Survey of Little Heath Cottage (1)

Property address 1 Little Heath CottageSchool LaneDunham MasseyALTRINCHAMCheshireWA14 4SE

Client's name National Trust

Date of inspection 23 October 2015

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* Please read the entire report in order.

RICS is the world's leading qualification when it comes to professional standards in land, property and construction.

In a world where more and more people, governments, banks and commercial organisations demand greater certainty of professional standards and ethics, attaining RICS status is the recognised mark of property professionalism.

Over 100,000 property professionals working in the major established and emerging economies of the world have already recognised the importance of securing RICS status by becoming members.

RICS is an independent professional body originally established in the UK by Royal Charter. Since 1868, RICS has been committed to setting and upholding the highest standards of excellence and integrity providing impartial, authoritative advice on key issues affecting businesses and society.

The RICS Building Survey is reproduced with the permission of the Royal Institution of Chartered Surveyors who owns the copyright.

A Introduction to the report* B About the inspection C Overall assessment and summary of the condition ratings D About the property E Outside the property F Inside the property G Services H Grounds (including shared areas for flats) I Issues for your legal advisers J Risks K Energy efficiency L Surveyor's declaration What to do now Description of the RICS Building Survey Service Typical house diagram

© 2012 RICS

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This Building Survey is produced by an RICS surveyor who has written this report for you to use. If you decide not to act on the advice in this report, you do this at your own risk.

The Building Survey aims to help you:

help you make a reasoned and informed decision when purchasing the property, or when planning for repairs, maintenance or upgrading of the property;

provide detailed advice on condition;

describe the identifiable risk of potential or hidden defects;

where practicable and agreed, provide an estimate of costs for identified repairs; and

make recommendations as to any further actions or advice which need to be obtained before committing to purchase.

Section B gives an outline description of what the inspection covers. A more detailed description is contained in the 'Description of the RICS Building Survey Service' at the end of this report.

Any extra services provided that are not covered by the terms and conditions of this report must be covered by a separate contract.

After reading this report you may have comments or questions. If so, please contact the RICS surveyor who has written this report for you (contact details are given in section L).

If you want to complain about the service provided by the RICS surveyor, the surveyor will have an RICScompliant complaints handling procedure and will give you a copy if you ask.

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Property address 1 Little Heath Cottage, School Lane, Dunham Massey, ALTRINCHAM, Cheshire, WA14 4SE

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Surveyor's name Steven Hurdley

Surveyor's RICS number

Company name k&l properties

Date of the inspection 23 October 2015 Report reference number sh29102015201134

Related party disclosure

Full addressand postcodeof the property

1 Little Heath CottageSchool LaneDunham MasseyALTRINCHAMCheshireWA14 4SE

Weather conditionswhen the inspection

took place

On the date of inspection the weather was overcast with no precipitation, A slight wind was present.

The status of theproperty when the

inspection took place

The property was unoccupied and no tenant was present. The property was unfurnished and vacant of possessions although floor coverings and finishes were present.

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We inspect the inside and outside of the main building and all permanent outbuildings. We also inspect the parts of the electricity, gas/oil, water, heating, drainage and other services that can be seen, but these are not tested other than through their normal operation in everyday use.

To help describe the condition of the home, we give condition ratings to the main parts (the 'elements') of the building, garage, and some parts outside. Some elements can be made up of several different parts.

In the element boxes in parts E, F, G and H, we describe the part that has the worst condition rating first and then outline the condition of the other parts. The condition ratings are described as follows.

Important note: We carry out a desktop study and make oral enquiries for information about matters affecting the property.

We carefully and thoroughly inspect the property using our best endeavours to see as much of it as isphysically accessible. Where this is not possible an explanation will be provided.

We visually inspect roofs, chimneys and other surfaces on the outside of the building from ground leveland, if necessary, from neighbouring public property and with the help of binoculars. Flat roofs no morethan 3m above ground level are inspected using a ladder where it is safe to do so.

We inspect the roof structure from inside the roof space if there is safe access. We examine floorsurfaces and underfloor spaces so far as there is safe access and permission from the owner. We are not able to assess the condition of the inside of any chimney, boiler or other flues. We do not lift fittedcarpets or coverings without the owner's consent. Intermittent faults of services may not be apparenton the day of inspection.

