COMMERCIAL BUILDING SURVEY
OF
A Private 1960’s Clubhouse
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
FLUES AND PARAPET WALLS
ROOF COVERINGS
GUTTERS AND DOWNPIPES
WALLS
EXTERNAL JOINERY AND DETAILING
EXTERNAL DECORATIONS
INTERNAL
CEILINGS, WALLS, PARTITIONS AND FINISHES
CHIMNEY BREASTS, FLUES AND FIREPLACES
FLOORS
DAMPNESS
INTERNAL JOINERY
TIMBER DEFECTS
INTERNAL DECORATIONS
CELLARS (ABOVE GROUND)
THERMAL EFFICIENCY
OTHER MATTERS
SERVICES
ELECTRICITY
GAS
PLUMBING AND HEATING
SANITARY FITTINGS
MAIN DRAINS
OUTSIDE AREAS
PARKING
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 risk.
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
The property is situated within walking distance of
the centre of ????????? shopping area. We would class it as a secondary
or tertiary location.
This is a two-storey and single storey property, which
we believe was built in the mid 1960s as a library and has subsequently
been run as a club by the ?????????? and is now being run as a private
club.
From our inspection we could see that there have been
various alterations carried out over the years, which we discuss within
the main body of the report.
???????? is a market town that has some of the national
retailers and the majority of the major national banks and building
societies. It sits on the river ???????? and still has a regular market.
EXTERNAL PHOTOGRAPHS
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Front Elevation
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Left Hand Elevation
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Rear Elevation
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ACCOMMODATION AND FACILITIES
Note: There is no private living accommodation.
Ground Floor
The ground floor facilities consist of:
- Front of house trading area
- Male and female toilets
- A cellar
- A fire escape corridor
- A spirit store under the stairs
- Enclosed stairway to the first floor
First Floor
The first floor facilities consist of:
- A front of house trading area with bar servery area
and what we are advised is a separate food trading area
- Male and female toilets
- An office
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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The Bar
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This photo was taken at about
3.00pm on Friday
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Ground Floor Bar
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The Cellar
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First Floor Bar |
SUMMARY OF CONSTRUCTION
EXTERNAL
Two-storey roof: |
A flat roof covered with bitumen felt and chippings. |
Single storey roof: |
A shallow pitched roof covered with a mineral felt with
a flat roof to the far right hand side. |
Gutters and
Downpipes:
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Plastic. |
Gutters and Downpipes:
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A mixture of plastic and cast iron |
Walls: |
The two-storey section of the property is constructed
on a steel frame (assumed) with the single storey section being traditionally
built in brickwork (assumed). |
External Joinery: |
A mixture of metal windows and timber with timber fascias
and soffits. |
INTERNAL
Ceilings: |
Plasterboard and suspended ceiling
tile finish |
Walls: |
A mixture of solid and studwork with a plaster finish
(assumed) |
Floors: |
Ground Floor: Part suspended flooring
and part solid assumed concrete.
First Floor: Likely to be timber decking on a steel frame with some
timber joists (all assumed). |
SERVICES
Heating: |
A warm air system with the boiler
being located to the left hand side of the bar, with access from
the trading area. |
Hot water: |
A boiler located within the bar, believed to be electric. |
OUTSIDE
There are access alleyways to the right hand side and
rear. There is an area with a bench to the front and a small patio area
and bin store to the rear. From our visual inspection we could see no
allocated parking.
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 when discussing someone’s future business venture, when we
are trying to second-guess their priorities, so it is important the
Report is read in full. Having said all of that, we would draw your
attention to the following areas:
1) |
Roofs |
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The Main Roof
The main roof is a flat bitumen roof that is
leaking and has deflected. There was also ponding on the roof
at the time of our inspection. We believe the best way to resolve
the roof issues are to use an insulation cut to falls (to aim
any rainwater at the outlets) and then to re-felt with a high
performance elastomeric-type felt. The flashings will also need
checking, as will the parapet walls in general.
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General view
of the roof |
This photo
shows nicely the amount
of water sitting on the roof, none
of which is actually getting to the
rainwater outlets.. |
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You can see part of the damage
that has been caused internally |
The roof to the stairway has
also seen better days |
The Lower Single Storey Roof
The lower roof has a traditional double-pitched
roof, although with a fairly minor fall on it. This roof has a
mineral felt covering, which has been put on fairly badly and
has now blistered and it can be seen where repairs have been carried
out, particularly around the junction where it meets the main
building. In the long term this will need re-roofing, however
we feel on a short-term basis that patch repairs can be carried
out and new flashing work. However, it must be understood that
the longer the roof is left the more repairs will need to be carried
out, for example to the decking beneath it. We are advised that
this roof was re-roofed approximately eight years ago, however
the quality of the re-roofing is fairly poor, which is why the
problems have occurred.
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General view
of the roof. Note the
blisters, for example in the left
hand corner of this photo. |
A close up
of one of the blisters, the
pencil is sitting on top of it, you can
also see other blisters surrounding it. |
Far Right Hand Roof
This is a bitumen roof with a chipping finish.
We recommend here that the flashings are repaired and that a layer
of chippings are added to the roof to give it protection against
the extremes of sunlight and frost.
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You can tell
that the water is not
running off of this roof because
of the moss sitting on it. |
The pencil
is sitting on the mortar,
which has come away at the
top of the flashing. |
ACTION REQUIRED: The main
roof needs re-roofing with falls adding to it, the lower roof
can be patch repaired initially with future re-roofing and the
lower right hand roof can also be patch repaired in the short-term.
