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29 Urgent Yr 1 Yr 2-5 yr 5+ Totals 11,230 70,210 77, ,400 Value adjustment required Maintenance Gutter repairs 2,500 Urgent pointing to parapet 2,500 Replacement of flashing and valley board to valley on the clock face housing Dormer. 2,000 Down pipe and gully clearing (dismantling required) 1,000 Window cill replacement (5) 900 Ceiling integrety checks 550 Plant removal from parapet walls 450 Run new putty to glazing in windows 450 Up grade F and E tank 400 External decorations and minor timber repairs to the Elliot Building Gutter cleaning 180 Remove gas wall heater in Elliot Building 120 External decorations to windows 75 20,000 15,000 Damp management controls 12,250 scaffolding to external walls 10,000 Replace ceilings (contingency. Testing required) 5,000 3,000 Heating controls to radiators 5,000 1,500 Fire door upgrades (dependent on new uses) 5,000 Repairs to windows (standard repair per window) 3,500 8,000 2,500 Lead repairs to flashings and side panels (does not 2,500 include access) Upgrade emergrncy lighting routine 2,200 Additional insulation in the roof space 1,500 4,000 8,000 Improved security to the Elliot Building 550 Boundary wall repairs (pointing) 550 Pointing to dressed stone facades 450 1, Connect Elliot Building rain water drainage to mains 450 Additional pipe insulation in the boiler house 300 Render repairs to the parapet wall 250 Clear road channel and silt trap. 190 Replace damaged radiator valves 120 Place wire mesh to underside of Elliot Building 100 DDA compliance (depending on future use) 30,000 Upgrade heating system controls (contingency sum) 20,000 Lintel replacement. (monitoring required) 5,500 Re wire routine 3,500 15,000 Re gas chiller units 3,000 Stone repair and replacement. (pillars in Yr2) 2,500 30,000 Internal decoration 20,000 Secondary glazing 20,000 Pointing as routine maintenance 2,000 29

30 Valuation adjustment recommendation Accept no risks reduce value by 159,140 Accept 75% of risks reduce value by 119,355 Accept 50% of risk reduce value by 79,570 Accept 25% of risks reduce value by 39,785 Accept all risks. Accept value 0 Risk analysis 140, , ,000 Costs Urgent Yr 1 Yr 2-5 yr 5+ 80,000 60,000 40,000 20, ,400 70,210 77,700 11,230 Urgent Yr 1 Yr 2-5 yr 5+ 30

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77 Appendix I 77

78 Appendix I 78

79 Appendix I 79

80 Appendix II 80

81 Appendix II Room 010 circulation space, ground floor rear lobby Floor Solid mosaic pattern, good condition, no cracking. Some damage by door which has been patched repaired with cement screed finish. A high meter reading for the floor. Walls, defects, Solid walls, deep skirtings, no high readings in skirtings or at chimneys, damp low level. Some damage to plasterwork in lobby area, readings isolated patch repair. Wall finishes Timber panelling to dado height, poor decorative condition. Pinboards attached, surface affixed trunking and clipped cables to walls. British Telecom box affixed to wall. There is a stud wall which subdivides the main foyer area from this circulation area in studwork. Windows Not applicable Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Rear exit door softwood painted three panel two glazed door with glazed side panel in softwood painted framework with two softwood painted casements. Door has key code lock and Europrofile lock found to operate satisfactorily. This is a relatively new door. Glass is marked as toughened. There is a damaged sill to the timber frame section. This will need replacing. Door leading to room 002 six panel softwood painted fire door with Georgian wire glass vision panel and key pad lock. Not part of fire exit. This is part of fire exit route, question key code. Door needs redecoration. Door has no seals, hinges not fire rated. Lath and plaster ceiling with deep decorative coving, some sections missing. Hairline cracking in plasterwork across the ceiling. Some delamination evident. Test this ceiling. Not applicable. One cat 2 fluorescent fitting, various telecoms equipment. Surface fixed double sockets, surface fixed cabling. None Doors not of sufficient width for wheelchair access Part of fire route. Room 008 Office Floor Walls, defects, chimneys, damp readings Wall finishes Hollow timber floor, level but some undulations. Suspect a variety of floorboard finishes. Open up this floor. Solid external and internal walls. Possibly blocked chimney to corner. Not vented. Stud partition to room 004. High moisture readings to low level external wall only. Plaster painted finishes, surface fixed trunking, fixed overhead cupboard units, deep skirting to original external walls, low level skirting to stud walls. Some damage to decorative finishes. 81

