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LJMU | Refurbishment project | November 3, 2015
Orleans HouseCONDITION REPORT
Orleans House, Edmund Street, Liverpool
PREFACE
Address of Property: Orleans House, Edmund Street, Liverpool
Contact details: Bruntwood, Piccadilly Plaza, Manchester M1 4BT
Insurers: Aviva
Purpose of survey: Refurbishment of Orleans House 2* listed Building
Date of inspection: November 3rd/ November 10th 2015
Our reference: BS/001/LJMU
Inspected By: Mark Percival
Prepared By: Mark Percival
Telephone: 0151 123 1234
Fax: 0151 123 1230
Email: [email protected]
Inspection dates: 03/11/2015- 10/11/2015
Report Issue Date: 07/04/2016
Information on the property: Orleans House is of curtain wall construction, this is where the outer skin is non-load bearing and therefore able to incorporate a large numbers of windows.
PAGE 1
Orleans House, Edmund Street, Liverpool
1.0 Introduction 1.1 We were instructed by Mr Martin Turley on behalf of Bruntwood LTD to
prepare a Schedule of condition for the redevelopment of the property.
1.2 The property: Orleans House, Edmund street, Liverpool, L3 9NG
1.3 The inspection of the premises was carried out by Mr Mark Thomas Percival on both the Tuesday 3rd November 2015 and Tuesday 10th November 2015.
2.0 Glossary of Terms
In the box below, we have described the expressive terms used within this report, it describes the state of condition of the property and gives the following ratings:
3 Defects that are serious and/ or need to be replaced or investigated urgently.
2 Defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way
1 No repair is currently needed/ the property must be maintained in the normal way.
NI Area was not inspected
PAGE 2
Orleans House, Edmund Street, Liverpool
3.0 The Schedule Ref: Location/
Element Description Condition Photo
No
External Roof areas
1.0 Roof covering to the front elevation.
Flat asphalt/ Bitumen roof construction.
3/ Very Poor
The condition of the flat roof is in very poor condition, with visible ponding even on a dry day.
Visible signs of rusting to the roof section, the possible cause of this is the extraction system though this will need to be investigated.
Only one drainage outlet, this is more than likely the main cause of the ponding which has been built up due to the outlet being blocked.
01-16
Motor/Plant room:Access to the motor room is through the 5th floor up a steep set of stairs.
There are two water
3/ Very poor:
I have identified dry rot within the door frame and this should be removed immediately to stop the spread of the dry rot.
13-18
PAGE 3
Orleans House, Edmund Street, Liverpool
tanks receiving water from a electric pump located in the basement. A three-month inspection of the water tanks and the pumps are required in order to keep the water potable.
The concrete lintel has visible cracking above the door frame.
1.1 Mid section ( Front to mid elevation)
A mansard styled roof with Natural grey welsh slate covering.
3/Very Poor:Various slates missing/ as well as considerable amount of damage and slipped tiles.
Evidence of some remedial work to the pointing but the workmanship is of bad quality.
A slight undulation to the line of the tile ridge.
Cracks have been detected between the brick, wall plate and the purlin connections, this will require some further investigation.
01-16
2.0 Roof Covering to the mid elevation.
Flat asphalt roof construction
3/Very poor:
Large amounts of ponding have been detected.
This is due to insufficient drainage as there is only one drainage for the flat rood as well as the gradient of the roof needs to be changed in order to take away the rain water.
01-16
PAGE 4
Orleans House, Edmund Street, Liverpool
3.0 Roof covering to the rear elevation
Flat asphalt roof construction
3/Very poor:
Large amounts of ponding have been detected.
This is due to insufficient drainage as there is only one drainage for the flat rood as well as the gradient of the roof needs to be changed in order to take away the rain water.
01-16
4.0 Flashing Lead flashing to the chimney and the gables.
2/Poor There are several areas where the lead flashing is either missing or been detached from the gable.
03-09
5.0 Chimneys/ parapets
Brick chimney (3) located on the 2/3 roof sections.
2/Poor: Visible signs of spalling have been identified on the brick parapets As well as on the redundant Chimney stacks
09-16
5.1 Brick parapets which are located on several sections of the roof.
2/Poor
Visible signs of spalling identified on the brick parapets.
09-16
6.0 Rainwater goods to all elevations
The rainwater goods are cast-iron and more than likely original.