ANTICIPATED COST: In the
region of £25,000 - £30,000 (twenty five thousand
pounds to thirty thousand pounds). We recommend that you get
estimates on this from a suitably qualified roofing company
that specialises in flat roofs before you proceed with the purchase
of the property.
Please see the Roof Section of this Report.
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2) |
Services |
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Whilst the heating in the property
was working well at the time of our inspection we believe it is
probably original and therefore is coming to the end of its useful
life and therefore a new one should be budgeted for. However in
the first instance we would recommend a full service and report,
if they are not available from the present owners.
We also believe that the electrics should have an IEE test by
an NICEIC approved electrician, as where the roof leaks it traces
the lines of the electrical wiring, which is not ideal! Also the
standards in public buildings have generally gone up.
ACTION REQUIRED: Obtain service
records and preferably have a discussion with the companies
that have carried out the servicing. If you wish we would be
more than happy to do this if you forward details on to us.
ANTICIPATED COST: Unfortunately
we do not have suitable experience of dealing with warm air
heating systems to estimate the costs. With regard to the electrics
we would expect a test to cost in the region of up to £250
(two hundred and fifty pounds) and then there would be associated
recommendations and repairs.
Please see the Services Section of this Report.
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3) |
Fire Regulations |
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From what we could
see the building did not meet current Fire Regulations, although
these are relatively minor items such as doors and door closers
missing, fire extinguishers not being properly positioned etc.
We have not tested the fire alarm system and have only carried
out a visual inspection.
ACTION REQUIRED: We recommend
initially looking at any fire certificates that are available
and an off the record discussion with the Fire Brigade, who
are usually very helpful in this type of circumstance.
ANTICIPATED COSTS: We recommend
that you carry this out prior to purchasing the property.
You could then advise us of what work is required and we would
carry out an estimate of the costs.
Please see the Other Matters Section of this
Report.
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4) |
External Joinery – Timber
Windows and Metal Windows |
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We found rot within the timber frame of the property. This
is effectively a cladding because the strength of the property
is set out within the steel frame and can be replaced, which
does give you the opportunity to make the property more visually
appealing/visually dramatic if you so wish, without major costs.
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The pencil pushed straight through the timber frame.
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Please note we have not carried out anything other than a visual
inspection on the steel frame.
ACTION REQUIRED: In due
course repair work will be necessary, but first the roof issues
and the drainage via the rainwater gutters and downpipes needs
to be resolved. These are fairly basic in some instances,
such as re-fixing the hopperheads and downpipes.
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Note the bare timber frame. We think that possibly water
is running through this area when it rains.
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ANTICIPATED COSTS: This very much depends
upon the work you intend to have carried out. A cover up job
could run into the hundreds and a full re-vamp could run into
the tens of thousands.
Please see the External Joinery Section and
the Walls’ Section of this Report.
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5) |
Disability Act |
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From earlier in this
year (1 October) the Disability Act has been enforced. This effectively
requires anyone with a business such as this to make allowance
for disabled people entering the property. From what we could
see the wheelchair bound would be able to access via the rear
door (although we have not checked that it is wide enough) and
then could be ramped down into the main part of the building and
use the toilet facilities there (again we have not checked that
the doors are wide enough). We have included this piece of legislation
as we feel that whilst it is in the early days at present it will
become a major requirement in buildings such as this.
ACTION REQUIRED: You need
to give due consideration to not only access into the property
but how the facilities in general can be used by the disabled.
We can offer more guidance on this should you wish.
ANTICIPATED COSTS: This very much depends
upon what you intend to do.
Please see the Other Matters Section of this
Report.
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6) |
Environmental Health |
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We noted what we would
term as some environmental health issues such as the quarry tiles
that are behind the bar. Environmental Health generally much prefer
an altro-style floor (vinyl) for these areas. There are various
other items that we have seen, but during our discussions you
said that these items would be carried out by yourself in the
due course of business.
Please see the Other Matters Section of this Report.
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There are numerous other items that we would class
as DIY or handyman type work such as re-decoration, clearing of the
gutters (low level), etc. These problems are fairly typical for this
age, style and type of property. We have detailed these and other issues
within the main body of the report. The above issues are explained in
full within the main body of the report.
Purchase Price
We have not been asked to comment upon the purchase
price in this instance. We have not seen formal trading accounts or
been verbally advised of the trading figures.
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. For unskilled labour we currently use between
£50 and £75 per day (the higher costs in the city areas)
and for tradesmen we use between £100 and £200 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:-
The main risks as we see them is the water damage from the roof and
any hidden costs associated with this. We have no idea how long the
roof has been leaking and how it has affected the steel structure.
ACTION REQUIRED: We would recommend
opening up a section of the roof and part of the wall to check the
condition of the steel frame. This should be carried out prior to
legally committing to purchase this business.
The other element of unknown risk is that with the
services within the business, but you can reduce this risk by speaking
to the contractors that have been servicing the equipment and the one
that installed the new heater.
And finally we would bring your attention to various legislation-type
issues, such as the Disability Act and the Environmental Health issues,
which will need addressing in due course.
To list all the faults in this building would take us forever and a
day, so we have tried to focus on the main issues only.
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 so wish we can prepare specifications
and obtain quotations for the work, whatever you do don’t allow
the commercial agent to organise the quotes as he will utilise people
he regularly uses who know they have to keep in with him/her to get
further work and therefore are very keen to please the estate agent,
as opposed to you the real client and at the end of the day it doesn’t
take long to organise.
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
We have assumed that the business is to be sold Freehold
or Long leasehold, with no unusual or onerous clauses and that vacant
possession will be available on completion. Your Legal Advisor should
confirm that this is the case.
ESTATE AGENTS – FRIEND OR FOE?