82 Appendix II Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Room 004 Interview room Floor level Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Interview room, 006 Floor level Walls, defects, Two sets of large sash windows operate satisfactorily. Standard decoration. Replace one sill and replace window board. Venetian blinds operate satisfactorily. Door to circulation area has been removed. Doorframe appears to be fire rated type. Appears to be plasterboard, possibly with lath and plaster behind. Deep coving to original walls, some hairline cracking evident. Can be remedied during normal decorations. N/a One fluorescent strip light with four fluorescent fittings. Four uplighters, speaking, fire alarm N/a Insufficient access No Floor appears to be partly solid and hollow which may suggest a void below. Suggest further investigation by door into room. The room smells damp and this could be an ongoing issue in this area. Solid walls. Rear south facing wall high meter readings up to 800mm. Severely blown plaster and uneven surfaces. Likely to be progressive problem. Stud partition walls space division between Room 008 in good condition. One blocked chimney in the rear corner needs to be vented. Single sash window operational, standard decorations, crack to stone window sill. Sill replacement required. Note there is a hairline crack above this window which is alignment with the cracking to the lintel on the outside. This could be a progressive structural issue. Three panel softwood painted fire door with large single glazed Georgian wire glass defused vision panel. Steel ironmongery. Fire door? No fire stops, no seals around the door, not marked as fire door. Has Britain 1003 door closer. Appears to be plasterboard or plaster skimmed ceiling. Some hairline cracking, emulsion painted. Coving on original section has been stopped. N/a Fluorescent lamp light with standard diffuser. N/a No wheelchair access No Hollow timber carpeted, firm under foot, reads dry. Solid and stud partition. Reads dry. Deep skirting to external 82

83 Appendix II chimneys, damp wall, shallow skirting to new studwork. readings Wall finishes Woodchip painted, no staining, slight diagonal hairline crack to top left hand side of window. Windows Sash window with film applied to glazing. Standard decoration. No blinds. Doors/fire rating, closers and ironmongery Single flush door with vision panel, not fire rated Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Lath and plaster painted ceiling. One hairline crack across width of ceiling, could be delamination. N/a One standard fluorescent light. Telephone alarm call point N/a No wheelchair access No Interview room 2, 005 Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Hollow timber, firm underfoot, reads dry. Solid with stud space partitioning. No blocked chimneys, no damp readings at low levels, Sash window with defused film finish. Standard decorations apply. Cracked stone sill outside. Deep timber reveals and timber architraving. Flush door with single vision panel, not fire rated. Lath and plaster, some hairline cracking, possible delamination, deep coving to original wall sections. N/a One standard fluorescent, telephone and alarm N/a No wheelchair access No Reception 008 in included in circulation area

84 Appendix II Office 003 Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Offices 012 Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, Hollow timber, slight drop in levels near the doorway. This may need to be investigated. Slight bounce to floor. There is a fan and filter in the floor void which filters external air into the room. Solid and stud partition. High reading at low level to base. Deep skirting to original walls. Dry. Blocked chimney on west wall, has vent but is painted over. This needs to be adjusted. Some slight cracking to beading of the corner. Chimney on partition wall to lobby blocked over. Vent grill painted over, this needs to be eased. Cracking and blown plaster to left of chimney to main lobby. Plasterboard and paint finishes, some blown plaster in this area approximately 3m 2 Five sash windows, standard decoration required. Crack to stone sill on west window Single flush door with Georgian wire glass vision panel. Key code furniture and door closer. Possibly fire rated with door stops. No seals noted. Softwood painted two panel half glazed door with softwood painted side panel glazed section. Aluminium ironmongery. Mortise deadlock. Operates satisfactorily. Painted architraving. Lath and plaster with deep plaster coving to original walls. Hairline cracking to plaster coving, particularly to corner of west end fireplace. Some delamination noted, some unevenness to ceiling finishes. N/a Seven cat2 fluorescent fittings surface mounted. N/a No wheelchair access No Hollow timber floor, some unevenness and some flex, possible deflection due to decay, may need opening up. Large cast iron grill to north elevation nature of which is uncertain. Possible access to floor void. This could not be opened due to stored items. Solid all round. Amber readings at base of wall. This room has a marble fire hearth and original Victorian cast iron gas fire. Two sash windows, standard decoration required. Secondary glazing to these two windows in powder coated aluminium in reasonable condition. Mostly operational. Six panel softwood painted fire door with key pad lock, 84

