XXXX Braintree Essex CM7 XXX

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1 JOB REFERENCE: RESIDENTIAL BUILDING SURVEY Braintree Essex CM7 XXX FOR Mr X Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by: XXX

2 CONTENTS INTRODUCTION REPORT FORMAT SYNOPSIS EXECUTIVE SUMMARY SUMMARY UPON REFLECTION EXTERNAL CHIMNEY STACK ROOF COVERINGS AND UNDERLAYERS ROOF STRUCTURE AND LOFT SPACE GUTTERS AND DOWNPIPES AND SOIL AND VENT PIPES EXTERNAL WALLS FASCIAS AND SOFFITS AND WINDOWS AND DOORS EXTERNAL DECORATIONS INTERNAL CEILINGS, WALLS, PARTITIONS AND FINISHES CHIMNEY BREASTS, FLUES AND FIREPLACES FLOORS DAMPNESS INTERNAL JOINERY TIMBER DEFECTS INTERNAL DECORATIONS THERMAL EFFICIENCY OTHER MATTERS SERVICES ELECTRICITY GAS PLUMBING AND HEATING BATHROOMS MAIN DRAINS OUTSIDE AREAS OUTBUILDINGS / PARKING EXTERNAL AREAS POINTS FOR LEGAL ADVISOR APPENDICES LIMITATIONS ELECTRICAL REGULATIONS GENERAL INFORMATION ON THE PROPERTY MARKET 2

3 INTRODUCTION XXX Braintree, Essex. CM7 XXX Firstly, may we thank you for your instructions of XXX; we have now undertaken a 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 general information on the property market. We are aware that a report of this size is somewhat daunting and almost offputting to the reader because of this. We would stress that the purchase of a property is usually one of the largest financial outlays made (particularly when you consider the interest you pay as well). 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 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 property is yours but we will do our best to offer advice to make the decision as easy as possible. 3

4 REPORT FORMAT XXX Braintree, Essex. CM7 XXX 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 typeface for clarity. A PICTURE IS WORTH A THOUSAND WORDS We utilise photographs and sketches to illustrate issues or features. In some photographs a pencil has been used to highlight a specific area. The sketches are not 100% technically accurate; we certainly would not expect you to carry out work based upon the sketches alone. 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. 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. 4

5 SYNOPSIS SITUATION AND DESCRIPTION This is a two storey semi-detached property situated on a residential area with a local school nearby. The property sits on a sloping site and has been modernised, extended and altered over the years. The property has a reasonable sized front garden and a good sized rear garden with steps due to the site configuration as this property and adjoining properties sit on a sloping site. There is also access via the left hand side (all directions given as you face the property). We believe that the property was built post the War Years and is what is known as a Non Traditional House. As it was built just after the War there was a rationing of materials and limited skilled labour available, which can mean that sometimes there are unusual constructions hidden beneath what appears to be a typical construction. If the exact age of the property interests you your Legal Advisor may be able to find out more information from the Deeds. Non traditional housing, please see appendices for further information. Putting Life into Perspective! Some of the things that were happening around the time the property was built: 1946 Winston Churchill gave his Iron Curtain Speech 1948 Olympic Games held in London 1950 The concept of artificial intelligence for computers was developed by Alan Turing (MOD) 1952 Princess Elizabeth became Queen at age DNA discovered 1958 The first time ultrasound was available to examine unborn babies 1959 UK postcodes introduced 5

6 EXTERNAL PHOTOGRAPHS Front View Rear View Left hand view Front garden Rear garden patio area 6

7 ACCOMMODATION AND FACILITIES (All directions given as you face the front of the property) Ground Floor First Floor The ground floor accommodation consists of: 1) Hallway with stairs 2) Front Reception Room 3) Dining Room 4) Kitchen 5) Cloakroom (old coal sheds converted) 6) Office (old coal sheds converted) The first floor accommodation consists of: 1) Two double bedrooms 2) Box Bedroom Room (front left hand side) 3) Rear Bathroom Outside Areas The property has a reasonable sized garden to the front and a good sized garden to the rear. Parking is at roadside on a first come first served basis. Finally, all these details need to be checked and confirmed by your Legal Advisor. 7