It is important to remember that the estate agents
are acting for the seller (usually known as the vendor) and not the
purchaser and are therefore eager to sell the business (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 a Commercial Building Survey, as agreed to and signed
by yourselves. If you have not seen and signed a copy of our terms of
engagement please phone immediately.
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 business
(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.
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 house purchase - just phone us.
THE DETAILED PART OF THE REPORT
FOLLOWS WORKING FROM THE TOP OF THE PROPERTY DOWNWARDS
EXTERNAL
PARAPET WALLS AND FLUES
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Parapet Walls
Parapet walls are usually walls that are above
roof level and often sit on the boundary of the property.
Main Two-Storey Roof
There are parapet walls surrounding this roof; they are brick built
with a small copingstone sitting upon them. This copingstone is too
small and does not have the appropriate drip, which is why we believe
the edges of it have sheared off in some instances.
ACTION REQUIRED: Ideally the entirety
of the coping should be removed and replaced with copingstones with
drips on either side and suitably bedded.
Parapet Walls Defined
These walls are usually above the roofline and often sit on the boundary
of the business. Due to their position they are relatively exposed and
suffer from deterioration due to the elements.
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The edges have sheared off some of the copingstones.
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Water Tank
On the main roof there is a timber clad box section, which we believe
hides the water tank within it, this was not opened up.
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This would benefit from re-staining
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Roof Light
There is one roof light to the property. It is glazed with a Georgian
wire polished plated glass as it should be, although it looks to be
single glazed. From the tar that is around it we think it has probably
leaked in the past and we tend to find that condensation occurs on these.
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Note the tar around the edge of the roof light.
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Far Right Hand Roof
The parapet wall to the far right hand roof is also brick built with
a felt flashing, which is coming away in various areas.
In some areas the parapet is exposed on both sides to the weather, this
is why we believe the cracking has been caused. Also the drips are not
ideal and there will be similar problems to the parapets on the main
building.
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.
ACTION REQUIRED: Re-bed the flashing
or better still replace with a lead flashing.
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The pencil indicates the hairline crack that runs down through
the parapet wall.
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Upstand Wall
Between the far right hand roof and the main roof is a step or upstand
that has been built in brickwork. This area has a defective felt flashing
and needs re-fixing.
ACTION REQUIRED: Re-fix flashing
and preferably replace with lead.
Please also see our general comments on the roofs in general.
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Not a very neatly cut flashing. |
Flues
Flues offer ventilation to things like boilers and soil and vent
pipes and usually come through the roof covering, which can often also
be a weak area.
There are various flues around the roof, from an old flued duct flue
to the rear of the main roof to various soil and vent flues from the
toilet facilities.
ACTION REQUIRED: All the flashings
around these need checking to ensure they are watertight.
Finally, we have made our best assumptions on the
overall condition of the parapet walls and flues 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 underfelts 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 underfelts function is to prevent wind and minimise water damage.
Dependent upon the age of your business this may or may not be present,
please read on:
We will consider the roofs in three areas, the main
high level roof, the lower roof and the lower right hand side roof.
Main Roof
This is a bitumen felt roof with a chipping covering
to protect it from frost and sun heat. We believe that it is probably
the original roof covering that has had little alteration or repair
work carried out on it over the years. It is coming to the end of its
useful life, normally considered to be about 30 years and there are
signs internally of dampness getting through the roof. We feel there
are two options on this:
1. To carry out ad hoc repairs as and when necessary,
this may well extend the life of the roof for another five or ten
years or possibly even longer, we are always surprised at how long
buildings last. The risk side of this is that the decking beneath
becomes rotten and that the steel frame starts to rust, which ultimately
could lead to structural issues.
2. To bite the bullet and to completely re-roof. We would recommend
using an insulation to falls as this has two advantages:
i. it puts a fall on the roof, which currently
there is not (or at least not to the actual rainwater outlets);
ii. it adds extra insulation to the roof.
We have not opened up this roof, but if we did we would
expect to find a timber decking with minimal insulation on a steel frame,
possibly with some wet rot in the timber decking.
ACTION REQUIRED: On our second
reading of this report we feel it is prudent if we open up the structure.
We suggest it is opened in two areas. We could widen an existing opening
to the roof where the water is getting through and we also need to
do a second area at the base of a steel column to examine the condition
of this to ensure it is not rusting or fractured in any way.
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This is another general view
of the
roof. It shows quite nicely how the
ponding is occurring. Yet to the far
corner where the rainwater outlet is there
is no water (this is approximately in the
centre of the of the photo to the top end).
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Again there is ponding on the right
hand
side and again the drainage outlet can be
seen roughly in the centre of the photo.
You can also see that the chippings have
bulked up leaving some bald areas, for
example at the front of the photo. |
Roof to Steps
At the end of the main roof is the roof over the steps.
This roof has a mixed finish, partly of mineral felt and partly of felt
with a chipping covering. It is fairly warn and past its best.
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This is looking down onto the return of the stairs. You can see
that the black felt is exposed.
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ACTION REQUIRED: This all needs
chippings putting on it, or it may well be cheaper and easier to add
an additional layer of felt.
Lower Roof
This roof sits over the bar area and part of the toilets.
Again there are visible signs internally that the roof is leaking and
also externally we can see that the fairly new mineral felt finish has
had various repairs.
The workmanship of this mineral felt roof looks to be fairly poor and/or
it was put on in the winter or during rain as it has blistered considerably;
in fact rarely have we seen a roof with more blistering on it that is
so new. These blisters ultimately pop and allow water into the structure.