85 Appendix II closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape cylinder rim latch and mortise deadlock. Georgian wire fire glass, rated as fire door. Check depth of stops. This door has no door seals. Lath and plaster ceiling, slight hairline cracking, no evidence of delamination N/a 4 x cat 2 fluorescents N/a Possible wheelchair access No. This room has a walk in safe. This was locked at the time of inspection. It is understood to have solid floors and solid walls. Room 014 Floor Hollow timber, level, firm underfoot. Reads dry. Carpeted Walls, defects, Solid and stud partition. Base of walls read amber. Deep chimneys, damp skirting to original walls, modern skirting to stud partitioning. readings Surface fixed cabling and pin board. Wall finishes Windows Sash window, standard decoration required. Re-run putties 1 linear metre, allow splice repairs to bottom rail. Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Six panel painted softwood painted door, not fire rated. Georgian wire glass, key code lock, mortise deadlock, cylinder rim latch, deep architraving, decoration required. Door is on dropped hinges. Lath and plaster hairline cracking, no delamination, slight unevenness, deep coving to original walls on three sides. N/a 2 x cat 2 fluorescent N/a No wheelchair access No FIRST FLOOR Main staircase Straight flight timber stairs with strings, decorative newels and square section balustrading with decorative spandrall, arched and fluted panelling. The under stairs is infilled with plain boxing creating storage and cleaning cupboard. To the wall side handrail there is softwood painted panelling to dado height. The staircase has contract grade carpeting and commercial nosings. Staircase is firm however risers and treads are slightly loose and require refixing. Stairs have a mechanical stair lift on a winch mechanism. This was not operated. This will need further investigation. The fire stairwell surround is a softwood painted fire screen with Georgian wire glass panels painted with fire door to the top. This has key pad lock. Seals around the door and plant on door stops. Room 101 circulation Floor Timber suspended slight bounce by stairwell. Generally firm 85

86 Appendix II underfoot, even carpeted finishes. Walls, defects, Solid, panelling mentioned with staircase. To the east end chimneys, damp readings there is staining above the windows which is synonymous with the details observed in the roof space and with pointing to the parapet. This will need repair. No blocked over chimneys in this section, no damp readings. Wall finishes Painted plaster finishes, paint to decorative architraving and pediment to doorways. Chipped requires repriming. Windows East elevation three sash windows, slight splitting to boxing mechanism, standard repair required, replace 3 sills Doors/fire rating, closers and ironmongery Door leading to room 108 is a hardwood painted glazed panel with hardwood painted four panel door, two glazed panels. Glazing sections have been covered with hardboard. Door has mortise latch and cylinder rim latch. All other doors mentioned with separate rooms. Ceilings: material, staining s and deflections Lath and plaster with evidence of hairline cracking and signs of delamination. This ceiling should be tested. Evidence of some deflection. Deep plaster coving to all original walls. Sanitary wear N/a Electrical fittings 3 fluorescent and emergency lighting. Secondary distribution, fire alarms, fire bells and sounders, fire call points Hazardous materials N/a DDA Only by hoist Means of escape Main fire escape route, question fire rating for carpet. Room 103 Offices Floor Walls, defects, chimneys, damp readings Wall finishes Suspended timber, slightly uneven, some walls may have been removed in this room. Evidence of replaced floor decking, may have been due to fungal or insect attack. Floor could not be seen due to carpeting. Solid. No evidence of cracking over windows. Evidence of heavy staining to the northeast corner synonymous with observations noted in the roof space. This is ongoing and needs treatment. Hairline crack vertically above the east facing front window, meter readings could not be taken as this was high up. Recent redecoration in this area implies that this has been dealt with recently and it is not clear whether this has been fully resolved however there does not appear to be any heavy staining except for around the plaster coving of the chimney. There are two open fireplaces to the two chimney stacks. The cast iron fire grate marble surrounds. The east end fireplace has been blocked over with hardboard. Walls have surface mounted trunking and pinboards. Plasterwork with paint finishes, some damage to water penetrated plaster. Painted window reveals and architraving, deep skirting to all original walls. 86

