR CONSTRUCTION AND CONDITION Ce%'%n0s In a ouse of t is a'e crac*ed and da)a'ed plaster is li*ely to %e discovered at t e ti)e of redecoration and you s ould %ud'et for so)e repairs3rene-al -or*s. ,e)oval of -allpaper or coverin's can often loosen plaster or reveal defects. $lder lat and plaster type ceilin's )ay need repair or replace)ent durin' your o-ners ip of t e property. ,epairs to old ceilin's can %e difficult to underta*e satisfactorily. Plaster%oard ceilin's often develop s rin*a'e or e/pansion crac*s alon' t e line of t e plaster%oard 0oints. Crac*in' of t is type is nor)ally only cos)etic and can %e dealt -it durin' t e course of routine redecoration. " e ceilin's 'enerally appeared in reasona%le decorative condition for a ouse of t is a'e and -e suspect t at )any sections )ay ave %een replastered3res*i))ed. " e e/tent of any suc -or* s ould %e verified -it t e vendor. So)e very )inor airline crac*s -ere detected %ut can %e dealt -it on a roo) %y roo) %asis - en you redecorate. 9o serious defects -ere detected to t e ceilin's.
4.02
Interna' 6a''s an# Part%t%"ns In a ouse of t is a'e crac*ed and da)a'ed plaster is li*ely to %e discovered at t e ti)e of redecoration and you s ould %ud'et for so)e repairs3rene-al -or*s. ,e)oval of -allpaper or coverin's durin' redecoration can often loosen plaster or reveal defects. " e -all surfaces 'enerally appeared in reasona%le decorative condition for a ouse of t is a'e and -e suspect t at )any areas )ay ave %een replastered or res*i))ed. &'ain t e e/tent of suc -or*s s ould %e verified -it t e vendor. 6any sections of t e e/terior -alls to t e ouse ave no- %een dry lined -it plaster%oard affi/ed to t e inner faces of t e -alls and t en s*i))ed. & nu)%er of airline crac*s -ere noted %ut can %e dealt -it %asis - en you redecorate. on a roo) %y roo)
" ere is very old peris ed plaster in t e 'as )eter cup%oard in t e front livin' roo) and t is area -ill need replasterin' as part of da)p proof course -or*s discussed later. Anevenness -as noted in a vertical line on t e ri' t elevation of t e entrance vesti%ule a%ove a li' t s-itc . " ere is presu)a%ly ca%lin' %e ind t e plaster ere and -e do not *no- if it is concealed -it in a protective conduit and care )ust %e ta*en to ensure t at nails or scre-s are not put into t e -all ere. " ere is 5uite a lot of uneven plaster in t e under stairs cup%oard and you )ay -is to replaster t is area. W ere interior -alls ad0oin t e inside face of t e 'a%le+ for e/a)ple at t e front ri' t to t e rear livin' roo) and at t e rear ri' t in t e all+ -e noted )inor airline crac*s %et-een t e interior -alls structures and t e 'a%le -all. $n t e face of it t ese crac*s are not su%stantial at present+ o-ever+ -e refer you to our co))ents a%out t e 'a%le -all avin' %een partially re%uilt in t e past. 4ou do need to verify -it t e vendor t at e -as not a-are of t ere %ein' any serious structural defects to t e
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foundations or 'a%le -all prior to re%uildin' -or*s. If any )ore serious crac*s -ere to open up %et-een t e 'a%le and internal -alls or structures t en furt er investi'ation -ould %e re5uired at t at ti)e alt ou' t e li*eli ood of t at occurrin' is considered re)ote. 4.03 8%re('aces9 8'$es an# Ch%1ney Breasts It is not possi%le to indicate t e condition of t e flues or t e condition of flue liners. 9o assu)ption as %een )ade as to t e practicality of usin' t e c i)neys or flues and it is reco))ended t at t ey are c ec*ed3s-ept prior to re=use. If continued use of t e fireplaces3flues is intended t ey )ay re5uire relinin' -it suita%le flue liners and as soon as possi%le t e condition of t e flues ou' t to %e c ec*ed %y specialists per aps - en t e fires3appliances are ne/t serviced. " e vendor as not installed any fires or fireplaces %ut as 0ust left oles in t e -alls3c i)ney %reasts in t e front and rear livin' roo)s. 9o dou%t you -ill -is to ave fire places created3installed. " is )ay -ell involve t e relinin' of t e c i)neys or fittin' of )etal flue liners. " e e/tent of suc -or*s -ill depend upon your re5uire)ents in t is respect. &t present t ere are t erefore 0ust crudely cut oles in t e c i)ney %reasts in %ot t e )ain livin' roo)s. "ests -it a da)p )eter on t e concrete eart areas inside t ese c i)ney %reasts revealed i' da)p readin's. Concrete )ay ave %een laid ere -it out any da)p proof )e)%rane. &s part of refur%is )ent of any c i)ney %reasts you -ill need to ave suc concreted areas ade5uately da)p proofed or protected. In t e rear livin' roo) so)e copper pipes ave %een left pro0ectin' out of t e structure and are presu)a%ly connected to t e 'as syste) %ut -e could not verify. Certainly t is s ould not %e cut into -it out %ein' c ec*ed %y a Das Safe re'istered en'ineer. &t t e rear left in t e *itc en and %ac* %edroo) t ere is a s)all section of c i)ney %reast %ut t is is not lon'er in use. 4ou )ay -is to ave t e c i)ney stac* at roof level re)oved and -e refer you to co))ents else- ere a%out so)e evidence of penetratin' da)p around t e c i)ney %reast in t e rear %edroo). 4.04 8'""rs W ilst -e ave ta*en all reasona%le care dry rot+ -et rot and -ood-or) could %e present in t ose areas -e -ere una%le to inspect or - ere da)pness or -ater penetration as %een detected. " ese areas s ould %e furt er inspected %efore you proceed. 4ou s ould also c ec* %e ind ite)s suc as *itc en appliances for e/a)ple -as in' )ac ines - en t ese ave %een re)oved. Ideally side panels s ould %e re)oved fro) any %at s and floor and structural ti)%ers s ould %e inspected close to sanitary fittin's and plu)%in' follo-in' re)oval of floor coverin's. 2itted floor coverin's -ere provided in )any areas of t e property and in t e a%sence of t ese %ein' lifted and furt er investi'ations )ade you )ust accept t e ris* of idden defects. 8ecause t e floor coverin's -ere securely fastened do-n -e could not even turn %ac* t e corners in )ost areas. We found no si'ns of active -ood-or)+ o-ever+ properties of t is a'e often e/ i%it so)e -ood-or) oles to ite)s suc as floor%oards or structural ti)%ers30oists - ic )ay %e only %e discovered - en t e property as %een e)ptied and floor coverin's re)oved. If you do encounter any suc pro%le)s - en t e ouse as %een e)ptied
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or if you lift or re)ove floor coverin's t en you )ay need to call us %ac* for furt er advice. 9o o%vious si'ns of serious ti)%er defects noted in t ose areas inspected. ?o-ever+ -e s ould point out t at ouses of t is a'e are vulnera%le to su% floor ti)%er decay. 8ecause of our so)e- at li)ited inspection and t e fact t at -e could not e/a)ine t e floor 0oists it is i)portant t at furt er investi'ations are )ade %efore you proceed. 8efore purc ase -e reco))end you o%tain a report fro) 8ritis Wood Preservation and Da)p Proofin' &ssociation specialists - o s ould carry out a full under floor e/a)ination to confir) t e condition of structural ti)%ers. " is )ay re5uire t e cuttin' of a trap door or liftin' of selected floor%oards to allo- access. $ur en5uires -it t e vendor revealed t at ti)%er replace)ent -or*s ave not %een carried out as far as e is a-are. ?e is not a-are of t e position of any trap doors to 'ive access to t e su% floor area. &t 'round floor ne- -ood la)inate as %een laid in t e entrance vesti%ule+ entrance all and front livin' roo) and prevented us fro) inspectin' t ese ti)%er suspended floors t erefore. In t e 'as )eter cup%oard -e could see so)e older style floor%oards - ic -ere found to %e in satisfactory condition. " e front livin' floor slopes to-ards t e front sli' tly and floor 0oists3ti)%ers %eneat s ould %e c ec*ed for decay - en t e su% floor inspection is )ade. We did not detect any sprin'iness to t e 'round floors. In t e dinin' roo) - ere -e could vie- so)e of t e solid concrete floor in t e under stairs cup%oard t is appears to %e )odern and no serious defects -ere noted. In t e *itc en t ere is )odern3attractive tilin'. " e landin' floor slopes to t e ri' t and side 5uite noticea%ly %ut not to a su%stantial or serious de'ree. So)e %are floor%oards could %e seen on t e landin' and -ere found to %e in reasona%le condition. " ere are+ o-ever+ so)e splits and voids in t e floor%oards and you s ould e/pect to carry out so)e repair or replace)ent to floor%oards at first floor in particular - en you rene- floor coverin's. In t e %at roo) ne- tilin' as %een laid on t e floor surface and appears attractive. " e %at roo) floor slopes to t e front sli' tly. 8are floor%oards in t e front dou%le %edroo) -ere found to %e in reasona%le condition ot er t an for so)e sli' t splits and -orn sections of %oardin' as discussed previously. Ply-ood is laid in t e outri''er sin'le %edroo) %ut -e do not *no- if t is is laid on top of floor%oards. $n t e staircase t e treads could %e e/a)ined and alt ou' t ey s o- -ear and tear are in a reasona%le overall condition. $ne of t e Enosin'sF part -ay up t e staircase is %ro*en and t e tread ere -ill need to %e replaced %y a 0oiner. " ere are solid floors in t e rear livin' roo) and *itc en. " e vendor indicated a %elief t at t ese are of concrete construction. " eir surfaces could not %e e/a)ined due to floor coverin's.