Again there are two options:
1. You can carry out reactive repair when leaks are
seen, you may well end up chasing the leaks around, not knowing quite
where they are coming from with this technique; or
2. You can carry out repairs to all the flashing and proper repairs
to where mastic has been used on the roof and then wait for the blisters
to pop, perhaps carrying out an annual check of the roof.
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This photo shows a deflective flashing, the pencil is literally
stuck into the felt showing how it has come away.
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Right Hand Roof
This is a bitumen-covered roof with chippings on it.
We think that at one time all the lower roof was like this and the pitch
roof was added over the top of it; why they did not do this section
we do not know. Repairs in this area are fairly minor compared with
the other roof, but then again it is much smaller. We feel the roof
would probably be watertight if the flashing was repaired and a few
ad hoc repairs. Again you have the more long-term option and could put
a pitched roof over this one, similar to the one on the rest of the
single storey part of the property, although it would need some amendment
around the parapet wall.
Note: Remember when changing roofing materials the
Building Regulations now require approval to be obtained when a property
is re-roofed in a different material. This will often require additional
support being added to the roof structure and was brought in for the
reasons mentioned in the above paragraph. Our suggestion to add a pitch
to the far end may well also require planning permission.
The latest Building Regulations require flat roofs to be ventilated.
Building Regulations are not retrospective but the reason for the requirement
is to make sure that any moisture that enters the roof construction
is dispelled by way of ventilation. We would suggest that if the opportunity
arises ventilation should be provided. This will stop the possibility
of fungal growth above the ceiling in the flat roof area.
Also it could not be established if there is insulation within the roof
or a vapour barrier, without the vapour barrier and combined with inadequate
ventilation there will be an increase in the risk of wet or dry rot.
This is of particular importance where you have buildings such as this
where there is a relatively high level of water vapour (coming from
the people in the building).
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 upper floor windows and/or ground level.
For further comments with regard to ventilation please see the Roof
Structure and Loft Section.
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.
We have not been able to get into any of the roofs
properly.
Main Roof
As already mentioned we believe the main roof is probably
timber decking with some insulation, possibly strammet board, which
was used both as decking and insulation and looks, for want of a better
description like compressed straw. This has next to no strength if it
gets wet but it was commonly used in the 1960s before these problems
were known about.
The roof space has been viewed by torch light, which has limited our
viewing slightly. This together with the general construction of the
roofs means that we believe we have probably seen in the region of 10%
of the roof structure.
Lower Roofs
We were able to inspect the low level roofs through
the suspended ceiling tiles, although our view was very limited. What
we did see was what looked to be a wood decking, this looked to be damp
in areas and we did note when walking on it that some areas were particularly
spongy, indicating that water is getting through on to the decking itself.
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This is the ceiling
tile that we got in
through to look at the ceiling. |
You can just see
some dampness to
the top edge of the photo. |
|
This perhaps
shows more graphically how the water is getting through the roof
into the decking.. |
Finally we would ask you to note that a general inspection
of the roof timbers has not been possible as we could not access the
roof for safety reasons (we do not think that the suspended ceiling
tile system would take our weight). Our comments are based on our limited
view. If you wish to ere on the very cautious side we suggest that all
the ceiling tiles are removed and a full inspection is carried out.
ACTION REQUIRED: If you do decide
to expose the structure we would also recommend that a selection of
the ceiling tiles are removed to gain a better view of the lower roof
structure.
The function of the gutters and downpipes 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.
Replacement Plastic
The Gutters and Downpipes are plastic probably replacing
the original cast iron. 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, however there do appear to be some
basic problems where the Gutters and Downpipes have come away from their
fittings. For example in our photo, which was taken on the left hand
side of the building, this in turn has contributed to the wet rot in
the timber down this area. This simply needs re-fixing and we suggest
a grub screw is added or it is masticed/glued into place.
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.
Missing Guttering
To the rear of the property, where the staircase is,
the guttering in this section is missing.
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To be exact it
is not missing as it has
fallen down between the buildings. |
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Clean the gullies. |
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.
We will look at this property in two areas, the two-storey section and
the single storey section.
Two-Storey Section
From what we could see, without opening up the structure,
we believe the two-store section of this building to be built on a steel
frame. This was quite a common form of construction by local authorities
in the 1960s and was used for their public buildings, particularly schools.
As the main structure is on the frame the areas between it should not
be load bearing. The risk with this structure is due to the fact that
the roof has been leaking for a while, which could have affected the
framework and caused it to rust.
ACTION REQUIRED: We would ideally
recommend that the structure is opened up, partly to the roof and
partly at the base of the structure.
|
|
The base of one of the ‘I’
columns.
|
This is the reason why you need
to
open up the structure, you can see
minor amounts of rust starting to occur
on the bottom of this steel frame. |
Window Sections
Between the structural frame to the left hand side
you have a large window section formed partly in metal and partly in
glass. These windows are commonly known as Crittle windows, who were
the main manufacturer of them, similar to the way that vacuum cleaners
are known as Hoovers.
The problem with these is that if they are allowed to deteriorate, get
wet or rust they warp and then the windows cannot be opened or shut.
At present you have a lot of water discharging down the side of the
building due to the gutters not functioning properly. This is why it
is essential that the guttering repairs are carried out prior to any
work whatsoever being carried out on the outside of the property.
|
An example of one of the metal cladding panels.
|
Profile Metal Cladding
To the rear of the property a staircase has been added
at some time. Possibly this was external originally as we found out
when we discussed it with some of the patrons of the Tudor Rose. The
cladding, from what we can gather, was added in the mid 1990s. We checked
a random selection of the bulk, as these are often a weak area, as they
rust, and we found about 80% of them to have their caps on and to be
in reasonable condition; we found the remaining 20% of them to be starting
to rust. You simply need new end caps on (it is very unlikely that you
will find these) or you can mastic them over and paint them.