87 Appendix II Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Room 108 Office Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Painted timber panelling to aperture between the two main spaces. Area over this was inspected for any evidence of structural movement and no evidence was found to this effect. 3 x doors, six panel hardwood painted doors set in hardwood painted frames with deep architraving. Door into room has door closer. Cylinder rim latch. Main door latch is ceased shut. The two other doors were closed over and locked and blocked with stored items and could not be operated. Lath and plaster ceiling with lateral and cross hairline cracking. Signs of delamination. Water staining in cracking to area over central section. This could be synonymous with gutter problems viewed in the attic relating to the blocked down water pipe. This could be an ongoing situation. The ceiling has recently been redecorated. There is also staining in the top right hand corner of the coving on the external wall. This is next to the aperture. This could be due an ongoing problem with the copings. This ceiling must be tested. n/a 6 cat 2 fluorescent surface mounted. N/a No wheelchair access No Timber suspended with carpet, slightly uneven, evidence of different floor fixing. Evidence of old decorative vinyl floor finish in fitted cupboards. Slightly out of level, no progressive movement suspected. External walls solid, open fireplace to corner of room with cast iron fireplace and marble fire surround. Evidence of staining to upper edge of chimney. No staining to plaster ceiling or coving. Set within these walls are pipes which have shutoff valves, the nature of which is not known. Surface fixed trunking and Ethernet, pinboards. Painted hardwood glazed screen as before mentioned in circulation area. Painted deep skirting to original wall fixings. Sash window, standard decoration required. Sill replacement run puttys. Doorway into Room 108 is locked over and appears to be blocked over on the other side of the wall. This could be made operational. Lath and plaster ceiling with hairline cracking, possible delamination. Plaster coving to all original walls. Access hatch in this room is not operational. No 1 x cat 2 light surface fixed 87

88 Appendix II Hazardous materials DDA Means of escape N/a No wheelchair access No Room 107 Council chambers Floor Timber suspended with multiple floor decking, slight unevenness no unlevel. Reads dry. Walls, defects, chimneys, damp readings Solid to three external walls, solid to internal space partitioning. 2 chimneys with open fireplaces with marble surrounds. Decorative deep freeze to upper cornice, deep plain cornice to plaster margins, surface mounted trunking, notice boards, evidence of damp penetration to east walkway chimney stack synonymous with pointing and gutter issues, ongoing progressive. To south wall is plaster coving with alcove feature with pediment arch. Hairline cracking to the freeze over main doorway non-progressive. Hairline cracking over west front window synonymous with cracking noted to lintel movement. Monitored. Probably non-progressive. Further monitoring required. Hardwood painted dado ribbon panelling with dado rail deep moulded architraving with dentilation pediments to doorways. Wall finishes Emulsion painted surfaces. Windows 10 x sash windows. All standard repairs, 2 sill replacements, 2 stone cracks. 3 windows have draught excluders, all windows have film, all windows have venetian blinds. Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Double set of hardwood painted six panel solid doors with one Georgian wire glass vision panel. Designated as fire door. No planted stops. No seals. One door closer and one side bolted. Oil finish pitted, requires redecoration. Doorway is on dropped hinges. One central plaster rose with chandelier collar. 2 x plaster roses, ventilation duct, see observations in roof space. To main ceiling hairline cracking running across width of the room. Lath and plaster ceiling. Hairline cracking to deep corners on west wall, possible lintel movement. No? surface fixed cat 2 fluorescent, 2 fire alarm N/a Possible wide access No Room 109, circulation space IT and Comms Room Floor Timber, hollow, uneven, some cutting in, heavy point loads with IT equipment. Walls, defects, chimneys, damp This is the IT room, Walls solid, no damp readings, no blocked over chimneys, 88

