Edited highlights from the survey we had carried out -
(taking out most of the disclaimers, legal stuff and other padding)
- INTRODUCTION
- CIRCUMSTANCES OF INSPECTION
- SURVEYOR’S OVERALL OPINION
- STRUCTURAL MOVEMENT
- DAMPNESS, CONDENSATION & VENTILATION
- THERMAL INSULATION
- TIMBER DEFECTS
- THE EXTERIOR
- THE INTERIOR
- THE SERVICES
- SITE & OUTBUILDINGS
- SUMMARY OF RISKS, SAFETY AND HEALTH ISSUES
- SUMMARY OF CONDITION & RECOMMENDATIONS
- BUILDINGS INSURANCE REINSTATEMENT COST
- VALUATION
1. INTRODUCTION
DESCRIPTION
The subject property comprises a three bedroom detached dwelling house constructed, we believe, circa 1901.
The property has been extended to the left hand side and front. This work is thought to have been undertaken approximately ten years ago.
ACCOMMODATION
The accommodation of the subject property comprises:-
Ground Floor:
Entrance Lobby, Hall with Pantry and understairs store off, Living Room, Dining/Kitchen, Study with Entrance Lobby off, Utility Room, ground floor Shower Room/WC.
First Floor:
Landing approached by a staircase from the Hall, Bedroom 1 (front left), Bedroom 2 (front right), Bedroom 3 (rear), with airing cupboard off, Bathroom.
Outside:
To the front of the property there is a conservatory addition.
Detached workshop and games room, two dilapidated stores.
The property is approached via a shared, private driveway which gives access to the carport area.
The property has gardens to front and rear.
CONSTRUCTION
Roofs: The main roofs are pitched with a covering of natural slate.
Walls: The main walls are predominantly of part-rendered stone and cavity block construction.
Floors: Ground floors are of solid and timber construction. First floors are of timber suspended type.
LOCATION
The property occupies a rural location with extensive views to the south overlooking Dartmoor.
There are limited local amenities. Crediton town centre is approximately seven miles distant.
2. CIRCUMSTANCES OF INSPECTION
Parts of the outbuildings were overgrown and it was not possible to open all of the inspection chambers to the drainage system.
ORIENTATION
The orientation of the property as described in this report is as if one is standing facing the conservatory from the garden.
The front of the property faces approximately south.
3. SURVEYOR’S OVERALL OPINION
The property is, on the whole, considered to be a reasonable proposition for purchase at the agreed price which is understood to be £485,000. No evidence was found of any significant defects or shortcomings and no particular difficulties are foreseen on resale in normal market conditions.
4. STRUCTURAL MOVEMENT
The main walls of the property appear to have suffered from some past movement which has resulted in cracking on the front left hand corner of the property, close to the external Study door. This cracking would appear to be linked to the construction of the extension. On the basis of a single inspection, it is our considered opinion that the movement is historic and consolidated. There is no evidence of any recent or ongoing movement and no works are recommended in this respect. This movement is considered typical of a property of this age and construction type.
Some movement was however noted around window openings and this will be discussed under “Main Walls” below.
5. DAMPNESS, CONDENSATION & VENTILATION
DAMP PROOF COURSE
The original property has a bitumen based damp proof course where visible, provided at the time of its construction.
No damp proof course was visible to the extension as it is concealed by external render and internal plaster work. It is however assumed that this extension would have been built with a plastic based damp proof course as this would have been common building practice at the time it was constructed.
DAMPNESS
Tests made with an electronic moisture meter revealed evidence of what would appear to be rising damp at low level in the Hall, Pantry and Living Room. No evidence of any breakdown to wall plaster or rot to skirting was noted, and in the absence of any such failure, no immediate repair is considered necessary. The situation should however be monitored and dependent upon your length of occupation, remedial works may become necessary. The dampness to the rear of the Pantry is in an exposed stone wall which should be allowed to breathe and is unlikely adversely to effect the interior of the property, although some discolouration of the paint finish may become apparent. Ground levels externally to the rear wall are high, and the concrete pathway does appear to be at or above damp proof course level. This may exacerbate the damp. Ideally, this should be lowered to prevent a build up of water against this wall.
There is evidence of some dampness to the chimney breast within the roof void area. This defect is common to properties of this age and type. The dampness is caused by a combination of penetrating dampness through exposed brickwork and rainwater falling directly into the open chimney pot. Alleviation of this dampness completely would involve taking the chimney stack down to below roof level and reconstructing it incorporating proper damp proofing arrangements. This is not considered to be economically viable in this case. The dampness within the chimney breast is contained within the roof void with there being no evidence that it has spread to the living accommodation below. This situation should, however, be monitored with remedial action taken if conditions worsen.