Single Storey Structure
This part of the structure is built in brickwork in
what is known as stretcher bond. We were going to say it was a cavity
wall construction, however from the photo that we took from the ceiling
of this section (below left) we believe that it may be on a steel frame,
like the two-storey section of the property, and the brickwork is a
cladding around it.
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This shows
an example of the brickwork and it also shows what is known as
toothing and bonding, where we believe an extension has been added,
or alterations carried out. Toothing and bonding is where brickwork
is toothed into the existing structure and looks like teeth. Here,
from the size of the lintel we can see we think there may have
been a larger entrance that has simply been blocked up. |
A step hairline crack. |
|
Hairline Cracking
A diagonal hairline crack was found to the far right
hand corner of the brickwork at the front of the building. We believe
this may relate to water coming in via the flat roof. We stress this
is very minor.
Lintels
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.
Hairline Crack to the Right Hand Chimney
breast
If we are correct with the construction being on a
steel frame the lintels will be an integral part of the cladding panels,
particularly to the two-storey property. There may well be metal or
concrete lintels in the brickwork section, without opening up we cannot
be certain.
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 / stonework / render / 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 / stonework / render
/ plaster has been finished. We have made various assumptions based
upon what we could see and how we think the brickwork / stonework /
render / plaster 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 is, if suitably designed
and constructed, to transfer the weight of the property through the
soil. As a general comment, many properties prior to the 19th Century
have little or no foundations, as we think of them today, and typically
a two-storey property would have one metre deep foundations.
With this type of construction there will tend to be
pad foundations underneath the steel feet that are bolted in place with
a strip foundation running between the steel or possibly even a slab
foundation across the entirety of the building.
We have inspected the walls for any signs of moment and found nothing
to the brickwork section, which is where we would be able to see a sign,
with the exception of the hairline crack mentioned earlier, and to the
cladded section (the two storey property) only major failure would enable
you to see any movement in this area.
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 is a tree to the left had side of the property;
this is what we would term as within influencing distance. We assume
that the residential flats have some sort of maintenance contract whereby
the gardens etc are maintained. It is however worth keeping an eye on
the tree and, if it is allowed to overgrow, having a word with the residents.
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 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. In this case we could not actually see a damp proof
course, although given the age of the building there should be one built
in. We carried out a visual inspection internally as the walls are clad
and we were unable to use our damp meters in many instances. Your attention
is drawn to the section of the report specifically dealing with dampness.
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The damp proof course was not visible.
|
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
fascias, soffits and bargeboards, windows and doors, and any detailing
such as brick corbelling etc.
Fascias and soffits offer protection to the rafter feet and also allow
the securing of the guttering. 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.
Fascias and Soffits
Both to the two-storey and the single storey part of
the property there is a fascia detail only, this is hidden in part gutter.
We feel this is likely to have some rot due to the fact that the gutters
are leaking.
Windows and Doors
As already mentioned the windows in the main part of
the property are formed predominantly in metal and need to be kept in
good maintenance order to avoid them from warping and rusting.
To the new part of the property the windows are formed in timber.
A random selection of the windows and doors were opened.
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Note the dampness at the base of
this door that will cause rot, and the
door is untreated.
|
This is the rear
door, you can see
dampness at the base of it and
rusting to the hinges. |
|
This is an
internal view of the window where you can see that the dampness
is coming through, causing wet rot to the timber. |
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 we would classify the external decorations
as being in poor condition.
ACTION REQUIRED: Once the remedial
action recommended has been carried out we would then recommend external
re-decoration or possibly re-cladding may be a better long term option.
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
Given the age of the property and our general knowledge
of this construction and from what we have seen during the course of
this survey we believe that the ceilings will be a mixture of plasterboard
and suspended ceilings.
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. |
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We have only been able to access the ceiling in the
corridor area near the bar. Here there is a suspended ceiling system,
this is usually attached via a wire suspension system to either the
decking, the steel frame or timber joists. As a general comment there
is damage to some of the ceilings, for example to the first floor bar
area there is water damage, where the water has literally come through
the roof, and there are tiles damaged and missing to the suspended ceiling
system on the ground floor.
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An example of the
water coming
through into the first floor room. |
General view of
the suspended ceiling.
Note the light fitting on the right hand
side, we are advised that water literally
drips from this when it rains. An interesting,
but not ideal feature within a public bar. |
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A view into the ceiling above the
suspended ceiling system. The darker
timbers that can be seen is where
dampness is getting through from
the roof above. |
This is a further photo in the roof
section which indicates to us that
there is a beam and collar structure
to the single storey part of
the property, |
Internal Walls and Partitions
We have tap tested the walls and these appear to be
a mixture of solid walls and studwork walls. We feel it is unlikely
that any of the internal walls are load bearing, although it is difficult
to be 100% certain without opening up the structure.
We believe that the weight of the building is taken upon the structural
steel frame and possibly to the single storey section partly through
the walls as well.
There is general marking and impact damage to the walls, scuffing etc,
but nothing that we feel is particularly unusual for this type of property
and that would fall under the general re-decoration and making good
or refurbishment heading.
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There are minor
movement cracks to
some of the internal walls, this we
feel could relate to either dampness
in the structure causing movement,
or as a worse case scenario rust in
the steel frame. |
Further dampness
can be seen to be
coming through around this window. |
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.