89 Appendix II readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Room 110 Office Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Sash window, standard repair required. Damage to boxing and staff beading. This window has been dismantled in the past. Six panel softwood hardwood painted door as fire exit. Hardwood flush door with single vision panel. Half hour fire door with door closer. Lath and plaster ceiling, some evidence of water staining over the window. No 1 x standard light fitting, one Mitsubishi electric comfort cooling cassette. N/a No wheelchair access No Hollow timber uneven, slight changes in floor decking, covered with carpet. Solid to external, all internal space partitioning solid, corner chimney open with cast iron fireplace. Side partition wall, open fireplace, cast iron surround, marble hearth, nonoperational. Aperture opening in mid space division with lintel and timber surround. No evidence of structural movement Twin sash windows, standard redecoration, splice box repair needed, draught excluders, film applied. Door to room part of fire escape route. Solid painted fire door with plant on door stop. No seals, standard door closer. Hinges not fire rated. Lath and plaster with hairline cracking across corners. Slight delamination, checking to far corner, mid depth plaster coving, hairline cracking, no progressive. N/a 3 x cat 2 surface fixed fluorescent, fans, surface mounted trunking, surface mounted sockets, N/a No wheelchair access Through fire route, doors open in direction of escape Room 112 circulation space as before described. Room 115 Floor Suspended timber with chipboard decking, slight unevenness, slightly out of level. Possible investigation required. 89

90 Appendix II Walls, defects, chimneys, damp readings Solid walls to external stud wall to space partitioning. Possibly load bearing. No cracking over windows, no damp readings. Wall finishes Windows 2 sash windows, standard decorations required. Crack to stone sill x 1 Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Six panel solid painted modern fire door with aluminium handle, door closer. Probably plastered with woodchip finish, painted. No evidence of any delamination however there may be a loose ceiling above. No 2 x cat 2 fittings N/a Restricted due to staircase No There is a small flight of stairs, three steps into this room with timber stained handrail, all in good order. Room 113, Office Floor Floor suspended timber with plasterboard flooring, slight spring. Possible opening up required. Walls, defects, chimneys, damp readings Solid to external, stud space partitioning, one closed over chimney but vented. No high readings. Rear external wall reads amber. Wall finishes Anaglypta, emulsion painted modern softwood painted skirtings. No mouldings. Windows Sash twin windows, standard repairs required, sill replacement required. Doors/fire rating, closers and Four panel thin softwood painted partition door, brass ironmongery, no locks. ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Textured surface finish, check asbestos. No cracking noted. Check for delamination, slightly uneven. No 2 x cat 2 fluorescent fittings N/a No wheelchair access No Room 119, Office Floor Walls, defects, chimneys, damp readings Hollow timber with floorboards slightly uneven, may require some opening up. Carpeting throughout Solid to externals, amber readings externally, open fireplace with cast iron fireplace and marble surround. Reads amber. 90

91 Appendix II Wall finishes Plaster and emulsion paint. Surface mounted conduits and pinboards. Timber to window surrounds, timber vent box in corner not operational. Windows 3 x sash windows, standard repairs required. 1 x sill replacement, re-run puttys, these windows have draught Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape excluders, vertical blinds fitted. Six panel painted fire door with cylinder rim lock and brass finger push plate. Georgian wire glass vision panel. Planted on door stops are new. Remind to check all other fire doors and their ratings. Hinges are drop hinges, possibly not fire rated. Door closer is not fire rated. Lath and plaster ceiling, very uneven. Significant hairline cracking across the room. Possible delamination. This ceiling should be tested, very unstable. Deep plaster coving to all corners including chimney breast. No 6 x cat 2 surface fixed fluorescent lights, sub circuit switchboard, surface fixed trunking, Check possible??pin bolts No wheelchair access Part of alternative means of escape. Fire door does not open in direction of escape. Room 001 Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Solid mosaic flooring no cracks noted. Amber readings on damp meter Plaster coving. Softwood painted timber panelling. Dry meter readings. Emulsion painted plaster Stain glass windows in good condition with no major defects. Softwood painted timber reveal. Or window casements are fixed. Front door. Eight panel painted hardwood. Mortise and rim latch. Two bolts. Door close. This door was locked over at the time of inspection. This door requires redecoration. Lobby door with glazed panel. Brass handles. Stained glass to panels no defects noted. The door has floor springs which operate satisfactorily. The class appears to have safety film attached. Evidence of staining to lobby roof. Evidence of previous water leaks. May be progressive. lath and plaster with painted finish Not applicable Fire alarm panel. Not tested No materials noted Access restricted by steps to the front. 91