Instrumental evidence of damp penetration was noted to window reveals in Bedrooms 1 and 2 in particular. These window openings are particularly exposed to the prevailing weather and will be susceptible to damp penetration even if no failure externally of the frames or seals is visible. You should anticipate that there is little that can be done fully to prevent damp penetration in these areas.
CONDENSATION & VENTILATION
No indications of any significant problems with condensation were noted. Condensation may, however, be a problem for one occupier where it was not for the previous one. It can often be controlled by careful management of heating and ventilation rather than by physical works.
It is inevitable that some condensation will be encountered during the course of normal occupation. If not properly managed, condensation can lead to mould growth, which can have adverse health effects.
The control of condensation is of vital importance and the following notes are provided for your assistance:-
- Where possible ventilate rooms to the outside during and immediately after cooking, washing or bathing, or whenever the windows show signs of misting up.
- Restrict the drying of washing indoors, only to rooms with open windows and closed internal doors.
- Avoid using flue-less oil or gas heaters.
- Adequate insulation should be provided to help prevent the occurrence of condensation on cold internal surfaces e.g., water pipes.
- Adequate heating will help prevent surface condensation.
- Adequate ventilation will help remove to the outside air the water vapour being produced, particularly in Kitchen and Bathroom areas. Mechanical ventilation by extractor fan is recommended and these should be provided if not already installed. Mechanical ventilators with a humidity stat are often the most effective.
Voids beneath suspended timber ground floors require ventilation to minimise the effects of dampness which can give rise to the development of timber rot and/or decay. Ventilation to the timber suspended ground floors is currently adequate with no evidence of any defects to timber floor surfaces. It is important that all vents remain clear and unobstructed in the future to reduce the risk of rot or decay developing.
Ventilation to the accessible roof void areas appears to be adequate at present. No evidence of any condensation was noted to surfaces within accessible areas of the roof void. Changes to the pattern of occupation and improvements to loft insulation can, however, alter the equilibrium.
6. THERMAL INSULATION
Insulation in the roof voids appears to be at or around the current recommended depth.
As the extension is of relatively modern construction it can be assumed that it has good qualities of insulation incorporated in its construction.
Some of the windows to the property are single glazed. The overall insulation and security of the property would be enhanced if these were replaced with modern double glazed units. All replacement works should be undertaken in accordance with current regulations by a FENSA approved contractor.
7. TIMBER DEFECTS
No signs were found of significant wet or dry rot in accessible internal structural or main joinery timbers. There are, however, signs of some past woodboring beetle infestation, particularly to timbers within the roof void areas. Your legal adviser should enquire whether previous treatment works have been undertaken under guarantee. In the absence of a valid guarantee, we recommend that an inspection of the whole property be carried out by a timber specialist firm as a precaution.
There is wet rot to external joinery timbers. This will be discussed later within the report.
8. THE EXTERIOR
ROOFS
The main roofs of the property are pitched, timber framed and have coverings of natural slate. These roof coverings appear to be generally fair for the age and type of the property.
CHIMNEYS
The property benefits from a single chimney stack located on the roof slope. Externally visible parts of the stack are of rendered masonry construction and appear to be in reasonable condition with no significant defects noted.
There are disused flues to some rooms. Redundant chimney pots should be removed and the flues capped over and ventilated to prevent moisture penetration and condensation.
The gas-fired boiler located in the Utility Room discharges via a fan assisted flue on the rear extension roof slope. Please note that we have not tested this gas appliance or its flue and cannot comment further upon their condition or efficiency.
GUTTERS & DOWNPIPES
The rainwater goods system is now showing signs of ageing, with leakage at joints and damage to component parts evident. Higher than average levels of routine maintenance to this system can be expected in the future and you should budget accordingly. The system should be cleaned and overhauled as soon as possible as a matter of urgent routine maintenance.
Open gullies are blocked in part by soil and other debris. These gullies should be cleaned out and overhauled to ensure that they are watertight and functioning effectively.
Some downpipes discharge directly onto the garden or paths. This type of discharge arrangement is not considered ideal but is commonly found on older properties and on small projections.
Failure to keep rainwater goods and rainwater gullies in good order can lead to problems with penetrating dampness and structural movement.