FLUES
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 Parapet Walls and Flues 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
The floor construction is difficult to determine. We
believe there are a mixture of floor constructions, we believe that
part is what is known as a suspended floor, and this could either be
timber or concrete. Externally there is a concrete plinth, which indicates
that it may be concrete but internally we felt the floors had more ‘give’
than we would expect in concrete and that is why we would opt for it
being in timber. Part of the floor is solid and firm underfoot so we
assume it is concrete. We would be more than happy to return and lift
the carpets if you so wish.
The suspended flooring to the two-storey part of the property could
well be proprietary concrete or something similar, as it encloses the
ductwork that is used on the warm air heating system. The floor was
not opened up.
Please see our comments within the Executive Summary section about the
Environmental Health requirements.
Suspended Timber
Floor Construction Defined
A suspended timber floor usually consists of
timbers spanning the ground floor, supported on piers (usually
brickwork), vented via airbricks within the walls. |
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First Floor
The structure in this area will be the steel frame.
Between it we believe there is likely to be timber joists, possibly
concrete could have been used with a decking put on this. Without opening
up the floor we cannot be certain; again, we would be more than happy
to carry this out if you so wish for an agreed fee. The floor was not
accessed.
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 various components including
the porosity of the structure, the supply of water and the rate of evaporation
of the material, amongst other things. Rising damp can come from the
ground, drawn by capillary action, to varying degrees of intensity and
height into the materials above.
Tests were taken with a moisture meter at random points
to internal wall surfaces. Unfortunately it was not possible to take
damp meter readings throughout the property due to the cladding internally
and the metal structure, which would affect our electronic damp meter.
We have however carried out a random visual inspection; in the areas
we were able to see there were no obvious signs of rising damp.
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
material, inadequate Gutters and Downpipes or corroded downpipes.
There were signs of dampness to some of the internal
walls. We believe this is probably coming through the roof to the higher
levels and through the cladding, particularly to the timber sections
in the other areas.
You really need to work from the
top of the structure down to make it watertight, preparing the
roof as we have mentioned earlier, then the gutters, then looking
at the cladding. This should then resolve the lateral or penetrating
dampness. |
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The paper literally
coming off the wall.
Internally we believe this to be via the
roof, rather than via the walls. |
Condensation
This is where the humidity held within the air
meets a cold surface causing condensation.
We could see no obvious signs of condensation, however,
it depends upon how you utilise the building. If you do your washing
and then dry it in a room without opening a window you will, of course,
get condensation. Common sense is needed and a balance between heating
and ventilation of properties. Normally opening windows first thing
in the morning resolves most condensation issues.
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 looks at the doors, the stairway,
the skirting boards and the kitchen to give a general overview of the
internal joinery’s condition.
Doors
You have a mixture of panel doors throughout. We noted
some of them to be marked and scuffed etc, as you would expect in a
building of this type. We noted that some appeared to be missing door
closers and we feel there may be a need for an additional fire door
to the base of the staircase, if you intend to use the upper floor.
A good idea is to ask the Fire Brigade to take a walk around the property
with you and carry out their recommendations.
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General marking and
scuffing to the door. Also this door closer was not working. |
Staircase
There is a metal staircase to the rear of the property,
which is in the section where the cladding is. We can only assume that
this is of a suitable fire rating as it looks to have been specifically
added as a fire escape, we assume that originally there may have been
an internal staircase.
Skirtings
These again are marked, as you would expect in this
type of property, but nothing out of the ordinary.
Kitchen
On the first floor there is an area which, we are advised,
is set aside as a kitchen. We were unable to get into this properly
due to the amount of stored items in there. We cannot advise whether
it has been wired accordingly, or indeed has the appropriate ventilation
extract.
Finally, it should be noted that not all joinery has
been inspected. We have viewed a random sample and visually inspected
these to give a general over-view of the condition. Please also see
the External Joinery/Detailing section.
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
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.
We did not note any evidence of dry rot during the
course of our inspection, although the circumstances to promote dry
rot do exist within the roof structure, i.e. a warm humid atmosphere
within the bar areas and a leaking roof adding water to the timber structure.
Therefore there is the outside chance that there is dry rot here, although
we feel it is unlikely.
Wet Rot
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.
We can see examples of wet rot to the cladding, which
we have mentioned already and we feel that some of the roof, due to
the amount of ‘give’ when we walked upon it also may have
wet rot. This is not unusual and will simply need some of the decking
replacing as and when you renew the roof.
ACTION REQUIRED: As mentioned elsewhere
within this report we suggest you open up the roof to see the extent
of damage that has been caused to the decking etc from the rainwater
and equally open up the cladding to check the damage that has been
caused.
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 woodwork 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.
With paints it should be remembered that up to
1992 lead could be used within paint and prior to this most textured
paints (commonly known as Artex) contained an element of asbestos up
to 1984, so care should be taken if the paintwork looks old and dated.
We are advised by the landlady that the internal decoration
was carried out less than a year ago. We would say it is of a reasonable
standard compared with what we typically see, however you may wish to
redecorate to your own personal standards and taste.
It is very difficult to advise on how frequently redecoration should
take place. This very much depends upon the use and abuse the decoration
gets, for example, within toilets this tends to be greater than for
example within the main bar area, for example you have burn marks on
the cisterns within the toilets and generally a fairly worn décor
in this case in the toilet areas; we personally would make these a priority
area for re-decoration as research has shown that often customers, particularly
female customers judge the quality of a licensed business on the standards
of the toilets.
Finally, we would draw your attention to the fact that removal of existing
decorative finishes may cause damage to the underlying plasterwork necessitating
repairs and making good prior to redecoration.
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.
There is a beer cellar to the right hand side of the
bar and a spirits and bottle store underneath the stairs to the rear
left hand far side of the bar.
