COMMERCIAL BUILDING SURVEY
OF
A Wet Trade Driven Public House
FOR
Mr A Client
Prepared by:
GEM Associates Limited
INDEPENDENT CHARTERED SURVEYORS
FOR ANY HELP OR ASSISTANCE CALL FREE PHONE:
0800 298 5424
or
visit our website:
www.1stAssociated.co.uk
CONTENTS INTRODUCTION
REPORT FORMAT
SYNOPSIS
EXECUTIVE SUMMARY
SUMMARY UPON REFLECTION
EXTERNAL
CHIMNEY STACKS, PARAPET WALLS AND ROOFLIGHTS
ROOF COVERINGS AND UNDERLAYERS
GUTTERS AND DOWNPIPES
WALLS
EXTERNAL JOINERY
EXTERNAL DECORATIONS
INTERNAL
CEILINGS, WALLS, PARTITIONS AND FINISHES
CHIMNEY BREASTS, FLUES AND FIREPLACES
FLOORS
DAMPNESS
INTERNAL JOINERY
TIMBER DEFECTS
INTERNAL DECORATIONS
CELLARS
OTHER MATTERS
SERVICES
ELECTRICITY
GAS
PLUMBING AND HEATING
SANITARY FITTINGS
MAIN DRAINS
OUTSIDE AREAS
OUTBUILDINGS
EXTERNAL AREAS
POINTS FOR LEGAL ADVISOR
APPENDICES
LIMITATIONS
GENERAL INFORMATION ON THE PROPERTY MARKET
INTRODUCTION
Firstly, may we thank you for your instructions of
?????????; we have now undertaken a Commercial Building Survey (formerly
known as a Structural Survey) of the aforementioned property. This Survey
was carried out on ??????.
The Building Survey takes the following format; there
is an introductory section (which you are currently reading), which
includes a synopsis of the building, and a summary of our findings.
We then go through a detailed examination of the property
starting with the external areas working from the top of the property
down, followed by the internal areas and the buildings services. We
conclude with the section for your Legal Advisor and also attach some
information on the property market.
We are aware that a report of this size is somewhat
daunting and almost off-putting to the reader because of this. We would
stress that the purchase of a business has many risks, the property
being one of the biggest. Often when a business is purchased our clients
can only see the opportunities that it offers, the aim of this report
is to give a balanced view on the future risks.
We recommend that you set aside time to read the report
in full, consider the comments, make notes of any areas which you wish
to discuss further and phone our us.
We obviously expect you to read the entire report but
we would suggest that you initially look at the summary, which refers
to various sections in the report which we recommend you read first
so that you get a general feel for the way the report is written.
As part of our service we are more than happy to talk
through the survey as many times as you wish until you are completely
happy to make a decision. Ultimately, the decision to purchase the business
is yours but we will do our best to offer advice to make the decision
as easy as possible.
REPORT FORMAT
To help you understand our Report we utilise various
techniques and different styles and types of text, these are as follows:-
GENERAL/HISTORICAL INFORMATION
This has been given in the survey where it is considered
it will aid understanding of the issues, or be of interest. This is
shown in “italics” for clarity.
TECHNICAL TERMS DEFINED
Throughout the Report, we have endeavoured to define
any technical terms used. This is shown in “Courier New”
type face for clarity.
PHOTOGRAPHS
ORIENTATION
Any reference to left or right is taken from the front
of the property, including observations to the rear, which you may not
be able to physically see from the front of the property.
ACTION REQUIRED AND RECOMMENDATIONS
We have used the term ACTION REQUIRED
where we believe that there are items that you should carry out action
upon or negotiate upon prior to purchasing the property.
Where a problem is identified, we will do our best
to offer a solution. However, with most building issues, there are usually
many ways to resolve them dependent upon cost, time available and the
length of time you wish the repair/replacement to last.
SYNOPSIS
SITUATION AND DESCRIPTION
A reasonable size public house set in an end terrace
position within walking distance of ???????? town centre. The property
is generally two-storey with various extensions and alterations that
have been carried out over the years, this includes a large single storey
extension to the rear. There is a car park at the back of the property
for approximately 16 cars, which is tarmac finished.
We are advised that the public house is predominantly
wet trade driven, although there is some food trade and some business
generated from games.
??????? is a good sized town having a vast range of
facilities including a shopping centre and a first division football
club and has good road links to major road systems, although they do
suffer from congestion at times.
If the age of the property interests you your Legal
Advisor may be able to find
out more information from the Deeds.
EXTERNAL PHOTOGRAPHS
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Front Elevation
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Right Hand Side Elevation
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Left Hand Side Elevation
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Rear Elevation
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ACCOMMODATION AND FACILITIES
Ground Floor - Trading Area
Front of House
The ground floor area consists of:
- An open plan ‘L’ shaped bar this presently
includes a pool table to the right hand side and also
darts, some AWP machines and a large screen TV
- An ‘L’ shaped Servery
- Female toilets to the left hand side
- Male toilets to the left hand side
Back of House
- An Office – giving access to the cellar
- Cellar – on ground floor level
- Catering kitchen
- A separate W.C.
- Access to the private living accommodation is either
via the kitchen, bar corridor or from an external door
First Floor - Private Living Accommodation
- Three bedrooms
- A small bedroom currently being used as an ironing room
- A private kitchen
- Bathroom
- Separate W.C.
INTERNAL PHOTOGRAPHS
The following photos are of the internal of the property
to help you recall what it looked like and the general ambience (or
lack of). We have not necessarily taken photographs of each and every
room.
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General view of the Front Bar
Left Hand Side
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General view of the Front Bar
Right Hand Side
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Pool Room - Right hand side rear area |
SUMMARY OF CONSTRUCTION
EXTERNAL
Chimneys: |
Three brick chimneys |
Main Roof: |
Various slate roofs |
Single Storey Roofs:
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Both slate and flat felt covered roofs |
Gutters and Downpipes:
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A mixture of plastic and cast iron |
Walls: |
The original property has Flemish bond brickwork and
the new section has cavity (assumed) |
External Joinery: |
Painted timber fascia and soffit boards and sash windows
and casement windows |
INTERNAL
Ceilings: |
Originally lath and plaster now
with some plasterboard in the newer sections |
Walls: |
A mixture of predominantly solid walls, but there are
also some partition walls (assumed) |
Floors: |
Ground Floor: Solid floor (assumed)
First Floor: Joist and floorboards (assumed) |
OUTSIDE
The front of the property sits almost directly onto
the pavement area. To the rear there is a car park with access to the
right hand side. There is very limited parking in the surrounding area.
The above terms are explained in full in the main body
of the Report. We have used the term ‘assumed’ as we have
not opened up the structure.
Summaries are dangerous as they try to précis
often quite complex subjects into a few paragraphs. This is particularly
so in a summary about someone’s future business when we are trying
to second-guess what the priorities are, so it is important the Report
is read in full.
It is inevitable with a report on a building of this nature that some
of the issues we have focussed in on you may dismiss as irrelevant and
some of the areas that we have decided are part of the ‘character’
of this property you may think are very important. We have taken in
the region of 100 photographs during the course of this survey and many
pages of notes, so if a comment has not been discussed that you are
interested in/concerned about, please phone and talk to us before you
purchase the property (or indeed commit to purchasing the property),
as we will more than likely have noted it and be able to comment upon
it. If we have not we will happily go back.
Having said all of that, here are our comments:-
Overall Opinion
Generally we found the property to be average for its
age, type and style, particularly bearing in mind that it was an ex-brewery
property. Nevertheless there are some fairly major and hefty costs associated
with the condition of the property and we would draw your attention
specifically to the following areas.
1) |
Chimneys |
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Some of the chimneys have cement flashings. These need replacing
with lead and the chimneys checking in general. We believe that
some of the chimneys are leaking as temporary repairs have been
carried out to them.
ACTION REQUIRED: Check
the chimneys, there is likely to be some re-pointing needed
and replace the flashings with lead.
ANTICIPATED COST: £3,000
(three thousand pounds). We recommend that you obtain quotes
on this as a large part of the costs will relate to access to
the chimneys it is difficult for us to estimate.
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Rear chimney |
Close up.
You can see the crack in the cement flashing and also to
the right hand side there is a temporary repair in a product
known as Flashband. |
Please see the Chimneys’ Section of this
Report.
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2) |
Roofs |
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Pitched Roof
In various areas the slates have slipped and need re-positioning
and also the perimeters need some mortar replenishing
ACTION REQUIRED: We have
been advised that slate repairs will be carried out. As they
are out of easy sight you really will need to have a ladder
to check they have been carried out correctly. We do not believe
that the present landlady appreciates the scale of the repairs
required.
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The pile
of slipped and damaged slates. |
A bad temporary
repair, note that my red pen indicates where a product called
Flashband has been used. |
Flat Roofs
The flat roofs generally need all the felt flashings replacing
as in some areas they are coming away – it is therefore
probably more economical to replace them all. The right hand
side roof and the rear roof over the cellar particularly need
attention as we believe water is probably leaking in these areas.
Although, when we had our question and answer session with the
landlady, she advised that the only area where water was coming
in was in the living accommodation.
ACTION REQUIRED: You probably
need a roofer for the best part of a week to do the various
jobs properly, who may when carrying out the work discover that
the decking underneath the work is starting to rot and this
may in turn need replacing.
ANTICIPATED COSTS: We would estimate a few
thousand pounds to carry out the repair work, although it
is very difficult to be certain with costs on this sort of
ad hoc repair work.
The anticipated costs of repairing the flat roof over the
first floor toilet is about £1,000 added on to the other
work mentioned above.