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Wit re'ard to t e sections of 'round floors - ic are solid or concrete construction -e did not note any da)p pro%le)s to t e floors - ere vie-ed %ut -e -ere una%le to confir) -it out disruptive investi'ations - et er or not t e floors incorporate a da)p proof )e)%rane. If any da)p patc es are seen or noted to t e floors in t e future particularly follo-in' re)oval or liftin' of floor coverin's t en furt er advice )ay %e needed. 4.05 Interna' <"%nery %nc'$#%n0 =%tchen 8%t1ents W ilst -e ave ta*en all reasona%le care dry rot+ -et rot and -ood-or) could %e present in t ose areas -e -ere una%le to inspect or - ere da)pness or -ater penetration as %een detected. " ese areas s ould %e furt er inspected %efore you proceed. 4ou s ould also c ec* %e ind ite)s suc as *itc en appliances for e/a)ple -as in' )ac ines - en t ese ave %een re)oved. Ideally side panels s ould %e re)oved fro) any %at s and floor and structural ti)%ers s ould %e inspected close to sanitary fittin's and plu)%in' follo-in' re)oval of floor coverin's. Windo-s are fitted -it loc*s. " e *eys for t ese -ill need to %e o%tained fro) t e vendors and t e -indo-s t en c ec*ed to ensure t ey open and close properly as t ey could not %e tested %y ourselves. " e *itc en fittin's appear to %e ne- and are of a reasona%le standard. " ey include so)e ne- *itc en appliances. @itc en appliances -ere not tested and you -ill need to verify e/actly - ic appliances are included and as* t e vendors to confir) - et er t ey are a-are of any defects and o%tain any instruction %oo*lets and 'uarantees if availa%le. 6odern interior doors ave %een fitted -it in older fra)es. So)e of t e door fra)es are sli' tly out of level %ut not to a serious de'ree. 4.06 Interna' Dec"rat%"ns Plain and )odern. ?o-ever+ no dou%t you -ill %e avin' t e property decorated to suit your o-n taste in due course. Walls and -ood-or* )ay %e )ar*ed or da)a'ed areas and fi/in' oles are often revealed follo-in' re)oval of furniture and %elon'in's or - en pictures or ca%inets are re)oved. Wit paint it s ould %e re)e)%ered up to around 1112 lead could %e used -it in paint and prior to t is )ost te/tured paints3plasters contained an ele)ent of as%estos up to around 11#4. So care s ould %e ta*en if paint-or* loo*s old and dated. "estin' *its for lead %ased paint can %e o%tained fro) so)e DI4 stores. &dvice can often %e o%tained fro) t e local aut ority environ)ental ealt depart)ent if you are concerned a%out suc issues. 2inally -e -ould dra- your attention to t e fact t at re)oval of e/istin' decorative finis es )ay cause da)a'e to t e underlyin' plaster-or* necessitatin' repairs and )a*in' 'ood prior to redecoration. 4.0! Ce''ar an# Base1ent 9one.
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4.#
Da1(ness "ests -ere )ade to t e interior at rando) intervals usin' a da)pness )eter. Please note our tests -ere not carried out - ere t ere -ere3are areas of cera)ic tilin' or -all claddin's+ stored ite)s+ furniture+ radiators and ot er fittin's particularly in t e *itc en - ere t ere are fitted units. We are of t e opinion t at t e property does appear to %e relyin' upon t e ori'inal %itu)en felt da) proof course and -ould point out t ese do not last indefinitely. Indeed it as done -ell to last as lon' as it as. In fact -e did detect so)e i' da)p readin's indicative of pro%le)s -it t e da)p proof course - ic -ill re5uire re)edial action. .vidence of i' da)p readin's -ere noted to<= t e older plaster inside t e 'as )eter cup%oard of t e livin' roo)G at t e front ri' t corner in t e *itc enG to t e ri' t and elevation of t e entrance all at t e left end of t e radiatorG to t e front left in t e dinin' roo) under stairs cup%oardG -it in t e peris ed older plaster inside t e electricity )eter cup%oard. " e )ost li*ely cause of t ese readin's is risin' da)p and specialist repairs and treat)ents are re5uired in t ese areas . 4ou are+ t erefore+ reco))ended to instruct+ %efore you co))it to your purc ase+ a specialist 8ritis Wood Preservation and Da)p Proofin' &ssociation re'istered contractor to investi'ate t e cause and full e/tent of t ese faults and to advise you a%out appropriate re)edial -or*s and allied repairs. Wall plaster t at as %een affected %y da)pness )ay re5uire rene-al and t e e/tent and need for t is s ould %e confir)ed %y t e specialists. S*irtin' %oards are often replaced as part of da)p course re)edial -or*s. 2loor and structural ti)%ers+ particularly t ose close to da)p areas -ill need furt er e/a)ination especially - ere t ey are e/posed durin' investi'ation3re)edial -or*s. PENETRATING DAMPNESS= 9o si'nificant evidence of penetratin' da)pness noted in t e )a0ority of areas. ?o-ever+ so)e da)p stainin' -as noted around t e s)all section of c i)ney %reast at t e rear left in t e outri''er sin'le %edroo). " is area corresponds to t e c i)ney stac* e/ternally - ere -e ave )entioned t at flas in's appear to %e -orn. " ey clearly need investi'ation i))ediately. Please note t at da)p stainin' can suddenly appear follo-in' periods of -et -eat er and )i' t not %e visi%le at t e ti)e of our inspection+ dependin' on t e -eat er conditions+ or )i' t %e concealed %y -all coverin's+ -allpaper+ stored ite)s or furniture. S ould you notice+ upon )ovin' in+ any da)p t at -e ave not co))ented on -e s ould %e notified so -e can co))ent furt er. CONDENSATION 9o si'nificant evidence of condensation pro%le)s noted. We reco))end t e installation of Hpelair fans in t e %at roo) and *itc en. So)eti)es condensation )i' t not %e present or visi%le at t e ti)e of our inspection %ut )ay occur due to seasonal -eat er variations or creation of -ater vapour fro)
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coo*in'+ runnin' %at s or usin' s o-ers etc. If you s ould notice any particular pro%le)s -e s ould %e notified as -e )ay need to 'ive furt er advice. It -ould %e prudent to as* t e vendors - et er t ey are a-are of any pro%le)s t ey )ay ave noted -it re'ard to condensation. 4.01 T%15er Decay an# In4estat%"n & representative sa)ple of e/posed ti)%er -as e/a)ined and - ilst all reasona%le care -as ta*en+ t e possi%ility of concealed defects cannot %e entirely ruled out. Indeed t e e/tent of ti)%er surfaces availa%le for inspection -as li)ited. W ilst -e ave ta*en all reasona%le care dry rot+ -et rot and -ood-or) could %e present in t ose areas -e -ere una%le to inspect or - ere da)pness or -ater penetration as %een detected. " ese areas s ould %e furt er inspected %efore you proceed. 