MAIN WALLS
The original main walls are of 500mm part rendered stone construction. These are generally true and even with no obvious evidence of serious failure although the soldier arches above the Pantry, rear Kitchen and ground floor front windows have dropped slightly. The cracking over the Pantry is such that the arch will require rebuilding and you should budget to do so as a matter of urgent routine maintenance. At this stage, the remainder only require repointing of open mortar joints. The situation should however be monitored.
Elsewhere, areas of hollow, cracked and patched render and minor failed pointing require attention.
The rendered single storey extension is in generally satisfactory condition.
WINDOWS & EXTERNAL JOINERY
The windows, doors and other outside woodwork are in predominantly painted soft and hardwood, incorporating single and double glazed units. These appear to be in generally serviceable condition. They will, however, require high levels of routine maintenance and regular redecoration as they age further. In particular, rot to the main entrance door and frame and to the canopy porch will require cutting out and renewal prior to redecoration. (I think this means the road door)
DECORATIONS
External decorations are generally poor. A full programme of external redecoration will be required following the works outlined thus far in the report.
OTHER
No other external matters were noted.
9. THE INTERIOR
ROOF SPACE
The main roof void is accessed via a hatch located above the landing.
The main roof has a traditional timber supporting framework of purlin and rafter construction. This framework appears to be maintaining the shape of the roof acceptably.
No significant defects were noted within the main roof void area which will not be discussed elsewhere in the report.
There is evidence that bats have been using the roof space for roosting. Only one dead animal was noted at the time of our visit. All bats are protected and it is a criminal offence to harm them or interfere with access to their roosting sites. Any repairs or timber treatment works which could have this affect should first be discussed with the Bat Officer of the Local Authority.
The extension roof void is accessed via a hatch above the Study. This roof has a timber carcass of braced felted gang nail trusses. No significant defects were noted in this roof. However, we noted some evidence of rodent infestation within the roof void area. No animals were noted at the time of our visit. This situation should be monitored with some pest control works undertaken should any problems with live vermin be noted in the future.
CEILINGS
The ceilings within the property are a mix of original lath and plaster and more modern plasterboard types. They have a mix of finishes including plaster skim and wallpaper decoration.
The ceilings are generally in serviceable condition at present subject to some cracks and blemishes which should be attended to at the time of the next internal redecoration programme. Lath and plaster ceilings do, however, deteriorate with age and some future replacement may be necessary. You should budget accordingly.
INTERNAL WALLS & PARTITIONS
Internal walls and partitions are considered to be of either solid masonry or timber studwork construction. No significant defects were noted to these items, although the need for any future damp treatment will necessitate partial replastering and redecoration.
CHIMNEY BREASTS, FLUES & FIREPLACES
There are solid fuel appliances in the Living Room and Kitchen. We understand from the Vendor that the chimneys serving these appliances have been suitably lined. The cost of lining chimneys of this type is considerable and your legal adviser should confirm the existence and validity of any guarantees covering the lining works. It should be confirmed that all works were undertaken by a HETAS registered contractor. The solid fuel appliances themselves have not been tested for operational effectiveness. Should these appliances not have been serviced within the last year, you should instruct a HETAS approved contractor to confirm that they are in a satisfactory condition, comply with current regulations and are safe to use.
FLOORS
Fitted carpets, laminated floor coverings, furniture and household effects throughout the property prevented a detailed inspection of most finished floor surfaces.
Floor surfaces within the property are acceptably level and sound to the tread. No significant defects were noted to the floors within the living accommodation, bearing in mind the limitations of our inspection.
JOINERY
Internal doors are of mixed age and type. They are in reasonable condition for their age and type and serve their basic purpose.
The kitchen units are modern, of fair quality and, based on a superficial inspection, are considered to be adequate for their purpose.
The kitchen fittings include built-in appliances. No comment can be given as to the condition, efficiency or safety of these appliances.
The fitted cupboards and other decorative joinery are of fair quality and considered to be adequate for their purpose.
Other than for what would appear to be old woodboring beetle infestation, the staircase would appear to be in satisfactory condition with no obvious evidence of any serious movement or failure.
DECORATIONS
Internal decorations appear to be generally satisfactory throughout.
OTHER
No other internal matters were noted.
10. THE SERVICES
ELECTRICITY
The property is connected to mains electricity. Visible wiring and fittings are of a modern pattern. If there is no record of an electrical test having been undertaken within the last 5 years, it is recommended that the installation be tested by a competent electrician (preferably NICEIC registered) and all recommendations implemented. Thereafter, the installation should be re-tested every 5 years.