If we are concerned about parts of the property that the inspection cannot cover, the report will tell youabout any further investigations that are needed.

Defects that are serious and/or need to be repaired, replaced or investigated urgently.

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.

No repair is currently needed. The property must be maintained in the normal way.

Not inspected (see 'Important note' below).

Where practicable and agreed we report on the cost of any work for identified repairs and makerecommendations on how these repairs should be carried out. Some maintenance and repairs that we suggest may be expensive. Purely cosmetic and minor maintenance defects that have no effect on performance might not be reported. The report that we provide is not a warranty.

Please read the 'Description of the RICS Building Survey Service' (at the back of this report) for details of what is, and is not, inspected.

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This section provides our overall opinion of the property, highlighting areas of concern, andsummarises the condition ratings of different elements of the property (with only the worst ratingper element being inputted in the tables). It also provides a summary of repairs (and cost guidance where agreed) and recommendations for further investigations.

Our overall opinion of the property

To make sure you get a balanced impression of the property, we strongly recommend that you read all sections of the report, in particular the 'What to do now' section, and discuss in detail with us.

The property is a period rural cottage set in a desirable area of Cheshire. Although the property is in need of redecoration and some modernisation. The main structural aspects of the property appear to be in good condition. There are some underlying issues that if not resolved could threaten the integrity of the building in the long term.

Section of the reportElement Number

Element Name

E: Outside the property

E8 Other joinery and finishesE9 Other

F: Inside the property F3 Walls and partitions

G: Services G6 Drainage


Element Name

E: Outside the propertyE2 Roof coverings

E3 Rainwater pipes and gutters

E6 Outside doors (including patio doors)E7 Conservatory and porches

F: Inside the property

G: Services G1 ElectricityG2 Gas/oil

H: Grounds(part) H1 Garage(s)


Element Name

E: Outside the property E1 Chimney stacks

E4 Main wallsE5 Windows

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F: Inside the property F1 Roof structureF2 Ceilings

F4 Floors

F5 Fireplaces, chimney breasts and flues

F6 Builtin fittings (e.g. wardrobes)F7 Woodwork (e.g. staircase and joinery)F8 Bathroom and kitchen fittingsF9 Other

G: Services G3 WaterG4 HeatingG5 Water heatingG7 Common services

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Summary of repairs (and cost guidance)

Formal quotations should be obtained prior to legal commitment to purchase the property

Further investigations

Further investigations should be obtained prior to legal commitment to purchase the property(see 'What to do now')

Repairs Cost guidance (where agreed)

Damp proofing course ( silicone injected ). £594

Fascia panel replacement. £210

Drainage instillation. £500

Fallen slate replacement. £150

Asbestos flue removal. £600

Gutter cleaning. £110

Recommend that further investigation is taken into the condition of the boiler.

Recommend that further investigation is taken into the condition of the electrical system.

Recommend that further investigation is taken into the condition of the the drainage on site.

Material of redundant boiler flue needs to be identified.

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Accommodation

Construction

Means of escape

Type of property The property is a semi detached three bedroom cottage set in a rural area.

The property is within the constraints of a conservation area.

The property has been extended several times, with a kitchen, boiler room, and sun room.

Approximate yearthe propertywas built

19001914

Approximate yearthe propertywas extended

2003

Approximate yearthe propertywas converted

Informationrelevant to flatsand maisonettes

The Property is a semi detached cottage set over two levels containing two double bedrooms, one single bedroom, two bathrooms, two reception rooms, boiler room and Sunroom. The property is a great example of a traditional turn of the century country cottage with its period features intact. the property is set on a reasonably sized plot with detached garage, drive and garden to the front of the property.

The building is of a typical turn of the century construction, consisting of solid double brick load bearing walls with no damp protection. The roof is made up of a timber frame supported by the brick gables covered by slate tiles although only one side of the roof has been felted.

The property is believed to have had the kitchen and boiler room added to it at a later date, although this extension has a damp course present.

The sunroom is constructed of a modern brick cavity wall containing a damp course and presumably containing insulation. The sunroom relies on a concrete slab foundation.