92 Appendix II Means of escape Room 020 Office Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Room 026 Floor Walls, defects, chimneys, damp readings Wall finishes This is a final exits door. It is not open in the direction of except potential fire precautions issue. Solid floor with carpet finishes possibly with mosaic below. In order to determine the finish the carpet must be lifted. Dry readings on damp meter. Deep painted skirtings. Solid walls with deep plaster coving is and alcove. The chimney breast is blocked over with a new vent added however there is significant damage to the plasterwork in this area. Higher moisture readings to the base of the walls. There is an isolated high reading to the left of the door this may be caused by pipework or something causing condensation. In order to determine this it will be necessary to open up parts of the building. Painted finishes on plaster. Flaking and uneven finishes. Paint finishes to pipework is important condition Two rear sash Windows required standard decorations. The bottom rail is decayed and will need drying out before priming. Security to these Windows is very poor and should be upgraded. Two side sash Windows require standard decorations and repair there is a crack to the sill. The door was locked at time of inspection. Six panel door leading to room 010. Georgian wired glass vision panel. Fire designation undetermined. No fire seals. Hinges unlikely to be fire rated. Lath and plaster ceiling. These surfaces are uneven and may be vulnerable to delamination. There is evident that some walls have been removed in this area. This ceiling should be tested for delamination defects. Not applicable Six category 2 fluorescent fittings. Two fans and surface fixed sockets No hazardous materials noted This room has reasonable access This room is a fire exits route but is not a final exit. Hollow timber floor. High moisture readings. There floor void ventilation. Further investigation recommended. Potential dry rot outbreak. Solid masonry walls with evidence of damage to plasterwork caused by efflorescence. External ground levels are too high and close to the rainwater gully. Very high moisture readings up to 300 mm. Timber skirtings read 19% RH. Evidence of persistent low-level water penetration. Plaster finishes with painted wood chip. Some flaking. 92

93 Appendix II Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Room 025 lobby Floor Walls, defects, chimneys, damp readings Wall finishes Windows Doors/fire rating, closers and ironmongery Ceilings: material, staining s and deflections Sanitary wear Electrical fittings Hazardous materials DDA Means of escape Room 023 Office Floor Walls, defects, chimneys, damp Evidence of previous water resistant remedies applied. This appears to have exacerbated the defect. One timber sash window. Standard repair and decorations required Flush painted door. Operate satisfactorily. Poor decorations. Painted wood chip finish possibly plasterboard over original lath and plaster ceiling. Not applicable Two category 2 fluorescent fittings None noted No access for wheelchairs No means of escape Combination of solid floor and hollowed timber suspended floor. High moisture readings evident. The underfloor ventilation. Opening up and further investigation recommended. Potential dry rot vulnerabilities. Evidence of high moisture readings at the base of the walls. There is no chimney in this room Painted wood chip. Stained with evidence of damp. Paints to woodwork badly chipped. There are no Windows in this room Half glazed exits door (new) double glazed panel and fanlight. This door sticks and requires easing. Plasterboard finish. This must be fire rated to protect the staircase above. The woodchip paper appears to be hiding some cracks. This ceiling may have been applied over an original lath and plaster ceiling. Not applicable Emergency light fitting. Standard filament bulb. Fire Bell and fire panel. Asbestos panels There is no access to the upper floors wheelchair users. This route could be used as a fire escape route. Timber suspended hollow floor. Some spring noted. Possibly due to joists movement. High moisture meter readings. Recommend further investigation. Potential dry rot vulnerability. Solid masonry walls. Damage to plasterwork in the corner. Some rendering has been attempted. The external ground 93