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Here you
can see where the flashing is starting to come away from
the parapet wall |
In other
areas it has come away completely. Note the pencil to the
centre of this photo, which is behind the flashing. |
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This
photo is taken from within the roof, you can see the staining
on the timber at the base of this photo indicating that
dampness is getting in. |
Please see the Roof Coverings Section of this
Report.
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3) |
Gutters and Downpipes |
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The Gutters and Downpipes are leaking
in some areas, or simply directing the water against the walls
etc which are causing moss and mould.
ACTION REQUIRED: Repair
Gutters and Downpipes.
ANTICIPATED COSTS: This depends very much
on whether you replace in cast iron, which has a higher initial
cost, but is meant to last longer, or if you replace in plastic
it is cheaper initially but does not last as long. We would
anticipate costs to be anything from a few hundred pounds
up to a thousand pounds if you replace with cast iron.
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Downpipe
discharging onto the wall,
you can see the green mould to the
left hand side of the photo. |
Swan neck
displaced. Note the green
mould on the walls, this has been like
this for a long time. |
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Rusting
downpipe, you can also see where the roof has been repaired
that there is a dip in this roof and the flashings have
also been repaired many times. |
Please see the Gutters and Downpipes Section
of this Report.
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4) |
Brickwork |
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In the short term ad hoc re-pointing needs to be carried out
to the brickwork. Please see our comments with regard to long
term maintenance in the main body of the report.
ACTION REQUIRED: Re-point
in a like for like mortar.
ANTICIPATED COSTS: This is very difficult
to tell until you literally get onto a ladder and start
raking out the existing mortar, but anticipate between £500
and £1,000.
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An example
of the mortar starting
to weather. |
To the
right hand side of the sign
you can see where the mortar has
weathered completely away. |
Please see the Walls Section of this Report.
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5) |
Trees |
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There are some fairly
large trees to the rear of the property, which need maintenance.
ACTION REQUIRED: An arboriculturist
to inspect the trees in the summer and advise on the lopping
work required.
Please see the Trees Section of this Report.
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6) |
Dilapidation |
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From our inspection
we would say that some of the dilapidation work has been carried
out but to a very poor quality. We are advised that much of the
work was done some time ago when they initially wished to leave
the pub but due to various circumstances are only leaving now.
ACTION REQUIRED: We believe you have got an
instant dilapidation’s claim that could be made against
you if you take the property on in its existing condition.
You need to strongly negotiate on the condition of the property
based upon this survey. We would expect costs in the tens of
thousands to bring this up to the standard set out within the
lease.
Although we have not seen one of these leases
we are aware of the general terms used in standard leases. |
DIY/Handyman Type Work
There are numerous other items (far more than we would
normally expect) that we would class as DIY or handyman type work such
as to repair the damage to the entrance door leading to the first floor,
clear the gutters, fix the guttering back into place, externally re-decorate
and carry out associated repairs to the joinery. etc. We have detailed
these and other issues within the main body of the report.
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This is a close up of one of your windows, with our pen sticking
into it. |
Purchase Price
We have not been asked to comment upon the purchase
price in this instance, we have not seen trading accounts, internal
records or a copy of the lease.
Every Business Transaction has a Risk
Every business transaction has a risk, only you can
assess whether that risk is acceptable to you and your circumstances.
You should now read the main body of the Report paying particular attention
to any “ACTION REQUIRED” points.
Estimates of Cost
Where we have offered an estimate of building costs
please remember we are not experts in this area. We always recommend
you obtain quotations for the large jobs before purchasing the property
(preferably three quotes). The cost of building work has many variables
such as the cost of labour, we are currently using between £75
per day for unskilled labour up to £150 per day for an accredited,
qualified, skilled tradesman. Other variations include the quality of
materials used and how the work is carried out, for example off ladders
or from scaffold.
If you obtain builders estimates that vary widely, we would advise the
work is probably difficult or open to various interpretations and we
would recommend a specification is prepared. It would probably be best
to supervise the work if it is complex, both of which we can do if so
required.
The Summary Upon Reflection is a second summary so
to speak, which is carried out with our thoughts a few days after the
initial survey. We would add the following:-
We do not believe that the work required for the dilapidations has been
carried out to an acceptable standard. This means that if you take the
property on you will have an instant dilapidations liability, which
we feel is unacceptable.
We are aware that the brewery company/property company do not usually
wish to negotiate on these items and often take a ‘take it or
leave it’ attitude. We feel that you should ensure that they have
seen a copy of this report and we do recommend that your solicitor serves
a copy formally to them, obtaining an appropriate receipt that it has
been sent and received.
Notwithstanding the above the general repair state of the property is
what we would class as saveable, although there is always hidden expense
where this amount of maintenance items are required.
You should remember that the state and condition that you take on the
property has to be put and kept in good order, which can have considerable
impact upon your profit margin.
As a general comment for any work required we would always recommend
that you obtain at least three quotations for any work from a qualified,
time served tradesperson or a competent registered building contractor
prior to legal completion.
If you wish we can prepare specifications, obtain quotations for the
work and manage it and ensure it is carried out to the correct standard.
We would ask that you read the Report and contact us on any issues that
you require further clarification on.
MORE ABOUT THE REPORT FORMAT
Just a few more comments about the Report format before you read the
actual main body of the Report.
TENURE - LEASEHOLD
We have assumed that the property is to be sold on
a leasehold basis. We have not seen the lease and have assumed that
there are no unusual or onerous clauses and that vacant possession will
be available on completion. Your Legal Advisor should confirm that this
is the case.
COMMERCIAL AGENTS/BREWERY – FRIEND OR FOE?
It is important to remember that the commercial agents
are acting for the seller (usually known as the vendor) and not the
purchaser and therefore are eager to sell the property (no sale –
no fee!). We as your employed Independent Chartered Surveyor represent
your interests only.
TERMS OF ENGAGEMENT/LIMITATIONS
This report is being carried out under our terms of
engagement for Commercial Building Surveys, as agreed to and signed
by yourselves. If you have not seen and signed a copy of our terms of
engagement please phone immediately.
OUR AIM IS ONE HUNDRED PERCENT SATISFACTION
Our aim is for you to be completely happy with the
service we provide, and we will try and help you in whatever way possible
with your business purchase. If you require any further information
please telephone us.
THE DETAILED PART OF THE REPORT
FOLLOWS WORKING FROM THE TOP OF THE PROPERTY DOWNWARDS
We believe this property to be Grade II Listed and set
within a Conservation Area and as such you may require permission to
be obtained before work is carried out that may in turn have to be carried
out to a standard over and above that normally accepted, using appropriate
materials for the age, type and style of property. Although to date
this does not appear to have been an issue!
EXTERNAL
CHIMNEY STACKS AND PARAPET WALLS
AND ROOF LIGHTS
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Chimney Stacks
Chimneys developed originally from open fires placed
within buildings. From this, the chimney has developed to its present
day format where it is used as an aesthetic feature and focal point
rather than purely just to heat the room.
There are three chimneys to this property.
Chimney One – Left Hand Side of the
Property
This chimney is brick built with a cement flashing, it has been dropped
almost to roof ridge level, although it still has one pot on it. Unfortunately
we could not confirm whether this chimney is still used.
ACTION REQUIRED: We would recommend
that the cement fillet flashing is removed and replaced with lead
and that the chimney is re-pointed.
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Here you can see the cement flashing.
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Chimney Two – Right Hand Side Front
This is brick built with a cement flashing. There does not look to
be any flaunching to the top of it and there are no chimney pots. It
has two aerials attached to it via a wire fixing system.
ACTION REQUIRED: Re-point chimney
and check to see it has been capped if it is no longer in use and
replace cement flashing with a lead flashing. We also recommend that
the aerials are checked to ensure they are still being used, if they
are not they should be taken down. The property would appear to have
three different aerials on it and a satellite dish.
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This chimney is
in need of a lead flashing. Also note the aerials that are attached
with wire. This tends to act almost like a cheese wire cutting
through cheese and cuts into the chimney bricks, even though they
have got corner pads in this instance. You should have this checked
when you have any high level work carried out. |
Chimney Three – Far Right Hand Side
Full size brick chimney with a lead flashing and two pots, this is
much better and more how we would expect a chimney to be built. We could
not see the flaunchings and therefore cannot comment upon them. However,
the chimney pots looked relatively straight, which is usually a good
indication.
ACTION REQUIRED: We would suggest
this is checked when you are carrying out the high level roof work.
Chimney Four
This is just about visible on the rear of the property and we literally
had to get on ladders and climb up onto the roof to see it properly.
ACTION REQUIRED: A lead flashing
is essential in this instance as we could clearly see in the roof
that the flashing is leaking.
ANTICIPATED COST: The difficulty here is getting
access to the chimney. We would expect in the region of between £500
to £1,000.
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This is probably in the worse condition of the chimneys and needs
a lead flashing.
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General Comment
We were unable to see the flaunchings to the chimneys.
Where the chimneys are not in use any longer they are usually sealed;
this could be required on each of the chimneys to the front of the property
and to the rear one on the left hand side, which will be a costly exercise.
Flaunchings Defined - Also known as Haunchings
A low, wide cement mortar fillet surrounding the flue
terminal on top of the chimneystack to throw off rainwater.
Flashings Defined
Flashings prevent dampness from entering the property,
usually at junctions where materials change. Such a junction is the
one between the chimney and the roof.
Cement Fillets/Cement Flashings
This is where cement has been used to cover up or fill
the junctions between two areas, for example between a roof and a wall
to help prevent dampness. Cement is a brittle material and prone to
cracking which in turn allows dampness into the structure. We would
always recommend they are replaced with lead.
Parapet Walls
Parapet walls are usually walls that are above
roof level and often sit on the boundary of the property.