4ou s ould also c ec* %e ind ite)s suc as *itc en appliances for e/a)ple -as in' )ac ines - en t ese ave %een re)oved. Ideally side panels s ould %e re)oved fro) any %at s and floor and structural ti)%ers s ould %e inspected close to sanitary fittin's and plu)%in' follo-in' re)oval of floor coverin's. "o t ose ti)%ers t at -e inspected -e did not detect any evidence of su%stantial or serious ti)%er decay. ?o-ever+ -e reiterate t at ouses of t is a'e are vulnera%le to decay particularly to su% floor or structural ti)%ers t at are idden fro) vie- and t at you s ould t erefore ave furt er c ec*s )ade on t ese ti)%ers %y 8ritis Wood Preservation and Da)p Proofin' &ssociation Specialists %efore you co))it to your purc ase. " is -ill involve t e cuttin' of a suita%le trap door or liftin' of selected floor%oards to allo- access. $f course t e vendor )ay ave ad suc investi'ations carried out in t e past %y "i)%er and Da)p specialists in - ic event you need to o%tain copies of t e reports fro) t e) to ensure ade5uate c ec*s -ere )ade. We ave noted so)e )inor3'eneral ti)%er defects and t ese ave %een discussed else- ere in t e report predo)inantly in t e e/ternal 0oinery+ internal 0oinery and floors section. We do not feel it necessary to reiterate any in t is section %ut you s ould refer to earlier co))ents. 4.10 Ther1a' Ins$'at%"n " ere is around 200)) of insulation )aterial -it in t e roof void and t is is considered to %e a reasona%le t ic*ness. " e -alls are %elieved to %e un=insulated solid3cavity %ric* and -ill t erefore %e %elo- t e standard of insulation of )odern insulated cavity -alls and eat loss can %e i' . We -ere una%le to verify - et er t ere is any insulation -it in t e outri''er roof void and you s ould clarify -it t e vendor - et er e as ad any installed. Wit t e recent advent of .ner'y Perfor)ance Certificates introduced at 1 st &u'ust 200! levels of insulation -ill %eco)e ever )ore i)portant. It is apparent t at t e present levels of insulation -it in t e su%0ect property fall s ort of current %uildin' standards and %uildin' re'ulations. If a certificate as to %e produced in t e future t en t is )ay )a*e reco))endations for i)prove)ents and3or criticis)s of t e e/istin' .ner'y Perfor)ance levels of t e property. It is not -it in t e scope of our instructions to advise in t is respect. ?o-ever+ -e can carry out a furt er inspection and provide you -it an .ner'y Perfor)ance Certificate if you need suc infor)ation %ut t is -ould %e su%0ect to additional fees.
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& property of t is si;e and style )ay ave ad an .ner'y Perfor)ance Certificate produced prior to %ein' put on t e )ar*et. 4ou s ould clarify t is -it t e vendors or estate a'ents and o%tain t e certificate if one as %een produced. -! SERVICES PLEASE NOTE T;AT ONLY A GENERAL INSPECTION O8 SERVICES ;AS BEEN MADE SUPPLIES AND SERVICE INSTALLATIONS ;AVE NOT BEEN TESTED SERVICES AND SPECIALISTS INSTALLATIONS ;AVE BEEN VISUALLY INSPECTED IT IS IMPOSSIBLE TO E*AMINE EVERY DETAIL O8 T;ESE INSTALLATIONS 6IT;OUT PARTIALLY DISMANTLING T;E STRUCTURE TESTS ;AVE NOT BEEN APPLIED CONCLUSIVE TESTS CAN ONLY BE UNDERTA=EN BY SUITABLY >UALI8IED CONTRACTORS T;E VENDOR S;OULD BE AS=ED TO PROVIDE COPIES O8 ANY SERVICE RECORDS9 TEST CERTI8ICATES AND9 IDEALLY9 T;E NAMES AND ADDRESSES O8 T;E CONTRACTORS 5.01 Gas &s far as -e are a-are )ains 'as is connected. " e 'as )eter is located in t e front livin' roo). " ere does appear to %e so)e lead pipe -or* in t e %ase of t e cup%oard and t is s ould %e c ec*ed %y a Das Safe re'istered en'ineer and all lead 'as pipe -or*s s ould %e eit er re)oved+ if o%solete+ or replaced -it copper pipe if still in use. &ll 'as appliances s ould %e serviced re'ularly %y a Das Safe re'istered 'as en'ineer to ensure t ey are ade5uately ventilated+ safe fully servicea%le and efficient. &ll 'as installation -or* s ould no- %e carried out %y a Das Safe re'istered specialist and %e issued a certificate upon co)pletion. 4ou s ould re5uest si' t of suc certificates for any -or*s or servicin' carried out in recent years and arran'e for furt er tests %efore purc ase as appropriate. " e condition+ perfor)ance3efficiency and safety of all 'as appliances can only %e verified %y professional testin'. Car%on )ono/ide 'as - ic is odourless can %e 'iven off %y poorly ventilated appliances and t e installation of car%on )ono/ide detectors is reco))ended. 5.02 E'ectr%c%ty 6ains electricity supply appears to %e connected and t e fuse %o/ is located in entrance all. Duidance fro) t e Institute of .lectrical .n'ineers reco))ends electrical syste)s s ould %e tested %y a 5ualified electrician at least every ten years and on every c an'e of occupancy. If it as not %een tested in t e last year -it docu)entation to prove t is -e reco))end it %e c ec*ed %efore purc ase to ensure it )eets -it current I.. re'ulations.
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9e- 8uildin' ,e'ulations dictate as fro) 7anuary 2005 certain electrical installation -or* is re5uired to %e carried out and certified %y an approved contractor and is notifia%le to t e relevant (ocal &ut ority. 4our le'al advisor s ould re5uest any relevant docu)entation fro) t e vendor. Ca%le - ere vie-ed appeared to %e of a 'rey uP>C covered style. " e fuse %o/ is of an older 8a*elite type and -e reco))end it is up'raded to a full ,CC8 style fuse %o/. We noted a li)ited nu)%er of po-er points and you )ay -is to ave e/tra soc*ets fitted dependin' on your re5uire)ents. If t e vendor does ave a certificate relatin' to t e electrical syste) indicatin' t at it as %een c ec*ed at part of refur%is )ent it -ould %e -ise to ave t e syste) c ec*ed %y an electrician %efore proceedin' not-it standin' t at -e ave not noticed any )a0or3o%vious visual deficiencies. 5.03 C"'# 6ater 6ains -ater is as far as -e are a-are connected. " e cold -ater supply pipe -as located in t e *itc en and t e pipe ere appears to %e copper alt ou' )ay connect to lead pipe under'round. 2urt er investi'ation s ould %e )ade -it Anited Atilities to see if t ey ave records relatin' to t e replace)ent of any ori'inal lead supply pipes. " e plu)%in' else- ere -it in t e property appeared to %e copper pipe. 6uc of t e plu)%in' is concealed and if you -is to %e assured a%out its condition a full e/a)ination -ill %e re5uired %y a co)petent plu)%er alt ou' no o%vious lea*s -ere noted to t ose pipes t at -e vie-ed. Water pressure see)ed accepta%le - en taps -ere s-itc ed on and t e toilets flus ed. ?o-ever+ ade5uacy and servicea%ility of syste)s can only %e ascertained %y specialist inspection. 5.04 ;"t 6ater ?ot -ater is %elieved to %e provided %y )eans of t e central eatin' %oiler. " e ot -ater syste) -as not tested alt ou' -e refer you to our co))ents re'ardin' t e central eatin' %oiler in t e follo-in' section. 5.05 S(ace ;eat%n0 & 'as central eatin' syste) is installed. If t e eatin' syste) as not %een tested %y a 5ualified eatin' en'ineer in t e last year -e reco))end it %e c ec*ed to ensure it )eets -it current re'ulations. It s ould %e serviced annually t ereafter. 4ou s ould endeavour to o%tain any docu)ents t at t e vendor as relatin' to previous repairs or servicin'. " e syste) -as not on at t e ti)e of our inspection. " e vendor indicated t e central eatin' syste) as %een serviced on a 8ritis Das contract. ?e furt er
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indicated t at t e central eatin' %oiler -as installed in 200# alon' -it a nu)%er of ne- radiators. &ny 'uarantees for suc -or*s s ould %e o%tained fro) t e vendor. " ere is a )odern co)%ination central eatin' %oiler providin' ot -ater and central eatin'. So)e of t e t er)ostatic radiator valves are of an older style and t ese do not last indefinitely. 5.06 San%tary 8%tt%n0s " e %at roo) fittin's attractive style. ave %een rene-ed and are of a )odern and reasona%ly
" e s o-er is only an attac )ent to t e taps rat er t an a standalone electrical t er)ostatic s o-er unit. 9o o%vious serious defects detected to t e %at roo) fittin's. 5.0! Dra%na0e Draina'e is %elieved to %e to t e )ain se-ers. 4our le'al advisers s ould ensure t at )ains draina'e is connected. If t e syste) is s ared -it ad0oinin' o-ners+ verification of responsi%ility for repairs and )aintenance is reco))ended. " e soil vent pipe is plastic and fitted to t e rear elevation. It appears fairly ne-. " e vendor indicated to us t at draina'e syste). e is not a-are of any past pro%le)s -it t e