GAS
The property is served by liquefied petroleum gas (LPG) piped to the property from cylinders located to the rear of the property. Please note we have not tested any gas storage facilities, pipework, appliances or flues and cannot comment further upon their repair or condition. You are advised to instruct a Gas Safe registered contractor to inspect all aspects of the LPG supply prior to exchange of contracts to ensure that they are in a satisfactory condition, conform to current regulations and have a reasonable life expectancy. Ideally the cylinders should be chained to prevent them falling.
WATER (including Sanitary Fittings)
The property is connected to mains water supply. 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.
The water service pipe to the building is normally the responsibility of the property owner. The stopcock and other controlling valves have not been tested for operational effectiveness. The stopcock is located we understand beneath the Utility Room sink.
The distribution pipework within the property, where visible, comprises copper or flexible pipework. No significant leakage was noted on the surface, although most of the pipework is concealed in ducts and floors or under insulating material.
Sanitary fittings within the property are considered to be modern and from a superficial inspection appear to be in reasonable condition.
It is important to maintain watertight seals around all sanitary fittings. Failure to maintain seals can lead to penetrating dampness and associated problems within a building.
HEATING
Central heating and domestic hot water are provided by the modern LPG fired condensing boiler located in the Utility Room. It is connected to water filled radiators. We understand from the Vendor that this boiler was replaced approximately twelve years ago. We have no reason to suspect that the system is not effective. Your legal adviser should enquire about any past boiler service records or guarantees.
Additional domestic hot water is provided by an electrical immersion heater in the hot water cylinder which is located in the airing cupboard. This electrical appliance has not been tested. No obvious leaks were seen around the tank or to the associated plumbing.
DRAINAGE
The subject property drains to a shared private drainage system. The tank is located adjacent to the shared driveway and the soakaways are outside the curtilage of the subject property. They have not been inspected. There should be a legal easement covering this situation. Your legal adviser should confirm that the details are satisfactory with no over-onerous conditions relating.
Two inspection chambers were opened on site and water appeared clearly to run through the system although, as far as we can understand, the foul and rainwater systems are in part combined. This is not acceptable practice as it can lead to overloading of the soakaways.
From 1st January 2020 all private drainage systems must comply with new Environment Agency regulations. It is not certain that the drainage system serving the subject property meets these requirements. Works of renewal and/or upgrading are therefore likely to be required. The costs of any such compliance work could be considerable.
In view of the above comments and the limitations of our inspection, we would advise that you must instruct a specialist drainage firm to fully inspect all the underground drains serving the subject property to advise on their condition. It should also be confirmed what works will be required in order for the system to comply with the current regulations. Their inspection should be carried out using closed circuit television equipment and include the surface water disposal system. This report should be obtained before making a legal commitment to purchase so that you are fully aware of all future potential costs.
ACTION: You are advised to obtain a specialist report on the entire drainage systems serving the property, together with quotations for all works deemed necessary to ensure that the systems comply with all current Environment Agency regulations and requirements.
As the private drainage system is shared, any works of repair, upgrading or renewal will need the co-operation of all users and any costs will need to be apportioned. Your legal adviser will assist you further in this regard.
OTHER
We have not undertaken any tests to establish the strength or availability of mobile phone signals in or around the property. We have not made any enquiry as to the availability of broadband/Wifi provision. These matters are considered to be outside the scope of our agreed terms. You are strongly advised to make your own enquiries in relation to these matters before making a legal commitment to purchase.
11. SITE & OUTBUILDINGS
Site
Ownership of all the boundaries should be ascertained by your legal adviser in order that you may be aware of your liabilities in this respect.
The boundaries of the property are of mixed type including brick/blockwork walls, timber and wire fences, hedges and hedgebanks. These mixed type boundaries will require higher than average levels of routine maintenance and associated expense in the future and you should budget accordingly.
Some timber fences are showing signs of ageing and deterioration. These will require ongoing works of repair/redecoration/replacement and you should budget accordingly.
Mature deciduous trees situated around the property will require maintenance from time to time and you should budget accordingly. Your legal adviser should confirm ownership of and responsibility for maintenance of the shared driveway and carport.
Garage and Outbuildings
The property has no formal garage.