Parapet Wall to the Rear Single Storey Flat Roof
There is a brick parapet wall surrounding the rear
single storey flat roof. This is in reasonable condition and what is
more it does have the right size coping stone, which we often find is
not the case. The flashings to the flat roof that go into the parapet
wall are coming away and need work. This is dealt with within the Roof
Section of this Report.
Parapet Wall to the Front of the Property
There is a small parapet wall to the front of the property
to the right hand side. There has been some movement in this due to
its exposed position. We believe that if the felt flashing is removed
and a proper lead flashing put in its place this should be resolved.
Parapet Walls Defined
These walls are usually above the roofline and often
sit on the boundary of the property. Due to their position they are
relatively exposed and suffer from deterioration due to the elements.
Finally, we were only able to see approximately 80
percent of the parapet wall, therefore we have made our best assumptions
based upon what we could see. A closer inspection may reveal more.
Rooflights
There are two rooflights over the gentlemen’s
toilets. We have not been able to inspect these close up as we have
not been able to get onto this roof. However, from what we could see
they looked to be in reasonable condition. The have a metal surround,
which is ventable (when new, it may no longer be and you may no longer
be able to open the vents or shut them) and it has a Georgian wire polish
plate glass roof.
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This was the best we were able to view them. They
look in reasonable condition.
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Finally, we have made our best assumptions on the overall
condition of the chimney stacks, parapet walls and roof lights from
the parts we could see. The inspection was made from ground level within
the boundaries of the property (unless otherwise stated) using a x16
zoom lens on a digital camera. A closer inspection may reveal latent
defects.
Please also see Chimney Breasts, Flues and Fireplaces Section of this
Report.
ROOF COVERINGS AND UNDERLAYERS
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The Roof Coverings and Underlayers section considers
the condition of the outer covering of the roof. Such coverings usually
endure the extremes of climate and temperatures. They are susceptible
to deterioration, which ultimately leads to water penetration.
The underlayer’s function is to minimise wind and water damage.
Dependent upon the age of your property this may or may not be present,
please read on:
We will consider the roofs in four different areas,
the Main Roof, the High Level Flat Roof, the Low Level Roofs and the
Rear Roof.
Main Roof - Roofs at Two-Storey Height
There are two pitched roofs, both running about 60
degrees, clad in what we believe to be natural slate, probably the original
slate that has been re-used. One roof is what is known as a gable end
roof and the other is what is known as a hipped end roof.
Due to the way the roofs interlock together they form a valley gutter
and also there are various valleys to the rear. We noted that the slates
have been displaced in this area.
The owner advised that she was going to have this work carried out,
although she had twice previously tried to have it carried out to no
avail, the leak has continued to come in. You need to therefore get
her assurance that the roof work has been carried out satisfactorily.
Ridge Tiles
We noted light through some of the ridge tiles, although
not that many given the age, so they have probably been re-bedded at
some point.
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Predominantly there are good areas of slate work, the ridge looks
to have been repaired over the years using what is known as a
hog back tile. There are a mixture of different types of these.
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Valley Gutter
Our main concern here is the valley gutter, which are
prone to leak, and the displaced slates to the rear.
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You can see in this photo that some of the slates are being held
on by lead tingles, which indicates that it is getting close to
needing re-roofing in this area.
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Protective Underlayer (Often known as the sarking felt or
underfelt)
You can see
in this photo that some of the slates are being held on by lead
tingles, which indicates that it is getting close to needing re-roofing
in this area. |
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When we were in the roof space we noted a Hessian reinforced
sarking felt, which indicates that the property has been re-roofed within
the last 30-40 years.
High Level Flat Roof
To the left hand side there is a flat roof between
the subject property and number ???????????.
ACTION REQUIRED: This needs replacing
and the various detailing around it needs sorting out.
ANTICIPATED COST: About £1,000.
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This is the rear corner of the roof. The pen indicates where the
asphalt has come away from the fascia allowing water to go down
behind it. This is over the first floor toilet.
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Low Level Roofs
There are several low level roofs, a pitched slate
roof to the front that is in reasonable condition and has a lead flashing,
a bitumen roof with a chipping finish to the left hand side, which we
were unable to access and could only view them from a ladder. To the
right hand side there is a felt roof that has had various repairs.
ACTION REQUIRED: Generally within
the next two to three years we would expect the right hand side roof
to be renewed, including a new lead flashing, the rear roof to have
work carried out to its perimeter at the very least and probably also
to the box gutters. The front left hand roof will need to be checked
and have a close inspection when roof work to these roofs is being
carried out.
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This is the low level pitched roof to the front. Note to the left
hand side some of the pointing is starting to come away from the
flashing.
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This is the low level right hand roof. It is difficult to see in
this photo but there is literally a dip where the green mineral
felt flashing is, also note various flashing repairs that have been
carried out. |
Rear Roof
To the rear is the largest flat roof that covers the
kitchen area. This is in reasonable to poor condition, it is in a very
poor condition considering that repairs were only carried out a few
years ago.
ACTION REQUIRED: We recommend that
the flashings be repaired the very least, if not replaced in lead
and we also recommend that the box gutters are checked at the same
time.
We are also aware that the landlord/landlady have used
the roof to sit out on in the summer months. This puts point loads on
the roof and if you intend to do the same we suggest that a walk way/sitting
out area is added to the roof in the form of tiling.
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General picture
of rear roof. |
The pencil indicates
indents in the roof where such things as chairs or tables have
been sat in hot weather. |
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Close up of
the box gutter, which is always a weak area on this type of roof. |
Finally, all the roofs were inspected from ground level
with the aid of a x16 zoom lens on a digital camera. Flat roofs have
been inspected from on the roof.
ROOF STRUCTURE AND LOFT
(ALSO KNOWN AS ROOF SPACE OR ATTIC SPACE)
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The roof structure or framework must be built in
a manner which is able to give adequate strength to carry its own weight
together with that of the roof covering discussed in the previous section
and any superimposed loads such as snow, wind, foot traffic etc.
The main roof is accessed via the loft hatch located
on the first floor landing. From what we could see there is no access
to the rear right hand side of the roof.
The access to the main roof has no loft ladder, there is a roof light
but there was no light at the time of our survey and there are some
boards, although these are not secured. We recommend that a ladder,
a florescent light tube and secured boards are added as this will make
the roof space safer and easier to use.
The roof space has been viewed by torch light, which has limited our
viewing slightly.
This is a timber roof that has been purpose made. We believe it is what
is termed a close coupled roof. It is fairly typical of roofs from the
Victorian era. There are purlins running along the length of the roof
to give extra support to the common rafters, which is quite common.
There are also steel poles running from the apex of the roof that are
ceiling level to give extra support.
Water Tanks
Formed in plastic and assumed
new. We noted that there were no lids to the tank, which means
that all sorts of debris is getting into them. Please see our
photo. We suggest you have these drained and cleaned before you
clean your teeth with this water. |
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Water
tank |
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Electrics
We are concerned with the electrics
for the surface mounted lighting found in the first floor. If
you look closely at this photo you will see that the live red
wire could easily be knocked and cause a fire. Funnily enough
there is straw nearby. More modern versions of this type of light
have the wiring etc encased at the top. We recommend these be
replaced. |
|
Fire Wall
Normally we would talk about a fire wall in a semi
detached property, however due to the way the property has been built
the roofs do not actually meet.
Roof Timbers
General Comment
We have inspected a random sample of the roof timbers
for active woodworm and structural defects to the timber and wet rot.
Our examination was impeded to some extent by the stored items and/or
insulation that covered part of the timber roof structure.
However, in the areas inspected we did not note any problems other than
in this instance the water staining and ingress that we have already
mentioned previously. We spent approximately half an hour inspecting
the roof structure; it is therefore feasible that there may be problems
in the roof other than those noted, which are hidden, although we believe
it unlikely. The only way to be 100% sure is to have the roofs cleared
and re-checked. We would be more than happy to carry this out but there
would be a return visit fee charged.
Finally, we would ask you to note that this is a general inspection
of the roof, i.e. we have not examined every single piece of timber.
We have offered a general overview of the condition and structural integrity
of the area.
Gutters and Downpipes is the term given to the
rainwater gutters and the rainwater downpipes. Their function is to
carry rainwater from the roof to the ground keeping the main structure
as dry as possible.
Defective Gutters and Downpipes are a common cause of dampness that
can, in turn, lead to the development of rot in timbers. Regular inspection
and adequate maintenance are therefore essential if serious problems
are to be avoided.
The Gutters and Downpipes are a mixture of plastic
and the original cast iron. To many areas they were full of grit and
mulch and need cleaning out and general re-alignment.
As it was not raining at the time of the inspection it is not possible
to confirm 100 per cent that the rainwater installation is free from
blockage, leakage etc. or that it is capable of coping with long periods
of heavy rainfall.
ACTION REQUIRED: We would always
recommend that the Gutters and Downpipes are cleaned out, the joints
are checked and the alignment checked to ensure that the gutters fall
towards the downpipes.
We did note a leak on the drain to the far left hand
corner where replacement would probably be best and we also noted a
downpipe to the front right hand side, near the bar side, which looked
to be corroding. These areas should specifically be given attention.
No doubt when it next rains you will be able to find a few other areas
that are leaking.
|
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This hopper head is not man enough
to take the water coming off the roof
that overflows. Also the right angled
joints are susceptible to leaking but
there seems to be little choice due to
the position of the extract fan.
|
Taking a step back,
the result is the
green mould to the base of the wall. |
|
To this roof
there is a complete lack of guttering altogether, which is why
you have a green stain down the wall. From memory the downpipe
on the right hand side is cast iron and rusting. |
Finally, gutters and downpipes have been inspected
from ground level. As it was not raining at the time of the inspection
it is not possible to confirm 100 per cent that the rainwater installation
is free from blockage, leakage etc. or that it is capable of coping
with long periods of heavy rainfall. Our comments have therefore been
based on our best assumptions.