8 INTERNAL PHOTOGRAPHS XXX Braintree, Essex. CM7 XXX 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. Ground Floor Reception room Dining area Office Cloakroom 8

9 First Floor Main Bedroom Bedroom Two Box Bedroom Bathroom 9

10 SUMMARY OF CONSTRUCTION External Chimneys: Main Roof: Main Roof Structure: Gutters and Downpipes: Soil and Vent Pipe: Walls: Fascias and Soffits: Windows and Doors: One brick chimney amended from original asbestos chimney Pitched, clad with concrete tile and sarking felt underlayer Metal with timber common rafters (ones that form the pitch of the roof) Plastic Internal Plastic Mixture of cladding and stippled render and smooth render. (assumed) Painted timber Plastic double glazed windows with metal surrounds, no trickle vents with exception of new extension Internal Ceilings: Walls: Perimeter walls: Plasterboard (assumed) Predominately studwork (assumed) Dry lined Floors: Services Ground Floor: First Floor: Solid concrete (assumed) Metal frame with timber (assumed) not opened up. We are advised (by the owner) that the property has a mains water supply, mains drainage, electricity and gas (all assumed). The electrics are located under the stairs and are 1990s and the Back Boiler which we are advised is manufactured by Baxi is located in the chimney. 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. 10

11 EXECUTIVE SUMMARY Summaries are not ideal as they try to précis often quite complex subjects into a few paragraphs. This is particularly so in a summary about someone s future home when we are trying to second-guess what their priorities are, so it is important the Report is read in full. It is inevitable with a report on a building of this nature that some of the issues we have focussed in on you may dismiss as irrelevant and some of the areas that we have decided are part of the character of this property you may think are very important. We have taken in the region of 190 photographs during the course of this survey and many pages of notes, so if an issue has not been discussed that you are interested in or concerned about, please phone and talk to us before you purchase the property (or indeed commit to purchasing the property), as we will more than likely have noted it and be able to comment upon it; if we have not we will happily go back. We have divided the Executive Summary into The Good, The Bad and The Ugly, to help distinguish what in our mind are the main issues. The Good Survey reports often are full of only the faults and general doom and gloom, so we thought we would start with some positive comments on the property! 1.0) The size of the rooms are bigger than what you normally find in a modern building. 2.0) The gardens are a good size albeit that they are on a slope. 3.0) The property has been updated although there are some original elements such as the Back boiler. We are sure you can think of other things to add to this list. 11

12 The Bad Problems / issues raised in the bad section are usually solvable, but often need negotiation upon. However, a large number of them may sometimes put us off the property. 1.0) Non traditional construction You need to understand the property is non traditional construction and as such will appeal to a limited future market when you come to sell and will also have a limited availability with regard to mortgages. This is a metal frame non traditional building which has been partly updated with new roofs and new parts to the roof structure. In addition the walls have been clad and there has been upgrading of the metal single glazed windows to double glazed plastic windows (without trickle vents with the exception of the extension). Close up of what the metal frame building would have looked like originally This is how your property now looks with the render added and the various alterations and amendments ACTION REQUIRED: Your Legal Advisor needs to confirm exactly what sort of metal frame house it is and then we would be able to advise you further. It should be remembered that non-traditional construction is a characteristic of the property and as such you need to be happy to live with this and the limitations it has. Please see the Walls Section of this Report. 12

13 2.0) A metal framed property is all about the condition of the metal frame! A metal framed house relies upon the metal frame to hold the structure together and everything else is effectively hung from it or attached to it. As with all these types of non traditional buildings without opening them up our investigation is limited very much to the roof space area. Within the roof in this instance we found rust to a higher level than we would normally find it to the metal roof and we also found elements of the roof that had been replaced. We can see that fairly extensive work has been carried out to the roof in the form of re-roofing, new timbers and a sarking felt; our concern is the rust on the metal frame that we could see and furthermore the rust on the metal frame of the building that we cannot see. Rusting metal frame Replacement metal section ACTION REQUIRED: Whilst we do recommend a rust stop agent or equivalent to the roof structure we would classify this property as being an above average level of risk and recommend that opening up is carried out to the base of the property where the steels are bolted into the floor as this is often the most likely place for the most severe corrosion to have occurred. We would add that the cracking in the render we can see to the rear right hand side (all directions given as you face the property) for us makes this absolutely essential before you commit to purchase the property. 13