We did+ -it difficulty+ find a )an ole cover under t e %us es at t e rear ri' t of t e %ac* yard. " is is a )etal )an ole cover and -as totally corroded do-n and covered -it de%ris and could not %e lifted. It is close to 5uite a nu)%er of %us es. 8ecause of t is -e reco))end t at you ave t e )an ole cover eased and lifted+ %y draina'e specialists+ %efore purc ase so t at t e drains and t e %ase can %e c ec*ed. " e )an ole cover s ould t en %e lifted re'ularly t ereafter so t at t e draina'e syste) is )onitored fro) ti)e to ti)e. 8ecause it is eavily corroded t e cover3fra)e )ay need rene-in' totally 4our le'al advisor s ould c ec* and confir) details re'ardin' draina'e and any responsi%ilities for )aintainin' and repairin' any s ared sections. ,e'ular )aintenance of under'round draina'e syste)s is essential and -e reco))end t e syste) is re'ularly inspected. If you re5uire any additional infor)ation re'ardin' t e current condition of t e syste) you s ould consider co))issionin' a CC"> e/a)ination %y a co)petent specialist. 5.0# Other 8ac%'%t%es 9one as far as -e are a-are. 6! 6.01 T;E SITE Gara0es?O$t5$%'#%n0s
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9o 'ara'e. " ere is an out ouse at t e rear left and t is s o-s so)e -ear and tear. $ne door to t e out ouse faces onto t e %ac* 'innel - ic is not ideal fro) a security point of vie-. 4ou )i' t -is to %ric* t is up and arran'e access fro) t e inside. So)e crac*ed and uneven slates -ere noted to t e roof of t e out ouse and it needs over aulin'. Ideally rain-ater 'oods s ould %e fitted. 8asically t e out ouse is 5uite rou' and %asic in ter)s of its 5uality. 6.02 The S%te an# L"ca' 8act"rs 4our )aintenance and repairin' responsi%ilities in respect of %oundaries+ -all and fences s ould %e esta%lis ed %efore any -or*s are carried out to t e). 4our conveyancer s ould also ensure t at t e ade5uate definition of %oundaries -it in t e Deeds. " ere are various %us es in t e rear yard and a privet ed'e is present to t e ri' t and side. " ese are -it in t e ;one of influence particularly of t e draina'e syste) at t e rear ri' t and - ilst t ere -as no evidence of tree route da)a'e noted to t e structure of t e )ain property no assurance can %e 'iven t at da)a'e -ill not occur in t e future. We also refer you to our co))ents a%out t e %us es of t e rear %ein' close to t e draina'e )an ole3draina'e syste) and t at furt er c ec*s are re5uired on t e drains in t e %ase of t e )an ole. " is is )ore as a precautionary )easure rat er t an %ecause -e ave noted any specific defects in t is re'ard. Par*in' -ill pro%a%ly %e difficult in t e area particularly durin' t e dayti)e or at pea* ti)es. 8oundary -alls re5uire so)e 'eneral over aul3re%uildin' -or*s. In particular t e ri' t and -all to t e rear yard -o%%les if pus ed. " is is a 2 )eter i' -all and to re%uild it -ould %e very e/pensive. 4ou )i' t -is to investi'ate t e cost of t is %efore proceedin'. & s)all conifer tree 'ro-s at t e front left of t e front livin' roo) and a'ain t is is -it in t e ;one of influence and s ould not %e allo-ed to 'ro- too i' in t e future. " e s)all ri' t and %oundary -all+ near to t e privet ed'e+ is leanin' over and you )ay -is to ave t is re%uilt. " e copin' stones are loose and poorly finis ed off to t e %oundary -all at t e rear left of t e *itc en and t is area needs early attention3re%uildin' -or*s. " e fla''ed pat -ays in t e rear yard are 'enerally crac*ed and uneven. 6.03 6ay'ea.es9 Ease1ents an# R%0hts "4 6ay We presu)e t ere is a ,i' t of Way in favour of t e su%0ect property over t e un)ade rear pat -ay - ic 'ives access to t e out ouse. 4our conveyancer s ould confir) - et er t e property is affected %y any issues relatin' to ri' ts of -ay and ease)ents etcetera and ensure t ere are ade5uate arran'e)ents -it re'ard to any pat s or roads leadin' to t e property. 6.04 ;%0hways9 P'ann%n0 an# En.%r"n1enta' Matters
20
We *no- of no plannin' or ot er adverse restrictions affectin' t e property alt ou' en5uiries ave not %een )ade. Inspection of t e Deeds and local searc es %y your le'al advisor s ould 'ive furt er infor)ation on t ese )atters and any adverse pro%le)s s ould %e referred %ac* to us as t ey )i' t affect our co))ents.
21
/! !.01
LEGAL MATTERS We advise t at you send a copy of t e report and "er)s of .n'a'e)ent to your le'al advisor %efore purc ase and t at additionally you raise t e follo-in' )atters -it your le'al advisor and see* sufficient clarification prior to entertainin' into any le'ally %indin' contract< 1. 2. 3 " e tenure of t e property needs to %e verified to ensure t at t ere are no adverse )atters in t is respect. $-ners ip and )aintenance o%li'ations in respect of s ared se-ers. ,i' ts for you to enter onto t e ad0acent property to )aintain any structure situated near or on t e %oundary and any si)ilar ,i' ts your nei' %our )ay ave to enter onto your property. $-ners ip and responsi%ilities for )aintainin' %oundary fences+ -alls or ed'es. Confir) t at t ere are no under'round tunnels+ -ells+ se-ers+ 'ases+ )inin'+ )inerals+ site recla)ation3conta)ination etc+ e/ist+ ave e/isted+ or li*ely to e/ist %eneat t e curtila'e of t e site upon - ic t e property stands or %eneat or upon t e curtila'e of any ad0acent properties and - ic could affect t e 5uiet en0oy)ent+ safety or sta%ility of t e property+ out%uildin's or surroundin' areas. " at t ere are no outstandin' Party Wall 9otices or any *no-led'e t at any suc 9otices are to %e served. We su''est t at your solicitors arran'e an .nvirosearc or si)ilar product to esta%lis - et er t is area falls into a flood plain or old land fill site or - et er t ere is a ris* of land conta)ination etc. Diven t e a'e of t e property it -ill not co)ply in all respects -it t e latest %uildin' re'ulations. 4our le'al advisor s ould )a*e en5uiries -it t e o-ner3vendor to ascertain t e nature of any si'nificant alterations or -or*s t at -ould re5uire 8uildin' ,e'ulations approvals as -e ave not )ade any en5uiries -it t e local aut ority in t is respect. 4our le'al advisor s ould ensure t ey o%tain any relevant docu)entation fro) t e vendor in respect of any structural or )a0or -or*s t at -ould re5uire 8uildin' ,e'ulations approval and underta*en -it in t e last 5 years. &ny proposed3future i)prove)ents carried out o-ever+ suc as %uildin' alterations3e/tensions+ electrical and plu)%in'3 eatin' -or*s or -indo-3'la;in' replace)ent+ -ill need to co)ply -it relevant re'ulations and standards. 8uildin' ,e'ulations dictate t at as fro) 7anuary 2005 certain electrical installation -or* is re5uired to %e carried out and certified %y an approved contractor and is notifia%le to t e relevant (ocal &ut ority. 4our le'al advisor s ould re5uest any relevant docu)entation fro) t e vendor in respect of any electrical -or* underta*en since t at date. 4our solicitor s ould )a*e en5uiries to see if any of t e dou%le 'la;in' as %een installed after 1 &pril 2002 as any suc -indo-s -ould re5uire %uildin' re'ulations approval and 2.9S& 'uarantees.
4. 5.
6 !.
#.
22
1.
" ere are possi%ly 'uarantees for dou%le 'la;in'+ t e central eatin' %oiler+ re%uildin' of t e 'a%le -all and *itc en appliances. 4our solicitor s ould investi'ate and any 'uarantees or certificates - ic )ay %e availa%le for past servicin'+ i)prove)ents or individual ite)s s ould %e o%tained and assi'ned over s ould you proceed -it purc asin' t is property. " ere are presu)ed to %e ri' ts of -ay over t e rear pat -ay. 4our solicitor s ould investi'ate and verify details in t is re'ard.
10. !.02
&ny adverse discovery %y your le'al advisors )ay ave serious effect on t e resale potential of t e property and a possi%le detri)ental effect upon its value. It )ay+ t erefore+ %e i)portant for you to refer any suc )atter %ac* to us %efore you proceed to a le'al co))it)ent to purc ase t e property. 4ou s ould i))ediately for-ard a copy of t is report to your conveyancer -it t e re5uest t at t ey c ec* all le'al )atters. So)e of t e le'al en5uiries necessary )ay %e i' li' ted in ot er sections of t e report as -ell as in section !.01 a%ove. LIMITATIONS L%1%te# Access
!.03 !.04
2!
#.01