External walls need to perform a variety of functions.
These include supporting upper floors and the roof structure, resisting
dampness, providing adequate thermal and sound insulation, offering
resistance to fire and being aesthetically presentable.
The original property is finished with a Flemish bond brick, which is
painted to the first floor level; part of it has a rendered plinth.
To the rear the kitchen extension is in a cavity brick.
Flemish Bond Brickwork
The property to the rear is built
with a red stock brick. It is bedded in the original lime mortar
and has more recently been re-pointed in cement mortar. The brickwork
bond is Flemish. |
|
The term Flemish Bond brickwork relates to the way
the bricks are bonded together. We are only able to see the outside
of the brickwork. In some instances, tradesmen would imitate this pattern
with a single skin of brickwork, bonding a cheaper brick on the inside,
thereby saving money/increasing profits and reducing structural integrity.
This is rare, however the only way to be 100% certain is to open up
the wall.
Generally Flemish Bond brickwork is liable to penetrating dampness internally,
dependent upon the condition of the brickwork and the exposure to the
weather. In this case the re-pointing is needed. It is essential that
external faces be kept in good condition.
Lime Every Time
In many areas the original lime mortar is starting
to show through and in some areas this has been washed away, for example
to the gable end sign on the right hand side and to the right hand chimney.
In other areas it is mouldy/mossy where the downpipes or gutters are
leaking nearby. These areas all need re-pointing again.
Unfortunately the re-pointing, whilst well meaning, is not appropriate
for this type of construction. A cement mortar has been used rather
than a lime based mortar. We recommend you use lime mortar in any future
repairs regardless of what the builders say! Using lime mortar will
limit further damage to the brickwork, which is almost impossible to
repair successfully.
ACTION REQUIRED: Over the course
of time gradually re-point the property with a lime mortar.
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General view of Flemish bond. Re-pointing needed and also some
pointing under the perimeter of the slate roof.
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Lime Mortar Defined
A mix used to bed bricks upon; its characteristics
being that it flexes and moves with the structure. It was used up to
the War years.
Cement Mortar Defined
A sand cement mix used commonly in brick houses from
about the First World War onwards (first invented about 150 years ago).
It is relatively strong and brittle and therefore does not allow much
movement.
Cracking to Front Right Hand Side Wall (all directions given
as you face the property)
There is a step crack to the
front right hand side wall, we believe this is simply differential
movement between the main building wall and the door that sits
to the left hand side of the entrance to the car park. |
|
Crack to Left Hand Wall
We went onto the adjoining land on the left hand side
through the archway to carry out an inspection of the property. Here
we found that a lintel has been built into the party wall. This has
formed or caused a point load, which has resulted in a vertical crack.
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Left hand side |
Close up of vertical
crack |
Hairline Crack to the Right Hand Chimney
breast
Upon close inspection we noted a hairline crack to
the chimney breast, roughly to the centre, but we do not think this
is anything to be too concerned about. It is possible that this chimney
is in use and that the lime has cracked, causing this hairline cracking,
if this is the case re-lining will be required, unfortunately we have
no way of checking this.
Rendered Bays
Render is often used externally on solid walls
to prevent moisture penetrating through. It is also popular as a decorative
finish.
There are two rendered bays to the front of the property
and one to the rear. The two to the front have had cement repairs fairly
recently. We could see no obvious signs as to why they have moved other
than typically bays do not have foundations underneath them and are
therefore more susceptible to movement than other areas.
As a surveyor we are always concerned when we see render-finished properties,
as the render can hide a multitude of sins. We carried out a tap test
on the render (literally hitting the render with the back of a hammer
to try to establish if there are any hollow areas to it) and we were
pleasantly surprised as we expected to find more hollow areas than we
did. Therefore we would comment that the render is fairly typical for
its age.
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The render repair to the bay looks messy, as it has not been painted.
|
Cavity Brickwork
Rear Single Storey Extension
The rear single storey extension walls are formed in
cavity brickwork, also termed stretcher bond.. The term cavity brickwork
is based on the pattern we can see on the outside bricks. We noted a
course showing the sides of the bricks (known as "stretchers")
followed by a similar course above set off so the joint is centrally
above the "stretcher". This pattern is then repeated. This
is repeated with blockwork internally and tied together with a wall
tie as shown in the sketch below.
Because we are only able to see
the outside view of the bricks, we have no way of knowing without
opening up the structure that this is a properly built cavity
wall.
Cavity walls were first used in Victorian times. It originates
from solid walls not always being waterproof against driving rain
and only giving a limited degree of heat insulation. The design
of cavity walls makes them relatively unstable and they depend
upon the wall ties. |
|
Walls of cavity construction should incorporate ties
to hold together the inner and outer leaves of masonry. As there is
no access to the cavity it has not been inspected and we cannot comment
on the presence or condition of wall ties.
Lintels
Where the window and door lintels are concealed by
brickwork, render and plaster, we cannot comment on their construction
or condition. In buildings of this age timber lintels, concrete lintels
or metal lintels are common which can be susceptible to deterioration
which is unseen particularly if in contact with dampness.
|
The lintels have been rendered over, there has been some movement
in them as indicated by the red pen, but nothing unacceptable
for the age of the property.
|
Finally, the external walls have been inspected visually
from ground level and/or randomly via a ladder. Where the window and
door lintels are concealed by brickwork, render and plasterwork we cannot
comment on their construction or condition. In buildings of this age
timber lintels, concrete lintels, rubbed brick lintels, stone lintels
or metal lintels are common, which can be susceptible to deterioration
that is unseen, particularly if in contact with dampness.
Our comments have been based upon how the brickwork, render and plasterwork
has been finished. We have made various assumptions based upon what
we could see and how we think the brickwork, render and plasterwork
would be if it were opened up for this age, style and type of construction.
We are however aware that all is not always at it seems in the building
industry and often short cuts are taken. Without opening up the structure
we have no way of establishing this.
The foundations function, if suitably designed
and constructed, is to transfer the dead or superimposed load through
the soil so it can suitably carry the loads. Many properties prior to
the 19th Century have little or not foundations, as we now think of
them, with a minimum depth of around one metre filled with concrete.
Typically, with a Victorian property of this period,
if we excavated around the foundations theoretically we would expect
it to follow the Building Act of 1878. This Act required a minimum concrete
foundation of 9 inches and an oversight layer of concrete 6 inches thick.
In practice a stepped brick foundation may be present. It is simply
not possible to tell without excavation.
We have inspected the walls for any signs of significant moment and
have not found anything in this instance.
A common problem with this type of Victorian property is that the bay
windows are sometimes not tied into the main property, which allows
them to move away from the main building. There may be a problem in
this instance of minor movement, which is why the rendering has been
carried out, but we could not see any obvious signs of movement between
the main structure and the bay.
Building Insurance Policy
You should ensure that the Building Insurance Policy
contains adequate provision against any possibility of damage arising
through subsidence, landslip, heave etc.
Finally, we have not excavated the foundations but we have drawn conclusions
from our inspection and our general knowledge of this type, age and
style of property.
As no excavation has been carried out we cannot be 100 percent certain
as to how the foundation has been constructed and we can only offer
our best assumptions and an educated guess, which we have duly done.
Trees within influencing distance of a property
can affect the foundations by affecting the moisture content of the
soil.
There are no trees within influencing distance of the
main property, however to the rear of the property there are several
fairly large trees that are close to the adjoining building and possibly
blocking their light and definitely being within what we would term
as influencing distance.
We spoke to the owners about this building, from memory it appeared
new (I once actually worked down this road, although it was many years
ago). We were advised that the company had not pulled down the old building
but re-clad the outside fairly recently, so we assume that at that time
it was also checked for structural movement.
ACTION REQUIRED: We would recommend
that an Arboriculturist is called out as soon as practicable to give
a comment on how best to maintain the trees.
Influencing Distance Defined
This is the distance in which a tree may be able
to cause damage to the subject property. |
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Please also refer to the External Areas Section.
The Building Act of 1878 required a damp proof
course to be added to all newly built properties within the London area.
It also required various other basic standards. These requirements were
gradually taken up (or should that be grudgingly taken up) throughout
London and then the country as a whole, although this took many years
for it to become standard practice.
All modern properties should incorporate a damp proof
course (DPC) and good building practice dictates that a differential
of 150mm (6 inches) should be maintained between the damp proof course
and ground levels.
It was not possible to see if there is a damp proof course to the front
of the property due to the rendered plinth. Often damp proof courses
are hidden behind the plinths in the form of a slate damp proof course,
but we cannot be certain in a property of this age. Unfortunately we
were unable to inspect this internally due to the decking, the bench
seating and the dado rail.
To the single storey rear extension for the kitchen there is cavity
brick and we did note a thickening of the mortar indicating there is
a damp proof course built in, which would be normal for this age of
property.
Your attention is drawn to the section of the report specifically dealing
with dampness.
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The rendered plinth in red. It is not unusual to find some dampness
in properties of this age.
|
Finally, sometimes it is difficult for us to identify
if there is a damp proof course in a property. We have made our best
assumptions based upon our general knowledge of the age, type and style
of this property.
The external joinery part of this section covers
windows, doors, fascias and soffits and any detailing such as brick
corbelling etc.
Windows primary functions are to admit light and air, but they also
have thermal and sound properties. The doors allow access and egress
within the property. Another element of external joinery is the fascias
and soffits. These offer protection to the rafter feet and also allow
the securing of guttering.