The cold cellar has a concrete floor and painted plaster or hardboard
walls, this is marked to some extent, but nothing more that we would
expect in a normal working cellar. The cellar also houses a sink and
worktop area that the staff use for making coffees etc, and also an
electric heater.
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.
Up until the mid 1940s we did not really consider
insulation in properties, for example it was only in the 1960s that
we started putting insulation in the roof and then it was about 50mm,
in the 1970s this was upgraded to 100mm. Then we started to think about
double glazing and cavity wall insulation. Since then insulation standards
have increased considerably and today we are looking at typically using
insulation not only in the roof but also in the walls, floors and windows
and more recently considerable work has been carried out on how efficient
boilers are within properties. Care has to be taken that properties
are not insulted disproportionately to the ventilation as this can cause
condensation and you should be aware that you need to ventilate any
property that is insulated.
It is very difficult to comment upon thermal efficiencies
in a building of this age and type. For example, many requirements of
present Building Regulations, which cover thermal efficiency would not
be appropriate to this type of structure as they are designed for modern
buildings, which are constructed to different standards.
We would, however, comment as follows:-
Roofs
This is likely to be nothing more than plywood and
roofing felt with a minimal amount of insulation, if you are lucky.
Walls
To the two-story part of the property you have a cladding,
which again is little more than plywood boarding and insulation and
single glazed window.
To the single part of the property you have a traditional construction
in the form of cavity brickwork. Without details on when exactly it
was built we cannot even hazard a guess as to whether there is any insulation
within the cavities.
Windows
We believe these are all single glazed.
Services
The boiler you have providing the warm air heating
we believe is original, although during the course of our visit it did
appear to be working very well and pumping out a considerable amount
of heat. However, you have to consider that these typically do not have
a life of more than 20 or 30 years and even if it has been serviced
regularly you may not be able to find spare parts for it any longer.
We are advised that the electric heater to the water is ‘as new’,
although there was no literature available at the time of our inspection
to verify this.
Summary
This property is very poor thermally and without being
too flippant we feel you are probably contributing quite well to global
warming and the general heating of St Neots.
Further information can be obtained with regard to energy saving via
the Internet on the following pages:
HTTP//www.est.org.uk, which is by the Energy
Saving Trust and includes a section on grant aid
or alternatively www.cat.org.uk
or www.ecocentre.org.uk for an alternative technological view.
In this section we put any other matters that do
not fit under our usual headings.
Security
There is a door entry system, which we saw in use throughout
the day, although it has a speaker on it we did not see this being used.
You may wish to upgrade to a video base system.
We believe a property of this type should have a good security system
incorporating close circuit TV cameras with recording facilities, both
internally and externally. We noted that there is a security alarm box
on the outside of the property, but we have not made any enquiries with
regard to the security system.
Fire Regulations
As commented in the Executive Summary of this report,
although we are advised that it meets current Fire Regulations, there
are various items that we noted that we do not feel would meet these
Regulations. We therefore recommend that you have an ‘off the
record’ conversation with the local Fire Brigade to establish
whether they are happy with the present arrangement and if they have
made any recommendations that have or have not been carried out.
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We do not think this
smoke/heat detector is working. |
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/seller should be requested to provide copies of any service records,
test certificates and, ideally, the names and addresses of the installing
contractors.
New Building Regulations dictate that as from January 2005 certain electrical
installation work is required to be carried out and certified by an
approved contractor and is notifiable to the relevant local authority.
Your Legal Advisor should request any relevant documentation.
It is strange to think that electricity only started
to be used in domestic properties at the turn of the last century with
gas lighting still being the norm for a good many years after.
The electric fuses and consumer units were located
in the first floor office and in the cellar area. The fuse board in
the first floor office looked relatively new and we discussed this with
the present landlady and she was not aware if and when there had been
any major electrical work carried out. Based upon the wiring that we
saw and the socket points etc these all looked relatively new, but to
some extent this is a superficial examination and we would therefore
recommend the following action.
ACTION REQUIRED: If there is no
record of an electrical test having been undertaken within the last
five years, it is recommended that the installation be tested by a
competent electrician (NICEIC registered) and all recommendations
implemented. Thereafter, the installation 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 are advised that the main heater is gas fired. We
have not seen any services relating to this, although the landlady advised
that it is fairly regularly serviced in her experience.
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.
ACTION REQUIRED: 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 landlady did not know where the internal or external
stopcock is 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
We believe this is located on the main roof in the
timber-clad boxing. There is always a danger from freezing where water
tanks are located externally, however we assume this has stood the test
of time. Please see our comments in the Roof section
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.
Ventilation and Cooling
There is an extract fan to the first floor bar; the
outer cowling is missing, which is likely to allow water in. When we
tried to get the fan to work via the control panel behind the bar it
did not appear to be working.
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External view of fan. |
There is also a general air circulation system to areas
with the suspended ceiling. The vents to this are desperately in need
of a clean.
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Clean the vents. |
There is a cooling system for the cellar situated on
the back wall. This is often owned by the company that supplies the
beer and maintained by them.
ACTION REQUIRED: We recommend that
you confirm ownership and who maintains the unit and check that it
is in good working order as it is essential to have the cellar at
the right temperature.
Soil and Vent Pipes
We believe there are internal soil and vent pipes to
the toilets on the first floor, although we could not see it as it looks
to go into the gents’ toilets, which we did not have access to.
The soil and vent pipe to the ground floor toilets looks to go across
within the suspended ceiling system and discharge out to the rear of
the property.
|
The pipe here we believe
is the soil and vent pipe. Note also the ally way behind it that
needs a general clear. |
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.
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.