14 2.1) Is the ventilation sufficient to the roof area? Condensation could be occurring in the roof space that is causing the rusting a way around this is to vent the roof space. Whilst we could see what we thought was light to the perimeter of the roof we could not actually see any vents from the outside. Maybe with further investigation it is worth adding vents to the soffit boards on the main roof. 3.0) Asbestos We could see some asbestos had been left in where the chimney had been replaced (this can be seen from within the roof). It is very likely that there is other asbestos left in for example the fascias and soffit boards where we can now see a new plastic board but there may be an asbestos one behind it. Products containing asbestos have, until relatively recent years, been widely used in domestic construction and the mere presence of asbestos does not, in itself, necessarily constitute a health hazard. Removing undamaged material may release more dust than leaving it in place and it is only when asbestos materials are in a damaged or friable condition, or during installation, modification, removal or demolition, that there is likely to be a significant health risk. Chimney Fascias and soffits We also find the perception of asbestos problems to affect a value in a building. Please note we are not asbestos surveyors. 14

15 ACTION REQUIRED: Consult a specialist asbestos contractor to remove the asbestos. We suggest you contact the Local Authority who can usually provide a list of these. ANTICIPATED COST: There is a wide variation in the market costs; please obtain quotations, we recently had a sample test carried out which cost 150. Please see the Other Matters Section of this Report. 4.0) Higher risk of condensation than usual There is a mixture of things that combined together to give the higher risk of condensation than usual. These range from some of the radiators being internal on the ground floor to a lack of trickle vents to the windows to the extract from the humidity generating bathroom and kitchens being too small. It does depend upon how you utilise the building but the main issue here is the characteristic of a non traditional constructed building that will have what is non as cold bridging. No trickle vents to window Cold bridging defined Cold bridging is caused by a colder element in the structure allowing coldness to pass through the structure much quicker when warm moist air is present in the property 15

16 Please see the appendices for further information regarding cold bridging. ACTION REQUIRED: Increase the size of the extract fan in the bathroom and kitchen and make them humidity controlled. ANTICIPATED COST: A few hundred pounds; please obtain quotations. Outside vent on small extractor from bathroom Please see the Dampness Section of this Report. 5.0) Sloping site The property is situated on a sloping site, it will have to cope with rainwater travelling from the top of the site to the bottom. We were pleased to see weep holes in the retaining walls in the garden. There did not seem to be a definite track around the building other than the French drain for the water to follow for it to get from the top of the site to the bottom. Whilst the retaining walls in your garden have weep holes we noted that the retaining walls to the left hand side (all directions given as you face the property) to your neighbours did not and the wall had suffered. ACTION REQUIRED: Weep holes need to be added to the left hand side retaining wall and really should be a joint cost with your neighbour and will be well worth having a cup of tea meeting to discuss this. 16

17 Retaining wall Close up of retaining wall Weep holes to rear wall Left hand boundary wall to the front of the property would benefit from re-pointing French drain Please see the Outside areas Section of this Report. 6.0) Crack in render to the rear of the property To the rear of the property there is a crack to the smooth render that has been added. This could be for a number of reasons, we feel the most likely is that there is too much cement in the render mix or the applied render is too thin. Or finally, and it is something we do need to make you very aware of, the cracking could relate to problems within the metal structure. 17

18 ACTION REQUIRED: As mentioned earlier in this report we would recommend opening up to examine the base of the columns in the structure at the existing owners cost. ANTICIPATED COST: Existing owners cost. Please see the Walls Section of this Report. Crack to render at the rear of the property 7.0) Metal around the windows Cold bridging defined Cold bridging is caused by a colder element in the structure allowing coldness to pass through the structure much quicker when warm moist air is present in the property We know that we have already defined cold bridging earlier but for ease of reference we include the definition again here. One characteristic of the property is a metal frame around the windows which will cause cold bridging, possibly condensation and will be in need of repainting regularly. ACTION REQUIRED: You need to check that you are happy with this characteristic as well as the other characteristics of a non traditional constructed building as you cannot change them without literally re- Metal surrounds to windows Close up of metal surround to window 18