Fascias and Soffits
The fascias and soffits are painted timber. Most of
the fascia is hidden by the rainwater gutter, however they appear in
reasonable condition. We are advised that the present landlady had not
had them re-decorated in the past few years she had been there. A customer
believed that external re-decoration was last carried out about five
years ago. Most leases have an external re-decoration clause that is
usually about every five years, so you should check this to make sure
you do not have to paint the property.
ACTION REQUIRED: Your Legal Advisor
to check when the next re-decoration is required under your lease
terms.
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A view of the fascia and soffit.
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Windows and Doors
You have a mixture of mock Georgian style windows to
the front of the property and sliding sash windows to the rear of the
original part of the property and casement windows to the new extension.
Approximately half of them will need redecorating, of this half approximately
a quarter will need repair work. They would all be in what we would
classify as saveable condition.
ACTION REQUIRED: We suggest a good
quality joinery firm would take the best part of a week to sort these
windows out. We feel it would be well worth spending the money on
the older windows, but not so much on the more modern extension windows.
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A view of one of the newer windows.
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Finally, we have carried out a general and random inspection
of the external joinery. In the case of the fascias and soffits it is
typically a visual inspection from ground level. With the windows and
doors we have usually opened a random selection of these during the
course of the survey. In this section we are aiming to give a general
overview of the condition of the external joinery. Please also see the
Internal Joinery section.
The external decorations act as a protective coat
for the building from the elements. Where this protective covering has
failed, such as with flaking paintwork, the elements will infiltrate
the structure. This is of particular concern as water is one of the
major factors in damage to any structure.
In this case the external decorations are fairly reasonable
to the brickwork and there is bare timber visible to some of the windows
and doors and wet rot will definitely need repairing. To the fascias
and soffit boards the paint is just starting to flake. To the signage
flaking is occurring to the base.
Cleaning of Brickwork
There are various areas where moss is present, from what we could see
this is normally related to problems with the Gutters and Downpipes,
which need resolving and we would recommend that the moss is cleared
away as it is unsightly. The areas where we noticed moss are as follows:
- Rear right hand side of the kitchen, where a hopperhead
looks to be overflowing leaving moss at the lower level.
- Front left hand side just above the flat roof over the gentlemen’s
toilets, there looks to be a leaking gutter in this area.
- To the rear left hand side, behind where the private living
accommodation and W.C. is, again this relates to a leaking gutter.
- to the rear of the bathroom area, this we believe relates
to the angle that the downpipe is aimed, which looks to spray water
onto the wall and needs adjusting.
ACTION REQUIRED: Clear moss from
brickwork once associated repairs have been carried out.
Finally, ideally external redecoration is recommended
every four to five years dependent upon the original age of the paint,
its exposure to the elements and the materials properties. Where painting
takes place outside this maintenance cycle repairs should be expected.
Ideally redecoration should be carried out during the better weather
between mid-April and mid-September.
Please see our comments in the External Joinery section.
INTERNAL
CELINGS, WALLS, PARTITIONS AND FINISHES
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In this section we look at the finish applied to
the structural elements such as the plasterwork applied to the ceiling
joists, walls or partitions, together with the construction of the internal
walls and partitions. The concept of internal finishes is relatively
modern. Partitioning developed originally to separate the livestock
from the human occupants. Finishes have developed from this very functional
beginning to their decorative nature of today.
Ceilings
From the age of the property we believe the ceilings
will have originally been lath and plaster, although the new alterations
are likely to have been built with a plasterboard finish. Generally
the ceilings are in reasonable condition, although we would refer you
to our room by room schedule at the end of this section.
Lath and Plaster Defined
Laths are thin strips of timbers which are fixed
to the structure. Wet plaster is applied to the laths, usually
in several layers. The plaster forms a key as it is forced between
the laths. This plaster, once dry, is given further coats and
often a decorative finish. |
|
Internal Walls and Partitions
There are a mixture of solid walls and studwork walls,
this is fairly common in a public house of this age, which has been
converted and amended over the years. Without opening up the structure
we have no way of checking what supports have been added and therefore
cannot confirm its suitability other than to say that the structure
would appear to have stood the test of time and we noted no visible
visual stress marks.
We would refer you to our schedule at the end of this section, which
gives a detailed report of the condition of the various areas in the
property room by room.
Finally, ceilings, walls and partitions have been inspected from floor
level and no opening up has been undertaken (unless permission has been
obtained by yourselves). In some cases the materials employed cannot
be ascertained without samples being taken and damage being caused.
We cannot comment upon the condition of the structure hidden behind
plaster, dry lining, other applied finishes, heavy furniture, fittings
and kitchen units with fitted back panels.
CHIMNEY BREASTS, FLUES AND FIREPLACES
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With the advent of central heating fireplaces tend
to be more a feature than an essential function in most properties.
At the time of the survey both fires were not in use,
however there was one fire to the left hand side of the bar that looked
to have been in use recently, but unfortunately the landlady did not
know when the chimney had last been swept.
Finally, it is strongly recommended that flues be cleaned and checked
for obstruction prior to use to minimise the risk of hazardous fumes
entering the building.
Please also see the Chimney Stacks, Flues and Parapet Walls section
of this Report.
Functionally floors should be capable of withstanding
appropriate loading, preventing dampness, have thermal properties and
durability. In addition to this upper floors should offer support for
ceilings, resistance to fire and resistance to sound transfer.
No exposure was carried out due to the restrictions
of fitted carpets, floor coverings etc. The comments are based upon
our experience and knowledge of this type of construction.
Ground Floor
Although areas of the ground floor
bar are finished with a timber floor boarding, we believe that
underneath this there is a concrete finish. As we have not lifted
carpets etc we have no way of being certain of this and/or the
standard construction of the floors. |
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First Floor
Again we have not exposed this floor, however we believe
it to be of joist and floorboard construction, as this is typical for
this age of property. In addition there are likely to have been some
steel ‘I’ beams added where walls have been removed on the
ground floor.
No floorboards were lifted, and the floor was not accessed.
Joist and Floorboard Construction Defined
These are usually at first floor level consisting
of a joist supported from the external walls, either built in
or, in more modern times, sitting upon joist hangers, sometimes
taking additional support from internal walls, with floorboards
fixed down upon it. |
|
Finally, we have not been able to view the actual floors
themselves due to them being covered with fitted carpets, floor coverings,
laminated flooring etc. The comments we have made are based upon our
experience and knowledge of this type of construction. We would emphasise
that we have not opened up the floors in any way or lifted any floorboards.
In this section we look at any problems that are
being caused by dampness. It is therefore essential to diagnose the
source of the dampness and to treat the actual cause and not the effect
of the dampness.
Rising Damp
Rising damp depends upon three components, the
porosity of the structure, and the supply of water and the rate of evaporation
from the wall surface. The water rising from the ground will tend to
rise in the raw materials and will continue to do so due to capillary
action to varying degrees of intensity and height.
Unfortunately our testing was restricted due to the
finishes in the trading area, which included close boarding and tiling,
for example, in the toilet and kitchen areas. Given the age of the property
we feel there is likely to be some dampness, however this is present
hidden by the décor and fixtures and fittings.
ACTION REQUIRED: If you wish to
be 100% certain that there is no dampness then we recommend that sections
of the close boarding are removed and quotations are obtained from
a damp proof company.
Effective testing was prevented in areas concealed
by heavy furniture, fixtures such as kitchen fittings with back boards,
and wall tiles etc.
Lateral or Penetrating Dampness
This is where water ingress occurs through the
walls. This can be for various reasons such as poor pointing or wall
materials or inadequate gutters and downpipes, such as poorly jointed
gutters.
Tests were taken with a damp meter and we found some
dampness, but this was at an acceptable level for this type, style and
age of property.
Condensation
We believe that some condensation will occur in both
the kitchen and the bathroom as there is not suitable extraction in
either. At the time of our inspection the kitchen window was open (although
it was a cold winter’s day) as the washing was being carried out
in this area, which of course leads to condensation.
ACTION REQUIRED: We recommend that
extract fans are added to any high humidity areas such as bathrooms
and kitchens and in these areas where there already are extract fans
we recommend that these are cleaned and generally overhauled.
Finally, effective testing was prevented in areas concealed
by heavy furniture, fixtures such as kitchen fittings with backboards,
wall tiles and wall panelling. We have not carried out tests to BRE
Digest 245, but only carried out a visual inspection.
This section considers dry rot, wet rot and woodworm.
Wet and Dry rot are species of fungi, both need moisture to develop
and both can be very expensive to correct. We would also add that in
our experience they are also often wrongly diagnosed.
Dry Rot and Wet Rot
Dry rot is also sometimes known by its Latin name
Serpula lacrymans. Dry rot requires constant dampness together with
a warmish atmosphere and can lead to extensive decay in timber.
Wet rot, also known by its Latin name Contiophora puteana, is far more
common than dry rot. Wet rot darkens and softens the wood and is most
commonly seen in window and doorframes, where it can relatively easily
be remedied. Where wet rot affects the structural timbers in a property,
which are those in the roof and the floor areas, it is more serious.
There is wet rot visible in the roof space, if left
this could ultimately lead to dry rot. We have set out earlier within
this report ways to repair the roof, which should stop the dampness
coming into the property.
Woodworm
Active woodworm can cause significant damage to
timber. There are a variety of woodworm that cause different levels
of damage with probably the worst of the most well known being the Death
Watch Beetle. Many older properties have woodworm that is no longer
active, this can often be considered as part of the overall character
of the property.
The roof space was inspected for woodworm and there
were no obvious visual signs of it or indeed signs that past woodworm
activity had caused any structurally significant damage, however, if
you wish to be 100 per cent certain the only way would be to have a
check when the property is emptied of furniture and various stored items.
Although I think it is unlikely there is active woodworm you can never
be 100 per cent certain.
ACTION REQUIRED: If you wish to
be 100 per cent certain get the property checked when it is empty
of fixtures, fittings and furniture etc.