There is a rendered single leaf block and profiled metal sheet workshop and games room which has been partially upgraded by the provision of insulated dry lining to the games room area. Some evidence of damp penetration at low level was noted indicating that it is unlikely that this building incorporated a damp proof course at the time of construction. Whilst no immediate repair is required, you should anticipate the need to upgrade further at some stage in the future. Areas of rot to external joinery will require attention. Scattered woodboring insect infestation to the roof timbers will require treatment with a proprietary solution from time to time.
There is evidence that bats have been using the roof space for roosting. No animals were noted at the time of our visit. All bats are protected and it is a criminal offence to harm them or interfere with access to their roosting sites. Any repairs or timber treatment works which could have this affect should first be discussed with the Bat Officer of the Local Authority.
Cracking to the upper left hand gable appears to be thermal in nature and requires only cosmetic repair.
There is a pair of single leaf block outbuildings with corrugated iron and corrugated asbestos roofs to the rear of the property which are in poor condition and now require a complete programme of repair and refurbishment to include re-covering of the roofs, replacement of rot affected roof structures, replacement of rot affected joinery, treatment of woodboring insect infestation and replacement of asbestos and other failed rainwater fittings. You should budget accordingly.
There is a metal framed single glazed conservatory situated to the front of the property. This was understood to be approximately two years old and guarantees are still available for its construction. It is understood that the contractors have been re-called on a couple of occasions to deal with small leaks which have occurred. You should ensure that the guarantees are made available to you on completion of your purchase.
12. SUMMARY OF RISKS, SAFETY AND HEALTH ISSUES
Radon:
According to the Public Health England Radon website the property is not in an area stated as being at risk of contamination from radon. Further advice can be obtained free of charge from www.ukradon.org or Public Health England at Chilton, Didcot, Oxfordshire, OX11 0RQ if required.
Asbestos:
Materials containing asbestos were used in the construction industry until approximately 1999. Reference has been made within the report to the presence of asbestos based materials within the building. Whilst there is not known to be a risk if they are left undisturbed, any work to these materials (for example, drilling, sawing or removal) can pose a hazard to health. You should take specialist advice before undertaking any work to asbestos based materials. If they are to be removed, they should be disposed of in accordance with current regulations.
We have not tested any materials within the property and cannot categorically confirm that they do or do not contain asbestos. Asbestos may be found in the outbuildings. This list should not be considered as exhaustive.
Plumbing and electrical alterations, redecorating etc., may disturb these materials. This would increase costs and limit the extent of any work which could be undertaken without the need to remove the asbestos. The costs associated with any works to these materials are likely to be considerably more than for works undertaken to non-asbestos based materials.
Other Risks:
- The fencing to the pond in the front garden has failed and may prove a hazard to small children. Replacement of this fencing or filling in of the pond should be considered. The extent of any such work is however subject to your proposed usage of the surrounding gardens and areas.
- It should be confirmed that properly functioning smoke and carbon monoxide detectors are fitted within the property to current regulation standards.
13. SUMMARY OF CONDITION & RECOMMENDATIONS
URGENT MATTERS
You should obtain confirmation that the drainage system conforms to current requirements or, if this is not available, instruct a drainage contractor to inspect the system and provide an estimate for any necessary upgrading works, prior to commitment to purchase, as costs for any repairs could be expensive.
MATTERS REQUIRING FURTHER INVESTIGATION
Apart from legal investigations outlined earlier, there are no other matters requiring further investigation prior to purchase.
We would, however, advise that you have the gas, plumbing, heating and electrical systems checked and tested by suitably qualified contractors, should up to date certification not be available. It should be confirmed that all systems are in a satisfactory condition, conform to current regulations and have a reasonable life expectancy.
MAINTENANCE ISSUES
You will note that we have referred to a number of minor defects, routine maintenance matters and suggested improvements within our report, all of which will require attention either now or in the foreseeable future. It is recommended that you obtain estimates and reports, as appropriate, prior to exchange of contracts in order that you can budget for future expenditure. These matters are common to properties of this age and type.
Properties of this age, exposed location and construction type require higher than average levels of routine maintenance and associated expense in order to keep them wind and weathertight.
14. BUILDINGS INSURANCE REINSTATEMENT ASSESSMENT
The current cost of reinstating the entire property in its present form is estimated to be approximately £400,000. This figure excludes the dilapidated outbuildings to the rear.
The external floor area of the accommodation is approximately 185 square metres.
15. VALUATION
We understand that a purchase price of £485,000 has been agreed. This figure is considered to be the maximum amount which should reasonably be paid for a property of this age, type and condition in the current market.