19 building the house. XXX Braintree, Essex. CM7 XXX Please see the Windows Section of this Report. 8.0) Bathroom ceramic tile placed onto a wooden floor Particularly with non traditional construction which tends to generate more movement in wooden floors than is usual it is likely that the joints to the bathroom floor which has been covered with ceramic tiles will deteriorate. ACTION REQUIRED: This will deteriorate unless there is a mastic joint around the perimeter which we cannot see perhaps hidden by the skirting but we rarely come across this. You will need to re-point the joints from time to time. ANTICIPATED COST: Nothing for the time being although there is some minor pointing missing; please obtain quotations. Please see the Floor Section of this Report. 9.0) Fencing The fencing to the rear right hand side (all directions given as you face the property) has the old concrete posts as well as new fence which are in a different position. ACTION REQUIRED: You do need to check where exactly the boundary is located. Please see the Outside areas Section of this Report. Garden boundary to right hand side with concrete posts and wooden fence where is the boundary? 19

20 10.0) Services Old Back Boiler We did discuss the merits of older boilers and them lasting twenty to thirty years whereas more modern boilers have a much shorter lifespan although it is argued they are more efficient (we personally do not see how they can be more efficient if you have to purchase three of them when one of the older style boilers would have sufficed originally). ACTION REQUIRED: Budget for a new boiler. ANTICIPATED COST: We are typically finding the cost in the region of 2000 to 2500 for the boiler alone, where it has been relocated as it would be in this instance it tends to be more and we often find that the pressure any older fittings means that some new pipe work to the central heating needs to be carried out; please obtain quotations. Please see the Services Section of this Report. The Ugly We normally put here things that we feel will be difficult to resolve and will need serious consideration. The Bad verging on Ugly Please see item number two where we recommend that the structure is opened up at ground floor level to establish the condition of the metal frame. We would be more than happy to return to investigate further but of course need the approval of the existing owners to have this opening up carried out. We recommend that the existing owners carry out the opening up investigation as ultimately it is to their benefit. 20

21 Other Items Moving on to more general information. Maintenance This type of property is relatively modern (i.e., less than one hundred years old) but nevertheless still requires ongoing maintenance and repair. A budget for such work must be allowed to ensure it is maintained in a good condition. This will prevent undue and unnecessary deterioration. In this type of property we often find that the flashings around the chimney deteriorate and the flashing where the soil and vent pipe has been removed can be a problem. Services Whilst we have carried out a visual inspection only of the services within the property and we would always recommend you have your own specific testing for each of the services. Electrics The Institute of Electrical Engineers (IEE) recommends that a check of the electricity system is carried out when a property changes hands by an NICEIC registered and approved electrical contractor or equivalent. Heating We would 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. Drainage We ran the tap for approximately15 minutes without any build up or blockages. In this instance we were unable to lift the manhole. The only way to be 100% certain of the condition of the drains is to have a closed circuit TV camera report. 21

22 Water Supply There is danger in older properties of having a lead water supply; we would recommend that you speak to the water company to ask them if they have carried out such replacement, as you will be re-piping much of the water used in the building it gives an ideal opportunity to also check for any remaining lead pipes. ACTION REQUIRED SERVICES: We would reiterate that we recommend with regard to all services that you have an independent check by a specialist contractor. DIY/Handyman Type Work There are numerous other items that we would class as DIY or handyman type work such as redecorating to turn the property into your home although this house is immaculately decorated and above average standard for what we typically see. We have detailed these and other issues 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 however referred you to sources of general information on the housing market within the Information on the Property Market Section, which can be found in the Appendices at the end of the Report. 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. 22

23 Estimates of Costs 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 and estimates can of course vary from area to area when giving a general indication of costs. For unskilled labour we currently use between 75 and 100 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 usually be best to have work supervised if it is complex, both of which we can do if so required. 23