4ou are re)inded t at access -as li)ited durin' t e inspection and it is not possi%le to confir) t at unseen areas are free fro) defect. &s t e possi%ility of idden defects to t ese areas cannot %e entirely ruled out you )ay consider furt er investi'ation prior to purc ase of t e property. W ere a property is occupied+ furnis ed and - ere floors -ere covered over+ t is li)its t e inspection possi%le particularly to t e floor surfaces %ut if you are a%le to arran'e for furnis in's to %e )oved and floor coverin's lifted+ -e s ould %e pleased to )a*e a furt er inspection of suc areas su%0ect to an additional c ar'e. We ave not arran'ed for any investi'ations to %e carried out to deter)ine - et er or not i' alu)ina ce)ent concrete+ calciu) c loride additive+ or any ot er deleterious )aterial as %een used in t e construction of t e property and -e are t erefore una%le to report t at t e property is free fro) ris* in t is respect. 2or t e purpose of t is report -e ave assu)ed t at suc investi'ations -ould not disclose t e presence of any suc )aterial. In draftin' t is report -e ave li)ited co))ent to t e )ore )aterial )atters and+ in particular+ -e ave not listed individually suc )inor ite)s as sli' tly loose door or -indo- fittin's or )inor decorative %le)is es or ot er )atters - ic ave no structural si'nificance. " e report is not an inventory of every sin'le defect+ its intention is to outline t e 'eneral condition of t e structure and fa%ric of t e property+ i' li' tin' t e )ain points of disrepair and concern t at are considered necessary for you to )a*e a reasoned and infor)ed 0ud')ent on - et er or not to proceed -it purc asin' t e property+ and t e %asis on - ic to do so. " e inspection carried out as %een of t e visi%le ele)ents of t e property - ic -ere accessi%le and readily availa%le for e/a)ination fro) 'round and floor levels and ad0acent pu%lic areas -it out ris* of causin' da)a'e to t e property or in0ury to t e surveyor. Due care as t erefore %een e/ercised t rou' out t e inspection
#.02.
#.03
#.04
#.05
23
re'ardin' safety+ practica%ility and t e constraints of %ein' a visitor to t e property. In conductin' t e survey and co)pletin' t e report certain assu)ptions and restrictions as to t e scope and application of t e report ave %een )ade and t ese are set out in t e ter)s and conditions at t e end of t is report. #.06 &s far t e service installations B'as+ electricity+ ot and cold -ater+ space eatin' and draina'eC are concerned+ our inspection -as a li)ited superficial one and in t e a%sence of specific tests -e cannot 'ive -arranty as to t eir condition+ desi'n or efficiency 6any parts of a %uildin' suc as foundations and su%=floor areas are concealed durin' construction and -e do not distur% t ese. It follo-s+ for practical reasons+ t at -e ave not inspected -ood-or* or ot er parts of t e structure t at are covered+ une/posed or inaccessi%le and -e are+ t erefore+ una%le to report t at any suc part of t e property is free fro) defect. Ander'round pipes fro) sanitary fittin's+ rain-ater do-npipes or 'ullies -ere not traced or tested.
#.0!
#.0#
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3! 1.1
SUMMARY O8 URGENT REPAIRS AND 8URT;ER INVESTIGATIONS $ur conclusions are an atte)pt to su))arise salient points discussed -it in t e )ain report. It is i)portant - en considerin' t is section to ensure t at you also read t e report in full - ic -ill 'ive )ore detailed advice and discuss in 'reater detail t ose points su))arised %elo-. " e )ain report -ill also contain details and advice on ot er ite)s of i)portance - ic -ill not necessarily %e discussed in t is section. We reco))end t at you treat t e follo-in' ite)s as ur'ent. 4ou s ould o%tain esti)ates and reports fro) reputa%le contractors %efore you e/c an'e contracts. &s soon as t ese ave %een o%tained -e -ill %e pleased to advise - et er or not t ese -ill cause us to c an'e our advice or valuation. If you decide to proceed -it out o%tainin' t is infor)ation you -ould ave to accept t e ris* t at adverse )atters )i' t co)e to li' t in t e future. A+ 8$rther %n.est%0at%"ns+ &s a precaution -e reco))end you )a*e as appropriate t e furt er investi'ations re'ardin' t e services particularly t e 'as+ eatin' and electrical syste)s and arran'e for specialist c ec*s if t ese ave not %een tested3serviced -it in t e last 12 )ont s. &ll relevant service docu)entation s ould %e o%tained fro) t e vendors to ena%le you to decide as to - et er t ese syste)s s ould %e c ec*ed. In particular it -ould %e prudent to ave c ec*s )ade %y specialists on t e electrical syste) -it re'ard to installin' e/tra po-er points and fittin' a nefuse %o/. "o install ne- po-er points -ill o%viously %e disruptive in ter)s of t e re5uire)ent to ave so)e replasterin' carried out in association -it t is. We also reco))end t at c ec*s are )ade %y draina'e specialists upon t e )an ole3drains at t e rear ri' t %eneat t e %us es as t is could not %e lifted and needs to %e eased. " e pro/i)ity of t e %us and s ru%s could ave caused root da)a'e to t e draina'e syste) and t is needs clarification not -it standin' -e ave not detected any o%vious visual pro%le)s. 8efore purc ase advice is re5uired fro) a ti)%er and da)p proofin' specialist -it re'ard to t e condition of su% floor3structural ti)%ers - ic -ill re5uire t e cuttin' of a trap door or liftin' of selected floor%oards to allo- access.
It %s n"t ("ss%5'e 4"r $s t" s(ec$'ate as t" the c"st "4 re1e#%a' w"r:s "r re(a%rs that w%'' 5e re@$%re# 4"r th"se %te1s '%ste# a5".e an# "$r Ac"st 0$%#e'%neB a''"wance 5e'"w #"es n"t %nc'$#e a s$1 4"r s$ch w"r:s It %s essent%a' that these %te1s are %n.est%0ate# 5e4"re y"$ (r"cee# an# any c"sts w%'' nee# t" 5e a##e# t" "$r 0$%#e'%ne 4%0$re 0%.en 5e'"w
B+ Ur0ent re(a%rs
25
$nce furt er investi'ations ave %een carried out for t ose ite)s in section 1.01 & a%ove t en ur'ent repairs or re)edial -or*s )ay %e re5uired in respect of t ose ite)s discussed. &dvice needs to %e o%tained fro) a roofin' contractor -it re'ard to so)e 'eneral over aulin' of t e roof coverin'. &t t e sa)e ti)e t ey s ould 'ive advice a%out t e condition of t e c i)ney stac* flas in' to t e rear left of t e outri''er - ere so)e da)p penetration -as noted internally in t e outri''er sin'le %edroo). Da)p proof course re)edial -or*s are re5uired as -e ave detected so)e i' da)p readin's in a nu)%er of areas at 'round floor. 4ou s ould t erefore o%tain advice %efore proceedin' fro) a da)p proofin' specialist. In association -it suc -or*s -e su''est t at e/tra air vents are provided e/ternally to 'ive proper ventilation to t e ti)%er suspended floors of t e entrance all and front livin' roo). " e soil level needs to %e reduced at t e rear ri' t corner of t e dinin' roo) - ere it is too i' in relation to t e interior floor. &ny docu)entation relatin' to re%uildin' of t e 'a%le -all s ould %e o%tained fro) t e vendor alon' -it any 'uarantees. " e e/tent of t e -or*s in t is re'ard s ould %e confir)ed to verify - et er t e inside and outside faces of t e -all -ere re%uilt or 0ust t e outer face.
COST GUIDELINES IMPORTANTC Any 4%0$res (r".%#e# here are 4"r 0$%#ance "n'y I4 y"$r #ec%s%"n %s #e(en#ent $("n the c"sts "4 w"r:s t" the (r"(erty9 then @$"tat%"ns "r est%1ates sh"$'# 5e "5ta%ne# 5e4"re 1a:%n0 any 'e0a''y+5%n#%n0 c"11%t1ent " e preparation of detailed costs for individual %uildin' -or*s lies outside t e scope of t is %uildin' survey %ut+ for provisional %ud'etin' purposes only I su''est t at you allo- a fi'ure in t e re'ion of I1+000 for t e EAr'ent repairsF listed at sect%"n 3 !1 B a%ove. " is fi'ure includes >&" %ut is su%0ect to addition of an a)ount for of any furt er repair3re)edial costs associated -it t e furt er investi'ations reco))ended in section 1.01 &. " e actual cost of repairs and re)edial -or* )ay e/ceed our allo-ance and follo-in' furt er investi'ations )entioned in 1.01 & and 1.01 8 a%ove co)petent contractors s ould %e as*ed to provide you -it 5uotes for any essential -or*s %efore le'al co))it)ent to purc ase. " is -ill allo- you to %ud'et accordin'ly or rene'otiate -it t e vendor. Please note also t at - en plannin' re)edial -or* or alterations+ it s ould %e re)e)%ered t at t e 5uality of %uildin' -or* varies considera%ly in ter)s of %ot custo)er e/pectations and %uilder understandin' and capa%ility. "o reduce t e ris* of disa'ree)ent and3or disappoint)ent+ esti)ates for %uildin' -or* s ould %e %ased on a detailed description of t e -or* re5uired and 5uotations s ould %e invited fro) %uilders of si)ilar standin'.
1! !
ADDITIONAL ADVICE +SUMMARY O8 MAIN MAINTENANCE CONSIDERATIONS