The property is built upon Mudstone bedrock according to the British Geological Survey.

There are currently two external doors on the ground floor at either end of the property that could serve as a fire escapes. Windows on the ground floor could possibly be used as fire escapes as they open in a appropriate manner.

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Security

Energy

We have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC, thenwe will report the 'Current' rating here. We have not checked this rating and so cannot comment on its accuracy. We are advised that the property's current energy performance, as recorded in the EPC, is:

Energy Efficiency Rating

Windows on the second floor could also be used as fire escapes providing ladders were erected as the drop is too high . The property currently does not contain any fire doors that would serve as a refuge.

The property is set in a fairly isolated rural area meaning that security could become a issue due to large amounts of privacy. Currently the property is not equipped with any CCTV or alarm systems that may prevent trespass or burglary. Locks on external doors and windows appear to be at a minimum with only latches present on may windows making access relativity easy. I would recommend the instillation of a security system and a upgrade of all door and window locks across the property.

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Services

Gas

Electricity

Water

Drainage

Please see section K for more information about the energy efficiency of the property.

Central heating

Other services or energy sources (including feedin tariffs)

Grounds

Location

Facilities

Mains Other

Mains Other

Mains Other

Mains Other septic tank, will need to be emptied regularly and occasional maintanance.

Gas Electric Solid fuel Oil None

The property occupies a fair sized plot with level grounds,

Their is a well kept garden to the front of the property with a large tarmacked driveway connecting the property to the road.

Grounds also contain a single garage consisting of a traditional brick construction

there are no other outbuildings.

The property is set in the rural village of Dunham Massey, a conservation area owned and managed by the National Trust.

There are several local facilities that are relativity close to the property. A farm shop is less that 100m away with a popular pub/ restaurant less that 200m up the road. Schools and other amenities will require transport.

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Local environment

Other local factors

The local environment is a mix of a agricultural and residential setting, the property in question neighbours a working farm and farm fields to the rear of the property. The property is also in a conservation area which prevents much external adaptations.

Agricultural traffic, noise, cattle/ farm animals disruption should be considered.

The property is not situated in a SSI area of conservation although the property does fall into a area affected by a AgriEnvironment Scheme but this will not effect the tenure or rights of the property in any way.

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Limitations to inspection

Unable to access drainage through manhole cover, too heavy for one person to lift.

unable to access locked garage.

unable to get better view from neighbouring property.

unable to inspect roof. all observations were made from ground level.

E1Chimney stacks

Front right chimney stack

The chimney stack on the North facing front right hand side of the property is made up of a traditional brick construction serving both the property and the neighbouring property. Upon visual inspection at ground level the chimney appears to be in fairly good condition with no visible defects, pointing, flashing and chimney pots appear to be in good condition although they must be regularly checked and maintained.

Redundant boiler Flue

The redundant boiler flue on the roof of the boiler room at the rear of the property appears upon inspection to potentially be made of asbestos, although further works should be carried out to identify the material. The stack is supported by steel brackets fastened against the wall of the main building.

The steel supports appear to be in a poor state as they are rotting out leaving the flue unsupported and in danger of collapse, This process could be accelerated by high gusts of winds. The stack is not only a danger as a falling object but the dust and shards of the stack could be a hazard if inhaled by someone unsuspecting of the flue material.

As the flue may contain asbestos I recommend that works should be undertaken to identify the object as soon as possible. Works should also be undertaken immediately to remove the potential danger using a specialist contractor. Works could be undertaken immediately although the implication of cost is likely to increase.

Any removal would incur damage to the existing roof and will require repair to ensure that roof remains watertight.

Further investigations should be taken to uncover any potential dangerous materials in the roof void above the boiler room.

Front left chimney stack

The chimney stack on the North facing front left hand side of the property is of the same brick construction as the front right chimney. The chimney appears to be in need of some remedial work as lead flashing around the roof joint appears to be degraded creating possible water ingress. Some pointing is also in need of replacement as it appears to be damaged through weathering.

Although the problems are not in immediate need of repair I recommend that the work is carried out within the next 612 months to prevent the situation becoming worse. Due

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to the nature and age of the building re pointing and fixing of lead flashing will become a regular occurrence.