We would describe the ground floor sanitary fittings
as well used and abused and the first floor sanitary fittings as in
need of some work. To be fair we were only able to access the female
toilet on the first floor and we did manage to get the w.c. to flush
and the taps to run and a general clear up, together with some ad hoc
repairs such as replacing the handle on the w.c. for example, may well
be sufficient
|
|
First floor
ladies W.C. |
Gents W.C. |
Finally, although we may have already mentioned it
above we would reiterate that it is important to ensure that seals are
properly made and maintained at the junctions between wall surfaces
and baths and showers etc. We normally recommend that it is one of the
first jobs that you carry out as part of your DIY on the property, as
water getting behind sanitary fittings can lead to unseen deterioration
that can be costly, inconvenient and difficult to repair.
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.
We located four or five manholes to the right hand
side of the property. Unfortunately we were only able to lift three.
During our question and answer session with the landlady we were advised
that recently they called out a drain cleaning company, but this was
the first time to the best of her knowledge and this was more a problem
with something that someone had put down the toilets than a problem
with the toilets themselves.
For your information, manholes are required to be provided in the current
Building Regulations at each change of direction or where drainage runs
join the main run.
Inspection Chamber/Manhole One (located
to the corner)
We duly lifted the cover and found it to be free flowing
at the time of our inspection. It has got a fairly lightweight manhole
cover upon it and is located behind the gate.
There is also a second manhole cover here, but we could not lift it.
Inspection Chamber/Manhole Two (located
near the fire exit)
This again was free flowing when we lifted the fairly
lightweight cover.
Inspection Chamber/Manhole One (located
closest to the front of the property)
Again this was lifted and found to be free flowing
at the time of our inspection.
There were also some further manholes that we could not get open. One
of which looked to have been rusted in place.
|
A view of the manhole,
you can see the brickwork, which means it is traditionally built. |
We have only undertaken a visual inspection of the
property’s foul drains by lifting covers and running water from
the sanitary fittings within the house.
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.
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
From the area that has been described to us as being
the boundary of this property we do not believe there is any parking
available.
Boundaries
We have discussed with both the landlord and one of
the managers the extent of the boundaries. We are advised that the boundary
line follows approximately the line of the building to the front and
includes the benches, it incorporates the alleyways to the right hand
side and to the rear of the property of the single storey property and
to the two-storey property it incorporates the patio area and the bin
store.
Generally the boundary areas to the right and rear of the single storey
structure are overgrown and we think the rear wall may be in need of
some attention. It was difficult to tell with the amount of general
rubbish etc that has accumulated in this area.
The left hand boundary (all directions given as you face the property)
is usually the responsibility of the subject property.
Finally, 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.
Right of Way to the Left Hand Side of the
Property
There is a road running up the left hand side of the
property. This is worn. We are advised that there is a right of way
and you should check to see if there is a responsibility to pay towards
the maintenance or even maintain the road.
|
Road in need of maintenance.
(Note the wall to the far right hand side has a step crack in it.
This has been caused we believe by the close proximity of the tree. |
Steps to the Front of the Property
We would suggest that a day or so is spent on the steps
to the front entrance of the property re-aligning and levelling these
and also replacing the missing step.
|
Missing and damaged
steps. |
Alleyways
The alleyways need clearing that give access to the
side and rear of the property.
|
Needs tidying. Note
also the messy detailing to the mineral felt, that indicates to
us that it was never a particularly good job. |
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 –
this is particularly important as there are no clear boundaries
as far as we can see. |
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.
Our concern would be with regard to the right of way road
access to the left hand side as you may well need scaffolding
in this area to carry out work to the cladding and the roof,
and from what we could see it would block access to the flats.
You may be able to carry out the work off lifting hoists by
arrangement. |
c) |
Obtain any certificates, guarantees or approvals in relation
to:- |
|
i) |
Timber treatments, wet or dry rot infestations. |
ii) |
Rising damp treatments. |
iii) |
Cavity wall insulation and cavity wall tie repairs. |
iv) |
Roof and similar renewals. |
v) |
Central heating installation. |
vi) |
Planning and Building Regulation Approvals. |
vii) |
The structural frame. |
viii) |
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 for example
the roadway area and the ally ways around the property. |
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. |
o) |
Any Environmental Health matters and
a copy of the last Environmental Health Inspection report. |
p) |
Any fire related matters and a copy of
the last Fire Inspection report. |
|
|
LISTED BUILDING AND CONSERVATION AREA
From our investigations the property has not been identified
as being Listed or in 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 were informed by ??????????? District Council Planning
Department that their easily available records date back to 1980 (i.e.
the ones that they have put on computer). The last application they
could see on record was for planning in ????. We therefore recommend
a formal approach by your Legal Advisors to be the best course of action,
which should normally be carried out as part of the purchase.
This information was provided by a member of the Planning Department,
who refused to give their name and was most unhelpful, on ?????? at
??????
Your Legal Advisor should confirm this information and carry out any
checks he/she feels necessary.
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! 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 an overcast and fairly unpleasant winter’s
day with some rain during the course of our inspection - not ideal surveying
conditions.
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). As you are probably aware the
year 2000 was the wettest year on record and 2003 the driest year on
records, this may have adverse effects on lots of buildings in years
to come.
OCCUPIED PROPERTY
During the course of our survey the property was in
use, we did our best to work around the present landlady and the various
customers that were there during the day.
As it was a Friday it was a fairly busy day and to add to this the Christmas
lights were being switched on as well, so it was particularly busy.
There were various difficulties when carrying out the survey such as
stored items within cupboards and store areas throughout the property.
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 quarterly reports
via their members. Although this has been criticised as being subjective
and also limited, historically their predictions have been found to
be reasonably accurate.
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