10.01 We did not underta*e a detailed &s%estos Survey ,is* assess)ent and you )ay -is to see* separate advice in t is respect %efore you purc ase.
26
10.02 6&I9".9&9C. C$9SID.,&"I$9S= We ave )entioned various repair and )aintenance ite)s t rou' out t e report and t e collective cost of dealin' -it t ese can so)eti)es %e costly particularly if you ave to e)ploy contractors rat er t an attend to so)e yourselves. We su''est t at after considerin' t e report you i' li' t any you feel to %e of concern and you )ay -is to o%tain esti)ates %efore you co))it to your purc ase so you can %e a-are of t e li*ely repair3)aintenance costs and you can %ud'et accordin'ly. In so)e cases you )ay -is to try and re=ne'otiate t e purc ase price if t e costs involved in dealin' -it suc ite)s are i' . $ur considerations in t is section are an atte)pt to su))arise t e )ore i)portant )aintenance points discussed -it in t e )ain report. It is i)portant - en considerin' t is section to ensure t at you also read t e report in full - ic -ill 'ive )ore detailed advice and discuss in 'reater detail t ose points su))arised %elo-. " e )ain report -ill also contain details and advice on ot er ite)s of i)portance - ic -ill not necessarily %e discussed in t is section. Delayin' or ne'lectin' )aintenance can lead to )ore serious pro%le)s occurrin'. " e )ore i)portant )aintenance ite)s - ic s ould receive early attention can %e su))arised as " e )ain roof coverin' -ill+ even - en repaired+ re5uire re'ular )aintenance repair pro%a%ly on an annual %asis in t e )eanti)e it needs 'eneral over aulin' -or*s. " e 'ulley %eneat t e *itc en -indo- needs cleanin' out and fittin' -it a 'rate. So)e older cast iron %rac*ets to t e outri''er 'utter need replacin' -it plastic products. ,epointin' of t e )ain elevations -ill %e re5uired -it in t e ne/t 12 to 1# )ont s. 4ou )ay -is to treat peris ed areas of %ric*-or* -it a5uaseal or a -aterproofin' fluid to prolon' t e life of t e %ric*-or*. 8ric*-or* is crudely finis ed at t e top of t e ri' t elevation %eneat t e roof over an' ti)%ers - ere so)e 'aps need pointin' up. Several sections of t e %oundary -alls are in need of fairly ur'ent attention and re%uildin' t ese -ill %e an e/pensive ite) for - ic you )ay -is to o%tain advice and an esti)ate %efore proceedin'.
10.03 8efore you proceed you s ould confir) -it t e vendor< 1. details of any si'nificant -or*s underta*en to structural ti)%ers+ da)p course+ structural repairs+ rene-al or repairs to t e various services Belectrics+ 'as+ eatin'+ -ater+ draina'eC alterations to t e structure or fa%ric of t e %uildin'+ installation of any dou%le 'la;in'G
27
2. - et er 'uarantees or reports relatin' to any of t e afore)entioned ite)s are valid and availa%le and t en o%tain copies of suc docu)entationG 3. - et er t e vendors are a-are of any current or past pro%le)s relatin' to t e structure+ foundations+ da)p course+ penetratin' da)p+ ti)%er decay or services Belectric+ 'as+ eatin'+ -ater+ draina'eCG 4. if any si'nificant )atters co)e to li' t re'ardin' 1=3 a%ove -e s ould %e notified %efore you proceed so -e can 'ive advice %efore you purc ase t e property.
28
11 !
VALUATION AND BUILDING INSURANCE MAR=ET VALUE+ DSee c"n#%t%"ns "4 en0a0e1ent sect%"n 5e'"w 4"r ass$1(t%"ns an# #e4%n%t%"nsE We esti)ate t e )ar*et value to %e I1!3+000 B$ne ?undred and Seventy " ree t ousandC. " e )ar*et value su%0ect to attention to t e repairs )entioned at section 1.01 furt er investi'ation and ur'ent repair is esti)ated to %e I1!4+000 B$ne ?undred and Seventy 2our t ousandC. $ur valuation assu)es t ere -ill not %e a need for e/pensive repairs costin' in e/cess of I1+000 for t ose ite)s referred to at section 1.01 ur'ent repair and furt er investi'ation and you s ould not proceed until esti)ates and reports ave %een o%tained and t ese can %e sent to us for confir)ation of our valuation fi'ures. BUILDING INSURANCE " e current cost of reinstatin' t e property in its present for) is esti)ated at I100+000 B$ne ?undred t ousand poundsC. We trust t e contents of t is report )eets -it your re5uire)ents and enclose ere-it a receipted account for your retention. We -ould as* t at you contact 9ic olas 8ailey at t e 6anc ester office s ould you re5uire any furt er infor)ation. 4ours sincerely JJJJJJJJJJJJJJJJJ.. 9IC?$(&S D&>ID 8&I(.4 6,ICS ,o%erts K ,o%erts
29
C"n#%t%"ns "4 En0a0e1ent 1 1.1 T;E SERVICE 8ased on an inspection as descri%ed %elo- t e surveyor3valuer+ - o -ill %e a C artered Surveyor or an Incorporated >aluer B ereinafter called Lt e surveyorMC+ -ill provide < 1.1.1 & concise report on t e 'eneral condition of t e property+ identifyin' si'nificant defects and repairs at t e ti)e of t e inspection and referrin' to readily apparent potential a;ardsG alt ou' it s ould %e noted t at<= BiC " e Surveyor -ill inspect dili'ently %ut is not re5uired to underta*e any action t at -ould ris* da)a'e to t e 8uildin'BsC or in0ury to i)self+ erself or any ot er party. " e Surveyor -ill not underta*e any structural or ot er calculations. " e Surveyor -ill not produce a repair sc edule+ planned )aintenance report+ feasi%ility report or advise on desi'n+ procure)ent or pro0ect )ana'e)ent unless e/pressly a'reed -it t e client.
BiiC BiiiC
1.1.2
Anless specifically e/cluded t e surveyorMs opinion of t e L )ar*et valueM at t e date of t e inspection on t e assu)ptions set out %elo- and+ if different+ t e value on t e assu)ption t at any essential repairs identified ave %een carried out satisfactorilyG Anless specifically e/cluded an assess)ent of t e esti)ated current reinstate)ent cost in its present for) Bunless ot er-ise statedC for insurance purposes includin' 'ara'e+ out%uildin's+ site clearance and professional fees+ e/cludin' >&" Be/cept on feesC.
1.1.3
1.2
" e report -ill not purport to e/press an opinion a%out or to advise upon t e condition of uninspected parts and s ould not %e ta*en as )a*in' any i)plied representation or state)ent a%out suc partsG nor -ill it )ention )inor defects - ic t e surveyor considers do not )aterially affect t e value of t e property. If t e report does refer to so)e )inor defects t is does not i)ply t at t e property is free fro) ot er suc defects. " e report is provided for t e sole use of t e na)ed clients and is confidential to t e) and t eir professional advisers. 9o responsi%ility is accepted to ot ers. In preparin' t e report t e surveyor -ill e/ercise t e s*ill and dili'ence reasona%ly to %e e/pected fro) a surveyor co)petent to advise on t e su%0ect property. " e report -ill not identify t e e/istence of conta)ination in or fro) t e 'round+ as t is can only %e esta%lis ed %y ot er specialists. T;E INSPECTION The Ma%n B$%'#%n0 2.1.1 " e surveyor -ill underta*e a visual inspection of so )uc of t e e/terior and interior of t e property as is accessi%le -it safety and -it out undue difficulty. &ccordin'ly t e report -ill cover all t at part of t e property - ic is visi%le - ilst standin' at 'round level -it in t e %oundaries of t e site and ad0acent pu%lic3co))unal areas and - ilst standin' at t e various floor levels. " e surveyor -ill open roof and floor trap doors - ere accessi%le and possi%le -it safety and -it out undue difficulty. ?o-ever e3s e -ill %e under no o%li'ation to raise floor %oards or to inspect t ose areas of t e property t at are covered+ une/posed+ or are not readily accessi%le -it safety and -it out undue difficulty. " erefore furniture+ floor coverin's+ fi/tures and
1.3 1.4 1.5 &! 2.1
30