Here is a image to show the state of the potential Asbestos stack.

E2Roof coverings

Main roof

The roof covering on the main body of the building is made up of slate tiles that have been attached to timber roof batons. Slate roofs are usually more maintenance as the tiles do not have any ridges that prevent them from slipping ,instead they rely on nails to keep them in place. After internal inspection I discovered that only half of the roof has been felted leaving one side entirely relent on the slates to prevent water penetration.

Upon external inspection from the ground I noticed that some of the coping tiles were

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cracked and in need of replacement this will prevent water ingress and other serious problems that may develop in the roof space. The fascia panel on the north facing part of the building adjoining the neighbouring property is missing, meaning birds or bats may enter into the loft this may already be happening as bird droppings litter the wall below the missing fascia panel. This could potential become a major problem as if bats or a protected species make it their home then they are very difficult to get rid of plus all the associated problems that come with them e.g. droppings, bugs ect.

I recommend that works take place immediately to replace the missing fascia panel and remove any birds/ animals that are in the loft providing that they are not a protected species. I also recommend that the client considers the replacement of the failed coping tiles and the felting of the remainder of the roof within the next maintenance cycle although it is not as urgent as the missing fascia panel.

The client should keep in mind regular roof maintenance as with older buildings comes the likelihood that problems occur more regularly and if not treated swiftly can cause more serious problems.

Kitchen roof

The kitchen roof like the main roof is a timber frame covered with timber batons and slates although I am unsure if it is felted as I cannot gain access to the internal roof space.

Upon visual inspection of the kitchen roof I have identified that some slates have slipped and are resting in the guttering. This is a serious hazard as slates can fall causing serious injury to anyone below. the guttering servicing the kitchen roof is also in need of clearing as plant life has taken root. Excess weight and blockages can cause guttering to overflow or collapse.

I would recommend that works are done to ensure that all of the other slates are in reasonable condition and would recommend the replacement of the fallen slates, Gutters also need to be cleared as soon as possible to prevent overflowing and overloading. Perhaps a timber board or mesh covering could be added to the guttering to prevent any loose slates from falling to the ground thus improving the safety of the roof.

Finally I recommend that further inspections are carried out to determine if the roof is felted or not, that way the roof could be felted if it were deemed necessary, the client should also consider this a good opportunity to install loft insulation.

Boiler room roof

The roof of the boiler is coved with the same slate tiles as the rest of the building most likely secured by timber batons. Although their are no signs of leaking below the roof appears to be in a poor slate with pieces of lead flashing underneath slates to provide a watertight seal. Flashing around the roof also appears to be in poor condition as it has parted from the wall.

I recommend that this roof is recovered and felted to prevent inevitable leaking although their is no rush for these works as their is not currently a problem. Re roofing will be necessary if the unstable flue is to be removed as the roof will experience serious damage.

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I recommend that further inspections are carried out to determine if their are any dangerous materials such as asbestos underneath the roof covering that may have been used as fireproofing from the boiler. the client should also consider this a good opportunity to install loft insulation.

Sun room roof

The roof covering of the Sunroom extension uses the same slates as the rest of the building although we can assume from its age that it has been felted, insulated and slate fixings are in good condition. After visual inspection from the ground I have discovered that guttering needs clearing as their is a risk of overflowing I recommend that this should be done as soon as possible.

Guttering should be maintained annually and kept free of debris to prevent overflowing or possible collapse of guttering

Garage Roof

The garage roof appears to be a timber framed roof supported by two brick gables covered in slate tiles. After inspection from the ground level I discovered that some of the coping tiles are cracked that may allow water to penetrate the roof covering. Also the fascia boards are in poor state and require painting.

I recommend that the coping tiles are replaced or repaired during the next maintenance period. I also suggest that the fascia boards are repainted as soon as possible to prevent any further damage and the onset of rot.

Guttering should also be regularly checked and cleared to prevent overflowing and potential collapse.

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Here is a image to show the state of the boiler room roof.