24 SUMMARY UPON REFLECTION The Summary Upon Reflection is a second summary so to speak, which is carried out when we are doing the second or third draft a few days after the initial survey when we have had time to reflect upon our thoughts on the property. We would add the following in this instance: Whilst the alterations and improvements in the property are average to above average compared to what we typically see in this type of property it still remains that the structural frame could be a problem without further investigation. It could be that when the contractors carried out the roof work they also carried out work internally but there is no way of knowing this at the time of our survey. However, we would recommend that in the first instance your Legal Advisor makes enquiries to the Local Authority to establish the exact type of property, assuming they did originally build these properties and still manage some of them, and also to establish what repairs have been carried out with their findings forwarded onto us. We would refer you to our comments in the Executive Summary, Good, Bad and Ugly Section and ask that you re-read these. 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. We would ask that you read the Report in full and contact us on any issues that you require further clarification on. 24

25 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 FREEHOLD (OR AS GOOD AS) We have assumed that the property 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 property (no sale no fee!). We as your employed Independent Chartered Surveyor represent your interests only. SOLICITOR/LEGAL ADVISOR To carry out your legal work you can use a solicitor or a legal advisor. We have used both terms within the report. TERMS OF ENGAGEMENT/LIMITATIONS This report is being carried out under our terms of engagement for Building Surveys, as agreed to and signed by yourselves. If you have not seen or are not happy with the terms of engagement please phone immediately or the secretary from which this survey came from. 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 property purchase - just phone us. 25

26 THE DETAILED PART OF THE REPORT FOLLOWS, WORKING FROM THE TOP OF THE PROPERTY DOWNWARDS 26

27 CHIMNEY STACK XXX Braintree, Essex. CM7 XXX EXTERNAL Chimney Stack Chimneys developed originally from open fires placed within buildings. From this, the chimney has developed to its present day format where it is used as an aesthetic feature and focal point rather than purely just to heat the room. There is one chimney to this property they are located to the right hand side and sits on the Party Wall (all directions given as you face the property). Chimney One right hand side We are uncertain as to what this chimney is made out of, we know that originally they were lined with asbestos and this is what we can see when we are in the roof. Fairly typical on upgrades such as in this property to amend the chimney we can see that it has had a lead flashing added which we consider the best type of flashing provided it is of course fitted correctly. From what we could see from ground level it looked in average condition considering its age, type and style. Unfortunately we were unable to see the top of the chimney known as the flaunching, we therefore cannot comment upon them. ACTION REQUIRED: Remove the asbestos and periodically inspect the chimney as in particular sometimes dampness does get in around the flashings. Chimney Chimney originally looked like this 27

28 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. Flaunchings Defined A low, wide cement mortar fillet surrounding the flue terminal on top of the chimneystack to throw off rainwater. Finally, we have made our best assumptions on the overall condition of the chimney stack from the parts we could see above roof level. The inspection was made from ground level within the boundaries of the property (unless otherwise stated) using an 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. 28

29 ROOF COVERINGS AND UNDERLAYERS The Roof Coverings and Underlayers section considers the condition of the outer covering of the roof. Such coverings usually endure the extremes of climate and temperatures. They are susceptible to deterioration, which ultimately leads to water penetration. Dependent upon the age of your property and the type of construction it may or may not be present, please read on: We will consider the roofs in three areas; the main roof, the side extension roof and the front canopy. Main Roof The main roof is pitched and clad with a concrete tile, originally it would probably have been an asbestos roof covering. From ground level, the tiles look in average condition considering the roofs age type and style. We noted that the soil and vent pipe had been moved and can still see the lead flashings; sometimes there can be problems in these areas. With this age of roof there can be a few missing or displaced tiles, this is nothing unusual. Main roof ACTION REQUIRED: Periodic inspections and maintenance of the roof, as required. Protective Underlayer (Often known as the sarking felt or underfelt) From the 1940s onwards felts were used underneath tiles/slates to stop wind damage and water penetration, these in more recent years have been replaced with plastic equivalents. These are commonly known as underfelts but now the name is not really appropriate, as felt is not the only material used. 29