fittin's -ill not %e )oved+ %ut t e inspection -ill include+ su%0ect to reasona%le accessi%ility -it safety and -it out undue difficulty+ t e roof space -it out )ovin' insulation )aterial. Inspection of t e roof space is confined to details of desi'n and %asic constructionG individual ti)%ers are not specifically e/a)ined alt ou' + - ere defects are o%served as part of t e 'eneral e/a)ination+ suc defects -ill %e noted in t e report. W ere roof traps are secured -it nails or scre-s or painted or papered over t e per)ission of t e vendor -ill %e re5uired to re)ove t ese. " is )ay necessitate a furt er visit and an e/tra c ar'e -ould %e )ade for t is. " e su% floor area -ill not %e inspected unless t e client )a*es specific arran'e)ents prior to t e inspection and su%0ect to a'ree)ent of an additional fee for t e su% floor inspection. 2.1.2 2.1.3 It is not possi%le to report on t e condition of flues or t e presence of flue liners+ and t e report -ill not advise upon - et er or not any c i)neys or flues can %e used. " e outer surfaces of t e roofs -ill %e inspected if t ey can %e readily seen fro) a 3 )etre B10 ftC ladder+ set safely -it its feet on t e 'round+ or fro) any ot er accessi%le vanta'e point to - ic t e surveyor is entitled to 'ain access -it safety and -it out due difficulty. & )oisture detectin' )eter -ill %e used in selected positions to -alls and floors - ere t e surveyor considers suc tests to %e appropriate. Suc tests -ill+ o-ever+ %e restricted %y any furnis in's+ fittin's+ radiators or -all+ surface or floor coverin's. " e surveyor -ill not open up or cut Into t e %uildin' fa%ric -it out specific directions fro) t e client. Suc intrusive investi'ations if instructed %y t e client -ill %e at ris* and lia%ility of t e client and -ill %e assu)ed to %e -it a'ree)ent %et-een t e client and t e %uildin' o-ner. " e surveyor -ill not atte)pt to re)ove securely fi/ed covers or ousin's -it out t e e/press per)ission of t e o-ner.
2.1.4
2.1.5
2.1.6 2.2
Ser.%ces " e surveyor -ill provide an overall i)pression of t e services+ %ut -ill not test t e) and -ill not advise upon - et er t e property3services co)ply -it re'ulations in respect of services. Draina'e inspection covers -ill %e lifted - ere visi%le and possi%le to facilitate a visual inspection+ %ut drains are not tested. " e surveyor -ill report if it is considered t at tests are advisa%le. Specialist inspection of electrical and 'as installations+ draina'e+ eatin' and ot and cold -ater syste)s -ill not %e underta*en. O$t5$%'#%n0s Dara'es and ot er out%uildin's of su%stantial per)anent construction and any structureBsC attac ed or inte'ral to t e d-ellin' -ill %e inspected %ut only to t e e/tent t at -e -ill report on t ose ite)s t at are li*ely to )aterially affect t e value of t e property. S%te " e %oundary structures+ retainin' -alls+ pat s and drives -ill %e inspected to t e e/tent t at t ey are readily visi%le fro) positions to - ic t e surveyor is entitled to 'ain access -it safety and -it out undue difficulty. (eisure facilities -ill not %e inspected. Particular noise+ dust+ floodin' or conta)inated land and distur%ance affectin' t e property -ill only %e noted if it is reasona%ly si'nificant at t e ti)e of t e inspection or if specific investi'ation as %een a'reed %et-een t e Surveyor and Client and confir)ed in -ritin'. 8'ats9 1a%s"nettes "r s%1%'ar $n%ts 4"r1%n0 (art "4 a 'ar0er 5$%'#%n0 "r 0r"$( "4 re'ate# 5$%'#%n0s " e descriptions of t e nature of t e inspection 'iven in para'rap 2.1 and para'rap 2.2 on services apply e/cept t at inspection covers -ill not %e lifted and t e condition or ade5uacy of lifts -ill not %e investi'ated or reported upon. &s to - at -ill %e inspected<
2.3
2.4
2.5
2.6
31
2.6.1
External: " e e/terior of t e su%0ect property+ and sufficient of t e re)ainder of t e %uildin' in - ic it is situated and of t e e/terior of any ot er %uildin's of per)anent construction+ notified %y t e clients and a'reed -it t e surveyor to %e inspected+ to ascertain t eir 'eneral state of repair. BPlease note: " is is to ena%le t e clients to arran'e for inspection of t at part of t e e/terior of t e property to - ic a s ared )aintenance3service c ar'e - ic -ould %e paya%le %y t e clients applies.C
2.6.2
Internal: " e interior of t e su%0ect property+ and in a )ore superficial -ay+ t ose co))unal areas -it in t e %uildin' fro) - ic t e su%0ect property ta*es access and on t e floorBsC of t e su%0ect property plus suc ot er co))unal areas3roof3roof spaces notified %y t e clients and a'reed -it t e surveyor to %e inspected. BPlease note: " is is to ena%le t e clients to arran'e for inspection of ot er co))unal parts - ic are t e su%0ect of s ared )aintenance3service c ar'es - ic -ould %e paya%le %y t e clients.C
2.6.3
" e surveyor -ill state - et er e as seen a copy of t e lease. In t e case of lar'e develop)ents consistin' of several %loc*s t e surveyor -ill unless a'reed ot er-ise in advance only inspect t e %loc* in - ic t e su%0ect flat is situated for t e purpose of advisin' as to t e 'eneral standard of construction and )aintenance and -ill not list t ose ite)s nor)ally ta*en care of in t e course of routine )aintenance.
2.! " e Surveyor -ill not underta*e a ?ealt and Safety ,is* assess)ent. 2.# " e Surveyor -ill not underta*e a 2ire ,is* assess)ent. 2.1 " e Surveyor -ill not underta*e a specific &s%estos Surveyor ris* assess)ent. 2.10 & 3.1 " e Surveyor -ill not underta*e a ris* assess)ent re'ardin' t e Disa%ility Discri)ination &ct 1115. T;E REPORT If it is suspected t at idden defects e/ist - ic could ave a )aterial affect on t e value of t e property+ t e surveyor -ill so advise and reco))end )ore e/tensive investi'ation prior to enterin' into a le'al co))it)ent to purc ase. It )ay %e appropriate in e/ceptional circu)stances to defer 'ivin' detailed advice or )a*in' co))ents until t e results of t e furt er investi'ations are *no-n. If it is not reasona%ly possi%le to carry out any su%stantial part of t e inspection B see section 2 a%oveC t is -ill %e stated. &ny o%vious evidence of serious disrepair or potential a;ard to t e property -ill %e reported+ as -ill any ot er )atters apparent fro) t e inspection - ic are li*ely )aterially to affect t e value.
3.2 3.3
3.4 W ere t e surveyor relies on infor)ation provided+ t is -ill %e indicated in t e report+ -it t e source of t e infor)ation. 3.5 " e Surveyor -ill not co))ent upon t e possi%le e/istence of no/ious su%stances+ landfill or )ineral e/traction i)plications+ or ot er for)s of conta)ination+ nor -ill t e Surveyor advise upon t e ade5uacy of t e su% stratu) for any particular purpose. 3.6 W ere t e su%0ect property is part of a %uildin' co)prisin' flats or )aisonettes+ t e report -ill identify any apparent deficiencies in t e )ana'e)ent and3or )aintenance arran'e)ents for t e - ole %uildin' o%served durin' t e inspection - ic t e surveyor considers )aterially to affect t e value.
32
, 4.1
ASSUMPTIONS Anless it is )ade apparent %y an e/press state)ent in t e report t e surveyor -ill ave )ade t e follo-in' assu)ptions and -ill ave %een under no duty to ave verified t ese assu)ptions< 4.1.1 4.1.2 " e %uildin' Bif for saleC is offered -it vacant possessionG " at plannin' per)ission+ 8uildin' ,e'ulations &pprovals and statutory approvals for t e %uildin's and for t eir use+ includin' any e/tensions or alterations+ ave %een o%tained B" e Client and t eir le'al adviser s ould note t e Surveyor -ill not verify - et er suc consents ave %een o%tained. Dra-in's and specifications -ill not %e inspected %y t e Surveyor unless previously a'reed in -ritin'CG " at no deleterious or a;ardous )aterials or tec ni5ues ave %een used and t at t e land is not conta)inatedG " at t e property is not su%0ect to any unusual or especially onerous restrictions+ encu)%rances covenants or out'oin's and t at 'ood title can %e s o-nG " at t e property is unaffected %y any )atters - ic -ould %e revealed %y inspection of any re'ister or %y a local searc Bor t eir e5uivalent in Scotland and 9ort ern IrelandC and replies to t e usual en5uiries+ or %y a statutory notice and t at neit er t e property+ nor its condition+ nor its use+ nor its intended use+ is or -ill %e unla-fulG and )oreover t at t e value of t e property -ould not %e affected %y t e possi%ility of any entry %ein' )ade in any re'isterG " at an inspection of t ose parts - ic ave not %een inspected -ould not reveal )aterial defects or cause t e surveyor to alter t e valuation )ateriallyG " at t e property is connected to )ain services -it appropriate ri' ts on a %asis t at is *no-n and accepta%le to t e clientG " at se-ers+ )ain services and t e roads 'ivin' access to t e property ave %een adoptedG BPlease note: &s no for)al en5uiries -ill %e )ade %y t e surveyor t e clientsM le'al adviser s ould ave si' t of t is report and t e ter)s of en'a'e)ent and %e as*ed to verify< BiC BiiC BiiiC BivC " e assu)ptions 'iven a%oveG &ny infor)ation provided to t e surveyor - ic is set out in t e report In respect of lease old properties t e details and ade5uacy of t e leaseG 6atters relatin' to to-n plannin'+ statutory or environ)ental factors+ )inin'+ roads or services or contravention of %uildin'3plannin' re'ulations.C