E3Rainwater pipes

and gutters

Sunroom Guttering

The sunroom guttering is typically plastic guttering and downpipes in good serviceable condition with no signs of failure of the fixings, the guttering appears to have a good drop allowing water to be taken off the roof and into the downpipe. Gutters also need clearing as some plant life is beginning to take root which may cause serious overflowing or the possible collapse of the guttering.

I recommend that the guttering is cleared and maintained regularly to keep it free of obstructions that can cause the gutters to overflow and possibly fall down.

main building

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I believe the guttering on the main building is the original cast iron guttering, The guttering is in serviceable condition and does not appear to have any major leaks or damage although I have not observed it when it is carrying water. Although the guttering appears to be serviceable it is in need of repainting as the existing coat of paint is flaking and failing. The rainwater downpipe that services the rear of the property appears to be leaking due to rust and marks on the wall this situation will only get worse as time goes on.

I recommend the repainting and repair of the guttering on the main building ensuring that their are no leaks and that all of the guttering is protected from rust by the paint. Although the works do not appear to be urgent I suggest that you take the repairs up during the next maintenance period as the situation will only get worse.

Maintenance of cast iron guttering is paramount to the longevity of the guttering, without regular maintenance the gutters will simply rot away, fall and damage parts of the building.

kitchen and boiler room

The guttering servicing the kitchen and boiler room appears to be the original cast iron guttering. Although in good condition the guttering is in need of painting as paint is beginning to corrode and flake off, Also the sink waste pipe coming out of the property has a large drop rather than water being piped into the drain. This water will splash against the wall and could create damp problems if not addressed in the near future. Plant life and obstructions also appear to be blocking gutters and will require clearing to prevent overflowing.

I recommend that the guttering is cleared of blockages immediately as this can cause other problems to occur very fast. I also recommend that works are undertaken to paint the guttering and to extend the sink waste pipe although these repairs can wait until the next maintenance period providing it is within a year.

Garage

The guttering servicing the garage unlike the rest of the property are made of plastic guttering that does not require much maintenance although the guttering has been painted red to compliment the rest of the property

Upon inspection I noticed that the guttering has some obstructions that will require clearing to prevent overflowing and the possible collapse of the guttering.

I recommend that these works are undertaken as soon as possible to prevent any possible damage to the building.

Here is a image to show damage to the cast iron guttering in the property.

E4Main walls

Main Building

The buildings walls consists of a double brick construction with no cavity, the bricks have

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been arranged in a mix of stretcher and English bond, pointing appears to be in fair condition although some patchwork repairs have been made over the years.

Although in overall good condition reasonably sized crack was noted on the north east corner of the building although I believe this now to be stable and nothing serious, also some render along the roof line is in need of replacement on the front right hand side of the building where the tiles meet the gable wall.

I recommend that some re pointing works are carried out in the future to protect the brickwork joints in the areas mentioned.

Kitchen walls

The kitchen walls like the rest of the property are made of a double brick wall although a damp course is present in the kitchen,

After analysing the base of the kitchen wall i have discovered that large amounts of pointing are missing meaning moisture and roots have the ability to take hold inside of the wall, This process could be accelerated due to the high ground level meeting the wall in the form of a plant bed.

I recommend that works are undertaken to reduce the level of the flowerbed and to re point the missing render during the next maintenance period.

Regular check should be made to ensure that pointing is in good condition and no cracks are appearing around the building focusing on chimney breasts, corners of walls and footings, works should be done to rectify these problems when discovered.

E5Windows

Sunroom

The windows in the Sunrooms consist of two large double glazed plastic units that appear to be in good condition with no condensation trapped between the pains.

No remedial action is recommended although regular maintenance in line with manufacturers guidelines should be carried out at regular intervals.

Main Building

The windows in the remainder of the property are all a traditional hardwood timber framed with a single glazed unit installed apart from one roof light that is equipped with secondary glazing.

windows are in fair condition but will require painting to preserve them in improve their lifespan. As all of the windows are single glazed lots of condensation will occur creating moisture in the room that could contribute to damage of the windows. I noticed that the roof light window that has secondary glazing is in need of painting on the inside and has got trapped condensation.