2/poor Even though it is likely that the rainwater good are original they seem to be in a reasonable condition though they clearly haven’t been maintained, as there is visible vegetation within the gutter as well as blocked outlets.
7-12
6.1 Internal/external down spouts
2/Poor: There is evidence of some small cracks approximately 1-2mm.
7-1231-40
PAGE 5
Orleans House, Edmund Street, Liverpool
External elevations
7.0 Front elevation Brick façade with a stone dressing.
2/Poor Signs of weathering, the mortar looks recessed and possibly needs repointing to stop the penetration of moisture getting through the brickwork.
19-26
7.1 The paved area to the front elevation, there is signs that several trees have been removed.
1/Good There is currently no need for any maintenance but it is advised to monitor any ground movement. This is due to the trees that were once within 1500mm of the site being recently removed.
19-26
7.2 There are several large sash windows which have a single panel and have concrete cills.
19-26
7.3 Large ornate stonework on the right and left hand side of the front elevation
1/Fair These are in fair condition and that no works needs to be currently undertake, though we recommended that you view this every two years to inspect any visible deterioration
19-26
7.4 Steps to the front entrance- These are of stone paving slabs.
1/ fair condition
Showing signs of some vegetation but this can easily be removed.
19-26
7.5 Entrance door (stone frame)
2/PoorThese are in fairly good condition apart from the large crack that is clearly visible on the top left hand
19-26
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Orleans House, Edmund Street, Liverpool
side.
8.0 Right-hand side elevation
The building is of curtain wall structure, with cast iron frame single glazed windows.
2/Poor All the panels are currently intact though there is visible signs of rust which is which ruins the aesthetics of the property, and needs to be rectified as soon as possible to stop the spread of the rust.
The paintwork is blistering as needs to be removed and repainted.
39-54
8.1 Sash windows 2/poor
A few of the sash windows have has their glazing bars removed. This will need replacing.
39-54
8.2 Lightwell (front to mid elevations)
2/Fair
There is several bricks which are damaged and cracked, these will need replacing to stop the penetration of water.
39-54
8.2.1 Cast iron stairwell 3/very poor The stairwell requires immediate attention, there is signs of the advance stages of rusting throughout the stair case.
39-54
8.3 Light-well (mid to rear elevation)
2/Poor Brickwork both damaged and cracked will need to removed and replaced.
39-54
8.4 3rd floor asphalt roof front to rear elevation
3/very poor
There is considerably large amounts of ponding and
39-54
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Orleans House, Edmund Street, Liverpool
vegetation, as well as visible deterioration to the felt
9.0 Left-hand side elevation
9.1 Brick façade set within a timber framed sash window.
27-39
9.2 Car park gate 27-399.3 Mid to rear steel
external fire exit 27-39
10.0 Rear elevation10.1 Sash windows
with missing glazing bars.
Sash windows with missing glazing bars.
38-44
10.2 Cast iron Pilasters, decorated and entablatures panels
Cast iron Pilasters, decorated and entablatures panels
38-44
11.0 Internal areas Cast iron Pilasters, decorated and entablatures panels
Basement 55-8111.1 Car parking area 2/Poor
Evidence of previous rodent, visible droppings and traps located.
High readings of Damp detected throughout
64-81
11.2 Office’s 1/Good condition 55-60 Plant room 3/very poor
high readings of damp detected.
77-84
12.0 Lower Basement
12.1 Lower basement
Concrete wall with skimmed plaster.
3/very poor
High readings of damp detected.
85-90
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Orleans House, Edmund Street, Liverpool
Cracking to the above ceiling further investigation needed.
13.0 Main stairwell 13.1 Floor- Carpet
covering2/poor
Skirting boards damagedCarpet in a poor state of condition.
92, 106, 124-126
13.2 Walls 1/fair Markings on the wall
92,106,124-126
Ceiling 2/PoorSome cracking visible
92,106124-126
14.0 Ground floor lobby
91-95
14.1 Ceilings and detailed plaster work
1/Good 91-95
Floors Marble
1/good condition
Lighting 1/fair condition Walls Painted plasterboard
2/Poor Visible markings on the walls in various places.
Heating Electric radiator
2/poor Condition damaged radiator
15.0 Ground floor 95-11515.1 Suspended Ceiling
Suspended ceiling with a metal frame, Ceiling tiles 150x150 Visible mold in several areas
3/ very poor With several missing tiles and in a very poor condition
15.2 Walls Plaster/Painted walls
3/very poor Large amounts of impact damage to several walls.