30 When we inspected the loft space we found a Hessian base Bitumen membrane. This type of membrane has been used since the 1960s. We would imagine a re-roofing was carried out in the 1970s. We generally found it to be in average condition, with damage in some areas which is what we typically find. This photo shows the common rafters (the ones that form the pitch of the roof) and the dark area between is the underlayer. Low level side extension roof There is a mono pitched roof to the left hand side (all directions given as you face the property) that has what looked to be, manmade slates which is a pleasant feature to add where many people would have had a flat roof. Flashing to top of the roof Extension roof We were also pleased to see within the roof a breathable modern protective underlayer. These are generally added now to stop the possibility of condensation. Protective underlayer 30

31 Front canopy There is a small lead covered front canopy, sometimes there is concrete beneath these, we once read about a problem when a window cleaner stood on one when it unfortunately could not take the window cleaners weight! Please be aware of this when you get your windows cleaned. Front canopy All the roofs were inspected from ground level with the aid of a x16 zoom lens on a digital camera. Finally, we were only able to see approximately eighty percent of the main roof from ground level via our ladder or via any other vantage point that we managed to gain. We have made our best conclusions based upon what we could see, however a closer inspection may reveal other defects. For further comments with regard to ventilation please see the Roof Structure and Loft Section. 31

32 ROOF STRUCTURE AND LOFT (ALSO KNOWN AS ROOF SPACE OR ATTIC SPACE) 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. Main Roof Roof Access The main roof is accessed via the loft hatch located landing. There is no loft ladder or electric light some unsecured floorboards which you need to take care with. We recommend that secured floorboards a light and a ladder are added, as it will make the loft space safer and easier to use. The loft (perimeter) has been viewed by torch light, which has limited our viewing slightly. Pre-fabricated metal roof structure This type of roof structure has what is known as a metal trussed roof with the common rafters in timber (the common rafters are the ones that form the pitch of the roof). We would also add that the metal frames are what we would term light weight and are in a W configuration. Please see our comments in the Executive Summary with regard to the rust that we could see in these areas and also our thoughts with regard to increasing the ventilation of the roof to reduce any possibility of condensation. Gable end original metal Close up showing roof bolts with more rust than we would like to see Some fixing have been replaced 32

33 Roof Timbers In this case the roof timbers form only the common rafters which are the timbers forming the pitch of the roof and there are new plates at the purlin level which is the approximate mid-point at the pitch of the roof. We have inspected the roof timbers for: Serious active woodworm Structurally significant defects to the timbers Structurally significant dry rot Structurally significant wet rot General view of roof Our examination was limited by the general configuration of the roof and the insulation. What we could see was generally found to be in average condition for its age, type and style. It is, however, feasible that there are problems in the roof that are hidden. Fire Walls ACTION REQUIRED: The only way to be 100 per cent certain is to have the roof cleared and checked. The property has on blockwork firewall located to the right hand side (all directions given as you face the property) which you can see in the general view of the roof photograph above. Fire Walls Defined Fire walls help prevent the spread of fire through roofs and are a relatively recent Building Regulation requirement. Just a reminder that your outside wall is a metal sheet 33

34 Water Tanks The water tanks were found to be plastic (many of the original water tanks would have been asbestos). We would always recommend that water tanks be drained down and cleared of any debris etc. (we have seen dead birds and other unmentionable things in these tanks). As you are often cleaning your teeth with this water it is best that it is as clean as possible! Water tank Ventilation Please see our comments in the Executive Summary regarding ventilation of the roof space, it during extreme weather when condensation could be occurring within the roof. We would also add that we can see a conduit from the extract system (sometimes known as elephant s trunks in the trade) and whilst we were pleased to see it was actually going outside we would much prefer to see a larger diameter extract fan and one that is humidity controlled particularly on this type of property. Extract vent to outside often discharges into roof which is essential that this does not happen in this type of roof The vents to the fascias and soffits may have been blocked by the insulation when it was added, this needs to be checked. Insulation Please see the Thermal Efficiency Section of this Report. 34