I recommend that the opportunity to increase energy efficiency and occupant comfort is taken to replace all single glazed windows with double glazed units whilst painting the original timber frames intact. This will reduce heat loss, noise and condensation helping the building and its occupants. I also recommend that steps are taken to repaint the original window frame behind the secondary glazing and clad the void with a condensation absorbent material to reduce possible rot between the two glass pains.

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Although I have made these recommendations they are not vitally important to the building and have only been suggested due to the energy conscious nature of the survey.

E6Outside doors

(including patio doors)

Boiler room back door

The boiler room door at the rear of the property is a traditional sturdy timber stable door that appears to be in good condition as no rot is present, Unfortunately the painted timber frame around the door and timber sill are showing signs of rot at the bottom where frame meets the floor, the rot has caused parts of the timber to be missing at the bottom weakening the fixing of the door. Also their is no lip between the door and the ground creating a draught space accessible to moisture and insects.

I recommend the replacement of repair of the the door frame and the addition of a lip to prevent any insects or water getting under the door, I also suggest that the door and frame are painted/ treated to increase their lifespan.

Sunroom Door

The door to the sunroom is made of a modern plastic PVC door that provides a good seal and does not require much maintenance, after inspection the locking mechanism on the door appears to be more than adequate.

Although the door is in good condition regular maintenance in the form of lubrication and tightening up of screws/ bolts is required.

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Here is a picture to show the extent of rot effecting both frame and sill.

E7Conservatoryand porches

Sunroom

The sunroom is raised approximately 1 foot of the ground level outside of the building meaning that some small steps are required to gain access, The steps are made of bricks topped with concrete slabs to provide a good step.

Unfortunately the steps appear to be in poor condition as the bricks underneath that hold the slabs up seem to be failing possibly due to frost damage made worse by the lack of drainage.

I recommend that these steps are rebuilt possibly using a more hard wearing material such as concrete bricks or blocks to prevent the same failure again in the future.

E8Other joineryand finishes

The roof line fascia panels and soffits are all made of timber in the property and finished in red to suit the local conservation areas needs. Over the years the fascia panels and soffits have weathered meaning they are in the need of a painting. Also as disguised before the missing soffit on the front of the property needs replacing as it is missing,

I recommend the preparation and painting of all fascia panels and soffits in the property as it will increase their life cycle and make the property more appealing and protect it from the elements.

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Regular maintenance of exterior finishes should be kept in mind and acted upon in regular maintenance periods helping to keep the property in good condition and preventing it falling into disrepair.

E9Other

Drainage

One underlying issue that I have noticed in the property is lack of drainage for rainwater guttering. I believe many of the problems that are present inside of the building may be caused by this lack of drainage and large amounts of water that are being allowed to pool around the building.

Drainage problems should be addressed as soon as possible by installing more drains to service rainwater downpipes as excess water around the base of the property could lead to subsidence and damage to the foundations.

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Unable to inspect in depth the roof structure due to poor vision, lack of suitable footings and poorly laid insulation in the loft.

Unable to lift carpets and floor boards in the property as carpets were fitted and was under the instruction not to disturb them.

F1Roof structure

Roof Structure

The roof structure is made up of a traditional timber frame supported either end by the brick gable walls. The roof structure is then clad with timber batons and slates are then fixed to the timber to create a watertight seal. After inspection I noticed that only half of the roof appears to be felted which could be a potential problem if slates were to fall and allow water to penetrate, moisture can potentially cause damp, wet rot and dry rot which will significantly impact on the lifespan of the roof structure

I recommend that the felting is carried out to increase the lifespan of the roof structure.

After visual inspection I have gathered that the roof structure is in good condition. although regular inspections should be carried out to identify any potential problems e.g. missing slates.

F2Ceilings

Ground floor

The ceilings in the ground floor of the property appear to be made of a traditional lath and plaster construction. I suspect that they are the original ceilings that were installed in the property when it was built. Over the years the ceilings have been papered and painted many times without being stripped back creating varying ceiling conditions in the property.

Downstairs the ceilings downstairs appear to be in reasonable condition with no cracks or obvious damage and no evidence of water leakage or staining although some ceilings are in need of redecoration although it is not a urgent task.