Finally, when you move into the property, floor surfaces
should be carefully examined for any signs of insect infestation when
furniture and floor coverings are removed together with stored goods.
Any signs that are found should be treated to prevent it spreading.
However, you need to be aware that many damp and woodworm treatment
companies have a vested interest in selling their products and therefore
have fairly cleverly worded quotations where they do not state if the
woodworm they have found is ‘active’. You should ask them
specifically if the woodworm is active or not.
We would also comment that any work carried out should have an insurance
backed guarantee to ensure that if the company does not exist, or for
whatever reason, the guarantee is still valid. More importantly it is
essential to ensure that any work carried out is carried out correctly.
Cellars and vaults tend to be found in older properties
and offer a useful space, although usually they are dam, unless some
treatment has taken place such as the tanking of the walls, which is
a liming process, or an external damp proofing membrane of some type
has been added, or if internally the walls have been lined, therefore
hiding the damp. Cellars are often susceptible to flooding from excessive
rain, rising water table levels or even blocked drains.
Please see our comments within the schedule at the
end of this Report.
Finally, we have made a visual inspection of the cellar/vault only and
have no way of knowing what the construction is without opening up the
structure.
In this section we put any other matters that do
not fit under our usual headings.
Environmental Health
We recommend that your Legal Advisor makes formal enquiries
with regard to the Environmental Health Notices that have been served
or are pending.
ACTION REQUIRED: As detailed above.
The difficulty with Environmental Health issues is
that they are very subjective and really down to the particular Environmental
Health Officer that visits and their relationship with the Landlord/Landlady.
We noted during the course of our inspection both property issues and
the way in which the operation was run issues, which we feel the Environmental
Health Officer would not be happy if they saw them. You may already
have your own ideas upon this type of area.
Generally however, the kitchen could do with a very good spring clean
and general re-organisation.
The Disability Act
The Disability Act came into being recently and generally
requires you to consider the disabled. This can range from anything
from the partially sighted to the wheelchair bound and you need to give
reasonable consideration to allow them to use the premises as would
any able bodied person. In this instance this may mean having a ramp
available to allow them to get into the pub, having staff trained and
aware of their needs and requirements to be able to assist them etc.
Security
We are advised that the property has two close circuit
TV cameras, but neither of them are currently working.
Fire Precautions
During the course of our inspection we did not note
any fire extinguishers or other such appliances, which we were surprised
at.
ACTION REQUIRED: Your Legal Advisor
to check to see if there is a current Fire Certificate on the property.
Insurance
We would always recommend staying with the existing
insurance company, then if there are any problems you should not have
the difficulty of negotiating with two insurance companies passing the
blame between each other.
This survey does not include any specialist reports
on the electricity supply and circuits, heating or drainage as they
were not requested. The comments that follow are based upon a visual
inspection carried out as part of the overall Building Survey.
Services and specialist installations have been visually inspected.
It is impossible to examine every detail of these installations without
partially dismantling the structure. Tests have not been applied. Conclusive
tests can only be undertaken by suitably qualified contractors. The
vendor should be requested to provide copies of any service records,
test certificates and, ideally, the names and addresses of the installing
contractors.
The electric fuses and consumer units were located
in the office area. From our visual inspection we do not believe the
electric system would meet current Regulations.
ACTION REQUIRED: If there is no
record of an electrical test having been undertaken within the last
five years it is recommended that the insulation be tested by a competent
electrician (NICEIC registered) and all recommendations implemented.
Thereafter the insulation should be re-tested every five years.
There is very little we can check for in a gas
installation, we do inspect to make sure there is one and that it has
a consumer unit and that the boilers are vented. Ideally you should
have a service inspection carried out by an independent CORGI registered
plumber.
We have not been able to locate the gas meter. The
gas is used for both cooking and heating and we forgot to ask during
our question and answer session. We are happy to return if this is an
issue.
We do not carry out any gas tests. All gas appliances, pipework and
flues should be the subject of an annual service by a competent engineer,
i.e., a member of CORGI (the Council of Registered Gas Installers);
works to gas appliances etc., by unqualified personnel is illegal. Unless
evidence can be provided to confirm that there has been annual servicing
we would recommend that you commission such a service prior to use to
ensure safe and efficient operation.
As a matter of course it is recommended that the entire gas installation
is inspected and made good, as necessary, by a CORGI registered contractor.
Thereafter the installation should be serviced annually.
In this section we do our best from a visual inspection
to look at how the water is supplied to the property, how the supply
is distributed around the property, how it is used to heat the property
and how it is discharged from the property.
Water Supply
The controlling stopcock was not located. It is important
that its presence is established in case of bursts or leaks. The stopcock
and other controlling valves have not been inspected or tested for operational
effectiveness.
It should be noted that the supply pipe from the Water Company stopcock
to the internal stop tap is the responsibility of the property owner.
We cannot comment on the condition of the water service pipe to the
building. It should be appreciated that leaks can occur for some time
before signs are apparent on the surface.
Water Pressure
When the taps were run to carry out the drainage test
we checked the pressure literally by putting a finger over the tap and
this seemed reasonable.
The Water Board have to guarantee a certain pressure of water to ensure
that things like boilers, particularly the instantaneous ones have a
constant supply of pressured water (they would blow up if they didn’t!).
Cold Water Cistern
This is located within the roof. As already mentioned
it requires a cover.
Please see our comments in the Roof section
Hot Water Cylinder
The property has a combination boiler and therefore
does not have a hot water cylinder.
Plumbing
The plumbing, where visible, comprises copper pipework.
No significant leakage was noted on the surface, although most of the
pipework is concealed in ducts and floors.
Heating
Our limited inspection of the hot water and central
heating system revealed no evidence to suggest any serious defects but
we would nevertheless recommend that the system be tested and overhauled
before exchange of contracts and that a regular maintenance contract
be placed with an approved heating engineer. As mentioned earlier we
noted that some radiators were off the wall and need re-securing.
Soil and Vent Pipe
There are various soil and vent pipes. Our main
concern is how these go through the rear flat roof and this flashing
detail should be tidied up when the roof is repaired. |
|
Finally, it should be noted that the supply pipe from
the Water Company stopcock to the internal stop tap is the responsibility
of the property owner.
We cannot comment on the condition of the water service pipe to the
building. It should be appreciated that leaks can occur for some time
before signs are apparent on the surface.
In this section we consider the overall condition
of the sanitary fittings such as the toilets, bathrooms, the kitchen,
the utility rooms and the cloakrooms.
Please see our comments within the schedule at the
end of this report.
The sanitary system, as we know it now, came into
being some 100 years ago during the Victorian era and works so successfully
today it is often taken for granted. It is only in recent years that
re-investment has taken place to upgrade the original drainage systems.
It is assumed that the foul drains from the property
discharge into a public sewer; this should be confirmed by your Legal
Advisor prior to exchange of contracts, who should also provide information
in respect of any common or shared drains including liability for the
maintenance and upkeep of the same.
Inspection Chambers/Manholes
For your information, inspection chambers / manholes
are required to be provided in the current Building Regulations at each
change of direction or where drainage runs join the main run.
Unfortunately in this instance we did not find any
manholes within the curtilage of the property and therefore have not
been able to inspect the drains. However, during our question and answer
session we were advised that there was a grease trap, although we could
not actually find this.
You should be aware that properties of this age that originally started
off serving beer and have generally moved towards a food trade can have
problems with the drains, particularly when an excess of grease is discharged
into the drains, which can cause blocking.
Finally, it must be emphasised that the condition of the property’s
foul drains can only be ascertained by the carrying out of a test; such
a test has not been undertaken. Should there be leaks in the vicinity
of the building then problems could occur, particularly with respect
to the stability of the building’s foundations. Drainage repairs
are inevitably costly and may result in damage being caused to those
areas of the property beneath, or adjacent to, which the drains have
been run.
Rainwater/Surface Water Drainage
Whilst very innocent looking rainwater downpipes
can cause lots of problems. If they discharge directly onto the ground
they can affect the foundations and even if they are taken away to soak-aways
they can attract nearby tree roots or again affect foundations.
Some rainwater drains are taken into the main drainage system, which
is now illegal (as we simply do not have the capacity to cope with it),
and can cause blockages to the main drains! Here we have done our best
from a visual inspection to advise of any particular problems.
We have been unable to determine the ultimate means
of rain/surface water disposal. It was noted that some of it disposes
directly onto the pavement/patio area and we feel there are unlikely
to be soak-aways. The remaining drains are likely to discharge directly
into the main drains.
Finally, rain/surface water drains have not been tested and their condition
or effectiveness is not known. Similarly, the adequacy of soak-aways
has not been established although you are advised that they tend to
silt up and become less effective with time.
Please also see our comments within the Gutters and Downpipes section.
OUTSIDE AREAS
There are no outbuildings.
Right Hand Boundary
The right hand boundary is made up of a horizontal
shiplap fence with concrete posts. This is in need of re-staining and
re-aligning.
Opposite the gable of the pub there is a gable of a residential property
which has a pea shingle render to the majority of it, with the exception
of the bottom meter and a half that has a plain render. There is also
a scaffold pole handrail to the rear right hand side boundary.
Rear Boundary
The rear boundary is formed with two large conifers,
an unidentified tree and a brick wall of approximately two meters high
with piers in it of about every two meters, which is at a slight angle.
There is a rendered section of about two meters squared to the far right
hand corner.
Left Hand Boundary
To the left hand side there is a vertical shiplap boarded
timber fence with timber posts. This is in need of re-staining. The
car park is tarmac with parking for approximately 16 cars. The tarmac
is in reasonable condition, although there do not appear to be any drains
upon it.