35 Electrical Cables We can often identify the age of an electrical installation by the age of wiring found in the roof. In this case surprisingly we found electrics sitting on top of the insulation which is not often the case so enquiries should be made whether there have been some relatively recent additions to the electric wiring (which there should be certificates for this electrical work). Electrics sitting on top of the insulation Please see our further comments in the Services Section of this Report. Finally, we would ask you to note that this is a general inspection of the roof, i.e. we have not examined every single piece of timber. We have offered a general overview of the condition and structural integrity of the area. 35

36 GUTTERS AND DOWNPIPES 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. Gutters and Downpipes The property has plastic gutters and downpipes and are fairly typical of what we see; they are in average condition for their age, type and style. There may be some minor leaks but most people would be happy to live with these providing repairs are carried out within the next six to twelve months. Overflowing of gulley s Overflowing downpipe assumed due to green moss It is more the overflowing of gulley s that concerns us as it means that the drains may be blocked below. Please see our comments on having a closed circuit TV camera report. ACTION REQUIRED: We would always recommend you stand outside the property next time it rains heavily and see how well the drains cope with the rainwater particularly looking at the guttering and the joints. 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. Different style guttering 36

37 Soil and Vent Pipe The property has plastic soil and vent pipes visible, originally this would have been asbestos, we could not see any of this remaining it does need to be checked when you are looking at the asbestos lining to the old chimney. Soil and vent pipe Finally, gutters and downpipes and soil and vent pipes 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. 37

38 WALLS External walls need to perform a variety of functions. These include supporting upper floors and the roof structure, resisting dampness, providing adequate thermal and sound insulation, offering resistance to fire and being aesthetically presentable. The construction of the property is a metal frame finished in a stipple and smooth render and cladding. Metal frame Just to reiterate our earlier comments in the Executive Summary, this is a metal frame built house. Wall Finish Stipple and smooth finished Render The walls to this property are finished in a mixture of stipple and smooth render. The stipple render is to the front and the smooth render is to the rear. There is cracking to the render at the rear which may relate to movement in the structure as often around windows as they are openings in the structure and therefore weak points such movement can be seen. This movement could relate to expansion or deterioration of the metal frame which is why we are recommending opening up of the structure. Cladding and stipple render to the front Please see our comments in the Executive Summary. 38

39 Cracking There is some hairline cracking to the rear which needs to be sealed as soon as possible to stop dampness and water getting in causing sections of the render to need to be rerendered. ACTION REQUIRED: Please see our comments in the Executive Summary. Render Detailing Cracking to render at rear You can normally tell whether the render is good or not by the drip detail over the window and the bell mouth to the base of the property. Window drip detail In this case we found a drip detail over the windows. Window drip 39

40 Bell mouth to base of property To the base of the render to the new section there was a good bell mouth detail. To the majority of the property it is not as pronounced and also there is a slight problem with regard to ground level heights as the ground level should be approximately mm from the bell mouth and it is less than this in most cases. ACTION REQUIRED: Lower the ground slightly. No bell mouth Cladding The property has plastic cladding as do many of the surrounding properties and looks as if it was carried out as part of a larger contract. The cladding looks to be from what is considered to be the cheap to middle end of the market; today better is available. Our concern is there is a lack of thermal insulation where the cladding is which means that the rooms may not be as warm as you may wish. Cladding 40

41 Cold bridging, concrete lintels, metal frames and metal surrounds to the windows. There are many elements in this property that could cause cold bridging. This is a characteristic of the property and you need to be happy with this when you purchase the property. Please see our article in the Appendices at the back of the report. Cold Bridging Defined Cold bridging is caused by a colder element in the structure allowing coldness to pass through the structure much quicker when warm moist air is present in the property, often caused by things like having a shower or a bath, cooking or washing, particularly if you are drying washing on the radiators. This is also caused by the general climate which results in condensation on the element. 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 render / plasterwork we cannot comment on their construction or condition. In buildings of this age concrete 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 render / plasterwork has been finished. We have made various assumptions based upon what we could see and how we think the render / plasterwork would be if it were opened up for this age, style and type of construction. We are however aware that all is not always at it seems in the building industry and often short cuts are taken. Without opening up the structure we have no way of establishing this. 41