Lath and plaster ceiling in old properties can be particularly useful and sometimes a risk, unlike plasterboard ceilings lath and plaster ceilings have the ability to dry out without falling down although when wet laths can retain moisture and begin to rot. Special attention should be taken to deal with any water leaks before damage can take place, special attention must be taken to dry out wet ceilings if damage occurs.

First floor

The ceilings in the first floor of the property appear to be made of a traditional lath and plaster construction. I suspect that they are the original ceilings that were installed in the property when it was built. Over the years the ceilings have been papered and painted many times without being stripped back creating varying ceiling conditions in the property.

After inspection it has come to my attention that significant bowing has occurred in both bedroom 1 and 2 with small cracks around the edges where the ceilings joint the

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walls. This damage suggests that something in the roof space has caused this to happen. I recommend that investigative works are carried out to identify the causes of this movement so that rectifying works can take place or it can be deemed safe.

Water damage to lath and plaster ceilings should always be taken seriously as rot may be present which could cause the ceiling to fall in.

Here is a image to show the extent of the bowing ceilings in the first floor bedrooms.

F3Walls and partitions

Reception room 1

The walls in the property are constructed of a double brick load bearing wall finished in plaster on the internal face. The building has been built without a damp course in the walls.

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External walls in reception room 1 are finished with wallpaper that has had several coats of paint.

In the right hand corner of the room on the external wall their is a large concentration of damp measuring 20% saturation according to a damp meter that has created a significant amount of mould creating a poor finish and a unpleasant smell.

The remainder of plasterwork, wallpaper and paintwork is in fair condition although redecoration should be considered.

I can assume that this is rising damp as the building does not have a damp course or render to prevent damp. I recommend that a damp course contractor is consulted about the works to inject and render the downstairs of the building.

Although injected and rendering against damp works internally work should be done to prevent water build up and high ground levels outside of the building as damp proofing work is not always the answer to moisture problems. Damp proofing usually carries guarantees although damp proofing work can fail within guarantee usually 25 years. Maintenance should be carried out to reinstate any failed damp proofing in the future.

Reception room 2

The walls in the property are constructed of a double brick load bearing wall finished in plaster on the internal face. The building has been built without a damp course in the walls. External walls in reception room 2 are finished with wallpaper that has had several coats of paint.

Again their is lots of damp present in this room measuring 25% saturation on a damp meter. Again it is my understanding that the lack of damp course has allowed rising damp to take root in the property.


I can assume that this is rising damp as the building does not have a damp course or render to prevent damp. I recommend that a damp course contractor is consulted about the works to inject and render the downstairs of the building.


Downstairs Hallway

The walls in the property are constructed of a double brick load bearing wall finished in plaster on the internal face. The building has been built without a damp course in the walls. External walls in the downstairs hallway are finished with wallpaper that has had several coats of paint.

The Right hand side corner adjacent to the Sunroom is experiencing a large patch of damp measuring 30% saturation on a damp meter, the damp patch is also covered in mould.

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This rising damp could be due to two factors, the lack of damp proofing in the wall or the excessive water build up outside due to the lack of drainage from the Sunroom. A damp proofing contractor should be consulted on the works to inject and render this part of the property and drainage works should be carried out to remove excess groundwater from the property.


Kitchen, Bathroom and Boiler room

As explained previously the walls in the property consist of a double brick solid wall construction although their is evidence that a damp course has been installed to the kitchen although I am unsure of the date of installation. The kitchen damp proofing appears to have been successful as I have failed to identify any damp patches in the kitchen.

The remainder of walls/ plasterwork on the ground floor appear to be in good condition although redecoration should be considered through.

Regular decoration should be undertaken in the property to prevent features falling into disrepair that may depreciate the value of the property long term.

First floor

The internal walls on the second floor appear to be very similar to the ground floor, covered in lath and plaster and finished with wallpaper and paint. Upon inspection I am unable to identify any potential problems with the finished or plasterwork on this floor although I suggest that that internal insulation be considered to increase the energy efficiency of the property.

The first floor should be painted and decorated in accordance with the character of the rest of the property.

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Here is a picture to show the extent of the damp in the reception rooms.