15.3 Heating Wall mounted electric radiators
3/Very poor Need replacing, radiators don’t work.
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Orleans House, Edmund Street, Liverpool
15.4 Kitchen areas 2/Poor Poor standard of kitchen will need replacing, Cupboard off the hinges as well as other impact damage.
15.5 Lighting 2/poor Florescent lights missing, will need to be replaced to comply with Part L.
16.0 1ST FLOOR 116-12316.1 Walls
Exposed brickwork
Painted plastered walls
3/Very poor
In a very poor condition, not been maintained properly.
16.2 Ceiling
Visible mold spores
3/Very PoorOriginal ceiling is in a very poor state of condition, damage due to service being affixed to the ceiling.
16.3 Heating 3/ very poor All the radiators have been removed throughout the 1st
floor. 16.4 Lighting 3/ very poor
No lighting on the floor at all, natural light only.
16.5 Floor
Timber floor boards visible as well as patches on plastic vinyl.
3/ Very poor Floors are in a very bad condition, as well as several floor boards missing.
16.7 Joinery Skirting boards Doors/ Door frames
3/very Poor All internal joinery in a poor state of condition or missing
17.0 2nd floor 124-13817.1 Ceiling
Suspended ceiling, 3/Very Poor ceiling tiles have large
PAGE 10
Orleans House, Edmund Street, Liverpool
within a metal frame 150x150mm ceiling tiles.
amounts of staining.
Missing tiles
Damage tiles 17.2 Heating
Wall mounted radiators.
3/very poor Mostly missing and all of them are no longer functioning.
17.3 Lighting Florescent lights
3/very Poor A large proportion of the lights are missing with damage with the lighting cases.
17.4 Raised floor Carpet tiles
3/ Very poor damaged and worn floor coverings through
17.5 Walls 2/Poor Impact damage in various places as well as visible marks through out.
18.0 3rd floor 139-149Ceiling 150x150 ceiling tiles Mold spores in various areas
3/very Poor In a very poor state of condition.
Walls Painted plaster board
3/ very Poor condition Impact damage in several areas throughout the floor. Visible marking through out.
Lighting Florescent lighting.
2/Poor Missing florescent lights on several areas
Heating Wall mounted radiators
3/Very Pooreither damaged or missing
Floors Raised floor Carpet tiles
3/very poor large amounts of staining, missing carpet tiles.
19.0 4th floor 150-16319.1 Walls 3/ very poor
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Orleans House, Edmund Street, Liverpool
Painted plaster walls Exposed brickwork
Impact damage throughout
Visible water staining
Stripped back walls to exposed brickwork
19.2 Floors Raised floor with carpet tiles Original floor boards visible
3/Very poor
Missing floor tiles, exposing original floor boards.
19.3 Heating Wall mounted radiators
3/very poor
Missing or damaged radiators.
19.4 Lighting Florescent lighting
2/Poor Missing light fixings
Missing florescent tubes 19.5 Ceiling
Suspended ceiling 150x150mm
3/very poor Missing ceiling tiles, staining through out.
20.0 5th Floor 164-17020.1 Ceiling
Suspended ceiling 150x150 ceiling tiles
3/very poor Missing ceiling tiles, staining through out.
20.2 Lighting Florescent lighting
2/Poor Missing light fixings
Missing florescent tubes20.3 Heating
Wall mounted radiators
3/very poor
Missing or damaged radiators.
Floors Raised floor with carpet tiles Original floor boards visible
3/Very poor
Missing floor tiles, exposing original floor boards.
Walls Painted plaster walls Exposed brickwork
3/ very poor Impact damage throughout
PAGE 12
Orleans House, Edmund Street, Liverpool
Visible water staining
Stripped back walls to exposed brickwork
21.0 Toilets (WC) All floors NINot inspected
PAGE 13
Orleans House, Edmund Street, Liverpool
Appendix Site Photographs
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Orleans House, Edmund Street, Liverpool
01 02 03
04 05 06
07 08 09
10 11 12
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49 50 51
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55 56 57
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61 62 63
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70 71 72
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109 110 111
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115 116 FIRST 117
118 119 120
121 122 123
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124 125 126
127 128 129
130 131 132
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133 134 135
136 137 138
THR 139 140 141
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142 143 144
145 146 147
148 149 150 fr
151 152 153
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Orleans House, Edmund Street, Liverpool
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