On the left hand side there is also a wall and fenced area that incorporates
a bin store and access to the cellar. The fence in this area is horizontal
shiplap boarding with concrete posts and a dwarf brick wall. There is
also a low level patio area here with a dwarf brick wall that is part
retaining wall. We noted no weep holes to the wall and a corner section
of the wall has been cut back for steps in the corner. We noted some
vegetation to the patio area and we noted the two gullies, one of them
had a missing gully cover.
Whilst we note the boundaries, these may not be the legal boundaries.
Your Legal Advisor should make further enquiries on this point and advise
you of your potential liability with regard to any shared structures,
boundary walls and fences.
The left hand boundary is usually the responsibility of the subject
property.
LISTED BUILDING AND CONSERVATION AREA
From our investigations the property has been identified
as being Listed and situated within a Conservation Area.
Your Legal Advisor should confirm the above and carry out any searches
he/she feels are necessary.
INTERNAL
There now follows a room by room schedule of condition
of the property.
Private Living Accommodation
Kitchen
Ceilings
Lightly artexed with inset ceiling lights. There are
several hairline cracks (these do not look to be plasterboard related).
Walls
Painted with two layers of tiles above the work top
kitchen units. Both wall mounted and floor mounted kitchen units, which
are slightly dirty and some of the handles are broken or missing (we
counted two broken and two missing).
One wall freshly plastered, no decorative finish.
Floors
Vinyl finish.
Joinery - Windows and Doors
Sliding sash window in need of decoration and some
filling. Four panelled painted timber door with marks and scuffs.
Services
Internal radiator.
The boiler is a Baxi combi range. It is installed on the external wall
with an undecorated service duct that needs decorating.
NOTE: We noted that most of the electric sockets are surface mounted
(as opposed to being inset and flush).
First Floor Bedroom – Far right hand side
Ceilings
Lightly artexed and in fair condition. Near the door
there is damage to the wallpaper – possible leak above (unfortunately
there is no access to this ceiling, so it is difficult to comment further
other than to say that this sits approximately where the valley gutter
is between the two main roofs and therefore is a likely area for a leaking
roof).
Walls
Papered and painted and in tired but reasonable condition.
Floors
Carpets. Slightly marked.
Services
Old style gas fire fitted to chimney. Double panelled
internal radiator.
Please see our comments at the end of this section with regard to internal
radiators, which the majority of the radiators to the first floor are.
Windows and Doors
Sliding sash windows (not opened) and panelled door
with minor marks.
Stair Hallway
Ceilings
Papered and painted, slightly marked. Insert ceiling
lights, we are slightly concerned about these as the electric wiring
is exposed within the roof space. Please see the comments within the
Services Section of this Report.
Walls
Painted woodchip, tired with some marks.
Floors
Carpet, slightly marked.
Landing
Slightly marked – difficult to view due to the
amount of stored items within this area.
Carpet
The small area we could see was slightly marked.
Stairway
Some of the steps’ carpeting is unfinished.
Joinery
Handrail newel posts are painted timber with slight
marks
Window
Sliding sash window with no access – due to the
stored items on the landing.
Bedroom Two – Front right hand side
Ceilings
Painted woodchip - tired.
Walls
Painted woodchip with hairline crack running the length
of the left hand dividing wall (directions given as you face the property).
Some marks to the walls.
Joinery
Two built in cupboards either side of the chimney with
slatted doors. The chimney is vented.
Floors
Carpeted, slightly marked.
Windows and Doors
A mock Georgian look window with a top opening light
– generally dirty and in need of cleaning. A panelled door marked
and scuffed.
Services
Internal radiator.
Bedroom Three – Presently used as an ironing room
– (small)
Ceilings
Lightly artexed, starting to go off colour.
Walls
Painted woodchip. A vertical crack running from the
ceiling to floor level. Studwork walls. Paper is generally coming off
the wall at the edges of each role.
Floors
Carpeted and slightly marked.
Joinery
Skirtings marked and wood is visible in some areas.
Built in cupboards, the doors are painted timber and are dated.
Windows and Doors
Mock Georgian window with opening top light. Generally
dirty. Panelled entrance door which is painted white and stained and
marked.
Services
Internal radiator.
Access Corridor
Ceilings
Mixture of painted areas and painted woodchip paper
with ceiling mounted lights.
Walls
Painted woodchip (bright red).
Floors
Carpeted and marked.
Joinery
Timber dado rail to the rear side wall.
Bedroom Four
Ceilings
Painted woodchip.
Walls
Painted wallpaper with graffiti and needing complete
redecoration.
Floors
Carpets badly marked and stained.
Joinery
Chipped skirtings.
Built in cupboard with timber slats around the chimney. The chimney
is vented.
Windows and Doors
Dirty mock Georgian with top opening light. Double
panelled entrance door, which is marked and scuffed with a damaged doorframe
where the room looks to have been broken into at some point in time.
Services
Internal radiator.
Toilet – Far left hand side
Ceilings
Painted woodchip paper.
Walls
Painted woodchip paper - marked
Floors
Carpeted and in reasonable condition.
Sanitary wear
Dirty.
Joinery - Windows and Doors
Sliding sash window in need of making good, general
easing and adjusting and re-decoration. Painted panelled entrance door
with some minor marks on it.
Bathroom
Ceilings
Lightly artexed with pealing paint over the bath. Inset
light and also surface mounted light. Extract fan in need of cleaning.
Sanitary wear
Enamelled bath and ceramic wash hand basin. General
overhaul required.
Walls
Tiled from ceiling to bath level on the bath side with
some tiling around the external wall and the wash hand basin with paint
to the remainder of the wall.
The seal between the tiles in the bathroom needs re-masticing and some
of the tiles have lost their key and need re-bedding. There are some
fixing holes within the tiles.
Floors
Carpeted.
Joinery - Windows and Doors
Timber sliding sash window in reasonable condition.
The door is a painted four panelled door with two glazed sections to
the top all messily painted white, which has gone over the glass areas
as well.
In Summary
In our opinion the entirety of the first floor needs
re-decoration to ceilings and walls and joinery. In addition to this
most rooms need re-carpeting.
We would also comment that the radiators are fitted on internal walls
which tends to promote dampness through cold spots.
The electrics look to have been added to over the years and we do recommend
that an electrical test is obtained prior to accepting responsibility
for the lease.
Ground Floor
Catering Kitchen
Ceilings
Some marks and staining.
Walls
Tiled throughout with some ingrained dirt and grease
to the grout and various old fixing points (we judge in the region of
20).
Floors
Altro-style flooring, some of the sealed units are
starting to come away and there is general marking and staining, particularly
to the perimeters.
Joinery
Two cupboards within the kitchen area, one to the boiler,
presumably for the trading area, with no manufacturers name visible
on it, however there is a Potterton timing device. There is also a factory
insulated cylinder, the sealing in this area is starting to come away
slightly.
Windows and Doors
Painted single glazed timber casement windows in reasonable
condition. Painted entrance door with vision panel and door closer.
Storage Cupboard
Ceilings
Painted with a hairline crack to the far corner.
Walls
Tiled. Some of the tiles are starting to come away,
approximately a dozen or so to the rear wall.
Floors
Altro-style with the seal completely gone at the door
joint.
Joinery
Three shelving units, all painted timber, some of these
are marked and worn and could do with re-decoration.
Doors
There is a painted flash panelled door. We noted impact
damage, general marking and dust and dirt from everyday use.
The external door to the rear is a two panelled door with a top vision
panel. The thermal seal is starting to come away from it.
Kitchenware/Sanitary wear
This includes a double sink and double drain, stainless
steel six ring gas cooker with a double extraction hood above it, three
microwaves, and two fryers with a single extractor hood above it and
a griddle and various stainless steel units. There are also various
fridges and freezers.
We have not tested any of the units.
Toilet Opposite Kitchen
This does not look to be presently used and there are
various stored items in it.
Ceilings
Painted and in need of re-decoration. There is some
mould to the corner areas and some hairline cracks that looked to be
plasterboard cracking.
Walls
The walls are tiled, mould covered in parts and dirty.
Floors
Quarry tiled, dirty and in need of a clean.
Sanitary ware
The W.C. and wash hand basin are in desperate need
of a clean.
Joinery - Windows and Doors
There is a timber entrance door, which we could barely
open due to the amount of stored items in the area. We could not gain
access to the window, although externally the paint is flaking on it.
Lobby Area to First Floor and External Access
Doors
The external door looks to be an internal quality painted
flash panelled door. The door to the base of the stairs is a painted
impressed hardboard door, which has some damage and is also marked.
The internal door between the lobby and kitchen corridor is a six panelled
timber door, which is damaged and has part of a panel missing and is
not painted.
There is a partition that has been formed in plasterboard that looks
to have been added as a fire regulation requirement to separate the
stair area from the kitchen, which is considered a high risk area.
Floors
There is an Altro-style floor covering that is marked
and dirty.
‘Office’ – Galley-style
Ceilings
Lightly artexed with a taped joint with the tape coming
away.
Walls
Painted. Marked and in need of re-decoration. There
is a high level kitchen-style unit and a desk top.
Floors
Altro-style. Some of the welded joints are starting
to come away. There is a mass of services to the front right hand corner
(all directions given from the front of the property). The flooring
is literally coming away at the entrance to the cellar.
Joinery - Windows and Doors
No door or windows to this area.
Cellar – off of Office area
Ceilings
Painted ceiling with some hairline cracks following
the plasterboard line and some general marking. There is also a leak
to the ceiling to the far left hand edge. This has resulted in some
hairline cracking around the beam.
Walls
Painted blockwork. There is a painted brick plinth,
three courses high, to the perimeter of the cellar, we assume to protect
the blockwork.
Floors
Concrete, marked.