42 FOUNDATIONS 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. Foundations Given the age of the property you may find different depths of foundations. We would expect to find a concrete foundation given the type of construction and to the side extension the foundation may be the original old coal shed foundation if this is what it was, it may have been required to add a concrete foundation, often pad foundations are used. Information may be available from the Local Authority if you wish to know more about the extension. 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. It is your responsibility to check out prior to commitment to purchase that insurance is available on the property on the basis of the things we have reported in the survey. Much as we would like to we are unable to keep up with the changing insurance market and give you advice with regard to this. Please remember to talk about any cracks identified within the property. Often insurers will refer to progressive and non-progressive cracking. Unfortunately this is something we are unable to comment upon from a one-off inspection - the Building Research Establishment recommends a year of monitoring of any cracking. We would always recommend that you remain with the existing insurance company of the property. We would refer you to our comments with regard to building insurance throughout this report. 42

43 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. 43

44 TREES Trees within influencing distance of a property can affect the foundations by affecting the moisture content of the soil. There are trees nearby but we would say they are outside influencing distance of the property. ACTION REQUIRED: Regular maintenance of the tree is required. The tree is located in the rear garden Influencing Distance Defined This is the distance in which a tree may be able to cause damage to the subject property. It is not quite as simple as our sketch; it depends on the tree, its maturity, the soil type etc., etc. Please also refer to the External Areas Section. 44

45 DAMP PROOF COURSE XXX Braintree, Essex. CM7 XXX The Building Act of 1878 required a damp proof course to be added to all newly built properties within the London area. It also required various other basic standards. These requirements were gradually taken up (or should that be grudgingly taken up) throughout London and then the country as a whole, although this took many years for it to become standard practice. All modern properties should incorporate a damp proof course (DPC) and good building practice dictates that a differential of 150mm (6 inches) should be maintained between the damp proof course and ground levels. In this case cannot see a DPC to the original building we can see one to the extension. Your attention is drawn to the section of the report specifically dealing with dampness. No DPC 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. 45

46 AIRBRICKS In properties with suspended floors you need to have an airflow beneath to stop deterioration. The air is allowed to pass under the property by the use of airbricks. Generally the rule of thumb is that airbricks are spaced every metre and a half approximately, but this depends upon the specific circumstances of the property. Often with this age of construction high level vents were included to help reduce condensation. We have looked at the surrounding older style properties, albeit to the front only, and cannot see any such vents. Ironically with modern standards of heating sometimes adding a wall vent is the only way to avoid condensation or more commonly mould growth. We did not see any signs of condensation or mould growth in this instance but we are aware that the property looked freshly painted (painted to sell?) Finally, we have made our best assumptions based upon our visual inspection of the outside of the property and our general knowledge of this age, type and style of construction. We have not opened up the walls/floor, unless we have specifically stated so in this section. 46

47 FASCIAS AND SOFFITS AND WINDOWS AND DOORS This section covers fascias, soffits and bargeboards and 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 The fascias and soffits are plastic with vents. We would comment they are in average condition for their age, type and style. Please note our comments with regard to the lack of a feel of ventilation in the roof which needs to be checked whether the air vents are clear. Also there may well be asbestos fascias and soffits hidden underneath this as often we find they are not cleared. Fascias and soffits The fascias and soffits to the extension do not require vents as they have a breathable protective felt. ACTION REQUIRED: Check the vents to the main roof are clear and working and not for show only! Fascias and soffits on extension without vents as it has got a breathable felt 47

48 Windows and Doors The property has plastic double glazed windows with a metal surround without trickle vents (with the exception of the extension windows which do not have the metal surrounds) which generally look to be of a average quality although better are now available. We would draw your attention to the fact that sealed double glazed units can fail, particularly as a result of poor workmanship during installation. Failure of the seal leads to condensation between the two panes of glass and simply replacing the affected units may not provide a satisfactory long-term solution. Window with metal surround In this case it is the metal surrounds that concern us as this could be a cold bridging element, we can see that the paint is flaking on it and is also likely to be a lifelong chore of repainting. Enquiries should be made as to the existence of any transferable guarantees. Generally it is considered that double glazed units have a life of about ten years. Trickle Vents Defined Trickle vents allow a trickle of air through, therefore stopping/reducing the likelihood of condensation occurring within the property. 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. 48