4.1.3 4.1.4 4.1.5
4.1.6 4.1.! 4.1.# 4.1.1
4.1.10 " at - ere t e su%0ect property is part of a %uildin' co)prisin' flats or )aisonettes+ unless instructed or ot er-ise a-are to t e contrary+ t e cost of repairs and )aintenance to t e %uildin' and 'rounds are s ared proportionately %et-een all t e flats and )aisonettes for)in' part of t e %loc*+ and t at t ere are no onerous lia%ilities outstandin'. BPlease note: &s no for)al en5uiries -ill %e )ade %y t e surveyor t e clientsM le'al adviser s ould ave si' t of t is report and %e as*ed to verify< BiC " e assu)ptions 'iven a%oveG
33
BiiC BiiiC BvC 4.2
&ny infor)ation provided to t e surveyor - ic is set out in t e report In respect of lease old properties t e details and ade5uacy of t e leaseG 6atters relatin' to to-n plannin'+ statutory or environ)ental factors+ )inin'+ roads or services or contravention of %uildin' re'ulations.C
Anless ot er-ise instructed any develop)ent value is to %e e/cluded fro) t e L)ar*et valuationM and t e surveyor -ill not include any ele)ent of value attri%uta%le to furnis in's+ re)ova%le fittin's and sales incentives of any description - en arrivin' at an opinion of t e value. Porta%le and te)porary structures -ill %e e/cluded also. " e definition of L)ar*et valueM is t e esti)ated a)ount for - ic a property s ould e/c an'e on t e date of t e valuation %et-een a -illin' %uyer and a -illin' seller in an ar)s len't transaction after proper )ar*etin' - erein t e parties ave acted *no-led'ea%ly prudently and -it out co)pulsion. VALUATION 8OR INSURANCE PURPOSES
4.3
5.1 In assessin' t e current reinstate)ent cost t e surveyor -ill ave due re'ard to t e &ssociation of British Insurers/Building Cost Information Service Rebuilding Cost Index. " e assess)ent -ill not include loss of rent or cost of alternative acco))odation for t e reinstate)ent period. 5.2 In t e case of a flat or )aisonette t e fi'ure -ill %e for t e flat or )aisonette only and it -ill %e necessary for t e clientsM le'al adviser to esta%lis and advise - et er t e insurance arran'e)ents relatin' to t e re)ainder of t e %loc* or %uildin' are satisfactory. 6 C;ARGES
6.1 " e clients -ill pay t e surveyor t e fee a'reed in -ritin' for t e report and valuation and e/pressly a'reed dis%urse)ents. 6.2 8efore a'reein' t e fee t e clients are e/pected to 'ive a fair indication of - at is to %e inspected+ includin' si;e of t e )ain %uildin'G in t e event of t e inspection %ein' su%stantially )ore e/tensive t an descri%ed %y t e clients+ t e surveyor s all %e entitled to an additional reasona%le fee. 6.3 & cancellation c ar'e is paya%le if t e survey re5uest is cancelled at less t an 4# ours notice prior to date of inspection and t e level of t is fee -ill depend upon t e a)ount of -or* underta*en up to t e ti)e of cancellation. " e )ini)u) c ar'e is I!5.00 e/c vat Y F VALUATION
34
LEASE;OLD PROPERTIES Anne7 t" the Re("rt PLEASE NOTEC Th%s a((en#%7 %s an %nte0ra' (art "4 the Re("rt 4"r a'' 'easeh"'# (r"(ert%es E.ery5"#y ('ann%n0 t" 5$y a Leaseh"'# (r"(erty D1"st 4'ats an# 1a%s"nettes an# a 4ew "ther (r"(ert%es are Leaseh"'#E %s a#.%se# t" (ay (art%c$'ar attent%"n t" the ter1s "4 the Lease 4our (e'al &dvisers+ - o are responsi%le for c ec*in' t e (ease for you+ do not nor)ally see t e property. " e Surveyor )ay note any specific features - ic )ay ave le'al i)plications. &ny suc )atters are reported in t e Legal atters section B- ere you are advised to pass a copy of t e ,eport i))ediately to your (e'al &dvisersC. Anless ot er-ise stated+ in arrivin' at t e opinion of t e 6ar*et >alue of t e Property t e Surveyor assu)es t at all t e ter)s of t e (ease - ic )i' t ave an effect on t e value of t e Property are standard onesN+ and t at only a s)all 'round rent is paya%le. " is s ould not %e relied upon+ o-ever+ -it out %ein' c ec*ed %y your (e'al &dvisers. &ny adverse )atters in t is respect s ould %e referred %ac* to us as -e )ay need to a)end our advice or valuation. 6hen ($rchas%n0 a 4'at "r 1a%s"nette y"$ are a#.%se# t" as: y"$r Le0a' A#.%sers t" s$(('y the answers t" the 4"''"w%n0 @$est%"nsC aC %C cC " e ot er flats< are occupied %y o-ners or tenantsO 6ana'e)ent< Is t ere a 6ana'e)ent Co)pany and3or 6ana'in' &'ent correctly set up to deal -it t e runnin' and )aintenance of t e %loc* containin' t e PropertyO Identify t e duty older in respect of t e C ontrol of !sbestos in the "or#$lace Regulations %&&%' confir) t at t ere is a ,e'ister of &s%estos in place and an effective )ana'e)ent plan in relation to it. 6aintenance and replace)ent fund< does a suita%le fund e/ist+ -it suita%le reserves+ to deal -it < 'eneral cleanin'+ )aintenance and repair of t e co))on parts+ and repairs to t e )ain structure+ centralised eatin' installation+ lifts+ etc.O Dround rent< W at is t e a)ountO 6aintenance3service c ar'e< - at su) -as last paid+ and - at period did it coverG are t e accounts satisfactory and up=to=dateO &re t ere any e/istin' or foreseea%le )ana'e)ent pro%le)s or disputes or any *no-n outstandin' repairs or pro'ra))ed -or*s+ - ic -ould affect t e level of t e c ar'e paya%leO 6aintenance of Services< is t is re'ular and satisfactoryG Co))on Services< are t ere satisfactory current certificates for< B1C t e liftsG B2C t e fire escapes and fire alar)sG B3C t e security syste)BsCG B4C any co))on -ater3 eatin' syste)G and B5C ot er co))unal facilitiesO (ia%ility for ,epairs< is t e lia%ility = as %et-een t e (ease olders+ t e 2ree older and t e 6ana'e)ent Co)pany= clearly set out for repairs to t e Property and to t e co))on parts and t e )ain structureG is t e lia%ility s ared e5ually %et-een (ease oldersG and is t ere suita%le )ac inery for settlin' any disputes - ic )ay arise in t is areaO Insurance< is it t e 6ana'e)ent Co)pany or eac individual (ease older - o is responsi%le for t e %uildin' insurance+ and is t ere a %loc* insurance policyO ,estrictions< are t ere any unusual restrictions on t e sale of t e PropertyO
dC
eC
fC
'C
C iC
35
S$11ary "4 Ass$1(t%"ns N 2ull details of t ese assu)ptions are availa%le fro) t e Surveyor. " e )ost i)portant are+ in %rief< If t ere are )ore t an si/ properties in t e %uildin'+ t e Property is )ana'ed eit er directly %y t e free older or %y a professional )ana'in' a'entG If t ere is )ore t an one %loc* in t e develop)ent+ t e (ease ter)s apply Be/cept for t e up*eep of co))on roads+ pat s+ 'rounds and servicesC only to t e %loc* containin' t e property. " ere are ri' ts of access and e/it over all co))unal road-ays+ corridors+ stair-ays etc+ and to use co))unal 'rounds+ par*in' areas and ot er facilitiesG W ere t ere is )ore t an one (ease older+ all t e (eases are t e sa)e in all i)portant respectsG " e (ease as no particularly trou%leso)e or unusual restrictionsG " ere is no current dispute over t e (ease or any outstandin' clai) or la-suit concernin' itG " e une/pired ter) of t e (ease is !0 yearsG " e property is fully insured.
36

Building Survey

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BUILDING SURVEY REPORT ON 1 Anywhere Street Manchester M1 6AA

E*TERIOR+ C"nstr$ct%"n an# c"n#%t%"n

INTERIOR+ C"nstr$ct%"n an# c"n#%t%"n

Roberts and Roberts Building Survey

Pr"(erty A##ress 1 &ny- ere Street 6anc ester 61 6&&

C'%ent 6r and 6rs 7 8lo''s

S$r.ey"r Inspected %y 9ic olas D 8ailey 6,ICS.

Date "4 %ns(ect%"n Date of Inspection -as #t 6arc 2001.

6eather Durin' t e inspection t e -eat er -as sunny and dry.

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

ADDITIONAL ADVICE +SUMMARY O8 MAIN MAINTENANCE CONSIDERATIONS

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

1.3 1.4 1.5 &! 2.1

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

4.1.3 4.1.4 4.1.5

4.1.6 4.1.! 4.1.# 4.1.1

Roberts and Roberts Building Survey

BiiC BiiiC BvC 4.2

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

Roberts and Roberts Building Survey

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