Joinery - Windows and Doors
The entrance door is a painted panelled door that is
badly marked.
There are two rear metal plated doors.
Services
The area includes a cooler unit, beer cleaning lines,
general storage shelves, Formica cupboard on a shelving system and doors
to the rear with a floor drain (no sump pump visible).
Trading Area
Gents Toilets
Ceilings
Painted, marked, stained and tired.
Roof Lights
Two Georgian wire, polish plated rooflights, flat with
side vents, which looks to be metal.
Walls
Tiled from floor to ceiling, marked and ingrained dirt
to the top portion.
Floors
Quarry tiled throughout with ingrained dirt to the
joints and to the perimeter. Some marks to the quarry tiles in the W.C.
Windows and Doors
Painted timber window with a Georgian wire, polish
plate glass. The paintwork is dirty and tired. The fan within the window
needs cleaning.
The entrance door is a six panelled door which is marked with paint
missing and various graffiti scraped into it. The door closer is broken.
The W.C. door is a flash panelled door with minor scratches on it. The
framework paint is yellowing.
Services
Single panelled radiator.
Sanitary ware
Two urinals, wash hand basin and W.C.
Ladies W.C.
Ceilings
Painted ceiling. Marks where the lights have been moved
and burn marks to the ceiling. This room is internal so there are two
extractor fans, both of which need cleaning. There are two bulk head
lights in the two W.C’s, both have the casing missing and there
is also general marking on the ceiling, particularly in the W.C’s.
Walls
Predominantly tiled with paintwork to the top section.
In reasonable condition, although the mastic seal around the wash hand
basin could do with replacement.
Floors
Quarry tiled flooring with ingrained dirt to the joints
with a wood skirting surrounding it (as opposed to a tile skirting,
which would be a better detail).
Windows and Doors
Two painted flash doors to the W.C’s, in reasonable
condition. Minor amount of marking to the lower areas.
Entrance door (there is a small lobby), a painted flash panelled door
in reasonable condition.
Note: The lobby should be vented and it is not.
Main Bar
Ceilings
Painted plaster with a mixture of surface mounted lights
and spot lights.
Walls
Painted embossed paper in an ‘L’ shaped
bar with scuffs and marks to the lower area, there is a painted timber
dado rail and a pool table to the right hand side, this area is the
most heavily marked. In the main bar there is a timber dado rail with
close boarding and brown paint.
Floors
Carpets in the majority of the bar with tiles surrounding
the bar and wood boarding running left to right with the pool area being
heavily marked.
Windows and Doors
Generally marked and slightly stained and in need of
re-decoration.
Bar Servery Area
A timber boarded clad bar with painted timber canopy
with close boarding. Back bar painted timber with shelving of varnished
timber. To the front of the bar there is a Formica covered shelving
system and an Altro style floor covering.
In Summary
The areas generally need a thorough clean and re-decoration
and there are various repairs that need carrying out for example the
doors, tiling etc.
POINTS FOR YOUR LEGAL
ADVISOR |
|
If you wish to proceed with your purchase
of the property a copy of this should be forwarded to
your Legal Advisor and the following points should be
checked by him/her:- |
a) |
Responsibility for boundaries. |
b) |
Rights for you to enter onto
the adjacent property to maintain any structure situated
near or on the boundary and any similar rights your
neighbour may have to enter onto your property. |
c) |
Obtain any certificates, guarantees or approvals in
relation to:- |
|
i) |
Timber treatments, wet or dry rot infestations. |
ii) |
Rising damp treatments. |
iii) |
Roof and similar renewals. |
iv) |
Central heating installation. |
v) |
Planning and Building Regulation Approvals. |
vi) |
Any other matters pertinent to the property. |
|
d) |
Confirm that there are no defects
in the legal Title in respect of the property and
all rights associated therewith, e.g., access. |
e) |
Rights of Way e.g., access, easements and wayleaves. |
f) |
Liabilities in connection with shared services. |
g) |
Adjoining roads and services. |
h) |
Road Schemes/Road Widening. |
i) |
General development proposals in the locality. |
j) |
Conservation Area, Listed Building,
Tree Preservation Orders or any other Designated Planning
Area. |
k) |
Confirm from enquiries that no
underground tunnels, wells, sewers, gases, mining,
minerals, site reclamation/contamination etc., exist,
have existed or are likely to exist beneath the curtilage
of the site upon which the property stands and which
could affect the quiet enjoyment, safety or stability
of the property, outbuildings or surrounding areas. |
l) |
Our Report assumes that the site
has not been put to contaminative use and no investigations
have been made in this respect. |
m) |
Any outstanding Party Wall Notice
or of the knowledge that any are about to be served. |
n) |
We strongly recommend that Envirosearch
or a similar product is used by your Legal Advisor
to establish whether this area falls into a flood
plain, old landfill site etc., and brought to its
logical conclusion. If your Legal Advisor is not aware
of the system please ensure that they contact us and
we will advise them about it. |
|
|
LISTED BUILDING AND CONSERVATION AREA
From our investigations the property has been identified
as being Grade II Listed and situated within a Conservation Area.
Your Legal Advisor should confirm the above and carry out any searches
he/she feels are necessary.
PLANNING AND BUILDING CONTROL
Planning and Building Control
We have made a telephone enquiry with the Planning
Department and the Building Regulations Department on ????? at ???????,
we have spoken with a ?????????? who advised us that their records go
back to 1996 and in this time there have been no applications. We would
comment that further records will be available by visiting the Council
offices and when your Legal Advisor carries out a formal search.
We therefore advise that your Legal Advisor should carry out any checks
he or she feels necessary and confirm the above information together
with any further information that they find that they consider of interest
and relevance.
Finally, an extract from the book “Sold”!
“When you receive your full structural survey (now known as a
Building Survey), do remember that you have requested a list of the
property’s faults so it is unlikely to make cheerful reading.
Every property has its faults but what you are looking for are the serious
ones. If your Report does reveal a serious problem that you had not
anticipated when making your offer, the first thing to do is to decide
whether you want to take on the repairs if an adjustment is made to
the price. If you do, then get quotes for the work as quickly as possible
and present your case in a fair manner. Most people are reasonable under
such circumstances and will compromise but inevitably there are those
who are sufficiently confident of their position to say take it or leave
it. In a very active market, prices may have moved up sufficiently to
cover the extra expenditure in theory and the vendor will not hasten
to point this out but remember that he has probably got a vendor pressing
him to proceed quickly and starting with a new purchaser will cause
him delay”
It is our policy not to offer a conclusion to ensure that the Building
Survey is read in full and the comments are taken in context.
If you would like any further advice on any of the issues discussed
(or indeed any that have not been discussed!) then please do not hesitate
to contact us on 0800 298 5424.
For and on Behalf of
GEM Associates Ltd
Chartered Surveyors
This Report is dated
REFERENCES
The repair and maintenance of houses
Published by Estates Gazette Limited
Life expectancies of building components
Published by Royal Institution of Chartered Surveyors and
Building Research Establishment
Surveying buildings
By Malcolm Hollis 4th edition published by Royal Institution of
Chartered Surveyors Books.
House Builders Bible
By mark Brinkley, Published by Burlington Press
APPENDICES
LIMITATIONS
Our limitations are as the agreed Terms and Conditions
of Engagement.
CONDITIONS OF ENGAGEMENT
The report has been prepared in accordance with our
Conditions of Engagement dated ????????? and should be regarded as a
comment on the overall condition of the property and the quality of
its structure and not as an inventory of every single defect. It relates
to those parts of the property that were reasonably and safely accessible
at the time of the inspection, but you should be aware that defects
can subsequently develop particularly if you do not follow the recommendations.
ENGLISH LAW
We would remind you that this report should not be
published or reproduced in any way without the surveyor’s expressed
permission and is governed by English Law and any dispute arising there
from shall be adjudicated upon only by the English Courts.
SOLE USE
This report is for the sole use of the named Client
and is confidential to the Client and his professional advisors. Any
other persons rely on the Report at their own risk.
ONLY HUMAN!
Although we are pointing out the obvious, our Surveyors
obviously can’t see through walls, floors, heavy furniture, fixed
kitchen units etc. they have therefore made their best assumptions in
these areas.
As this is a one off inspection, we cannot guarantee that there are
no other defects than those mentioned in the report and also that defects
can subsequently develop.
WEATHER
It was a cold winter’s day at the time of the
inspection. The weather did not hamper the survey.
We would add that some defects only become apparent upon physical occupation
or are only present as a result of the extremes of weather (which are
becoming a more frequent occurrence); for example the year 2000 was
the wettest year on record and the 2003 the driest year on records,
this is likely to have adverse effects on lots of buildings in years
to come.
OCCUPIED/TRADING PROPERTY
The property was occupied at the time of our survey,
which meant that there were various difficulties when carrying out the
survey such as stored items within cupboards, the roof space and obviously
day-to-day household goods throughout the property and usual items associated
with running this type of business. We have, however, done our best
to work around these.
INFORMATION ON THE PROPERTY MARKET
We used to include within our reports articles on the property market
that we thought would be of interest and informative to you, however
we were concerned that in some cases these did not offer the latest
information. We have therefore decided to recommend various websites
to you, however it is important to realise the vested interest the parties
may have and the limits to the information.
www.landreg.org.uk
This records the ownership of interests in registered land in England
and Wales and issues a residential property price report quarterly,
which is free of charge. The Land Registry is a Government body and
records all transactions as far as we are aware, although critics of
it would argue that the information is often many months out of date.
www.rics.org.uk
The Royal Institution of Chartered Surveyors offer commentary on the
commercial market. Although this has been criticised as being subjective
and also limited.
However it is important to realise the vested interest that the parties
that run the websites may have and the limits to this information.
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