F4Floors

Ground Floor

The ground floor in the property appears to be made of either concrete or compacted stone possibly with a concrete screen or tiles on top. No floorboards are lay in the ground floor making underfoot feel very hard. The floors are not exposed instead are covered by carpets and tiles in the kitchen.

I am able to determine this by doing the drop heel test which indicates that their are no floorboards and that the floor is made of a solid medium that appears to be in good condition, carpets do not feel damp although I don't believe that a damp proof membrane is present,

The floor is carpeted and does not feel damp to the tough suggesting that there is no or little rising damp coming through the floor. carpets, tiles and finishes appear to be in good condition although professional cleaning is suggested.

First floor

The first floor like most suspended floors in properties similar to this are made of timber, joists run from wall to wall clad on top with floorboards and underneath with lath and plaster, The void inbetween makes a ideal place to run services such as water and electricity. I believe this floor to be the original suspended floor although it is likely that

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floorboards have been changed over the years.

Although I was unable to lift any carpets in the property the drop heel test indicated that the floorboards are in good condition and do not need to be replaced.

Although I was unable to lift any floor coverings I would strongly recommend that bathroom carpets are taken up to inspect the floorboards underneath. I am recommending this because the nature of the bathrooms with high amounts of moisture may have introduced some rot into floorboards although there are no indications below to suggest that their is any damp as it would stain ceilings.

Regular checks should take place to ensure that floorboards are in good condition, these checks don't need to be intrusive but suspicions of loose or weak floorboards should be acted upon, this may save expensive work if floorboards fail or even prevent personal injury.

F5Fireplaces, chimneybreasts and flues

Ground floor fireplaces chimney breasts

The two brick chimney breasts on the ground floor were originally used to heat the property ,I suspect these fireplaces have not been used in many years and have become a decorative feature although I imagine it would not take much to reinstate these fireplaces into working order.

After visual inspection the fireplaces appear to be in a good state with no clacking to brickwork or plasterwork the covers the breast .

If used as a working fireplace I suggest that regular maintenance in the form of chimney sweeping is taken to ensure that no chimney fires take place and that the chimney has a wide enough passage to take smoke away from the fire. I also recommend that checks are done to ensure that smoke does not enter the bedrooms as it could potentially become dangerous.

Second floor fireplaces and chimney breasts

The chimney breasts on the second floor are made of bricks rendered with plaster and are supported by the breast below. Upon visual inspection the plasterwork and brickwork appear to be in good condition although the fireplaces have been bricked up and plastered over although I imagine that the fireplace itself could be reinstated.

If reinstated I recommend that maintenance in the form of chimney sweeping is taken to ensure that no chimney fires take place and that the chimney has a wide enough passage to take smoke away from the fire. I also suggest that testing is done to check the draw of the smoke so that it does not back into the room when windy.

Boiler room flue

The flue in the boiler room is made form a plastic pipe with many joints that travels horizontally and out the wall of the boiler room. Upon visual inspection the flue appears to be in good condition although with boiler exhaust special care must be taken.

I recommend that the boiler is serviced and flue is tested for any leakages as carbon monoxide is deadly, I also suggest that the flue is boxed in to prevent any accidental disruption to the pipe that may happen when the building is inhabited.

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Maintenance of boilers and their exhausts is a very important thing in any property, unserviced and neglected boilers can become very dangerous.

Here is a picture to show the exposed flue in the boiler room

F6Builtin fittings

(e.g. wardrobes)

The property currently has a built in wardrobe and built in dressing table, although in good serviceable condition these amenities are outdated and occupants often have their own wardrobes that they want to install.

I would recommend that built in fittings are removed to make the property more desirable, this should impact on less maintenance in the future as these new fittings are at the beginning of their life cycle rather than at the end.

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F7Woodwork

(e.g. staircase and joinery)

Internal Woodwork.

Woodwork and joinery inside of the property is typical of the age of the property, all banisters and handrails are in good condition, doors frames and exposed beams are in good condition and are believed to be rot / woodworm free.

I recommend that internal woodwork is left and maintained as it adds to the character of the property and is serviceable for many years to come.

F8Bathroom andkitchen fittings

The two bathrooms and kitchen in the property are in good serviceable condition although they lack appeal to potential tenants/ homeowners as they are not exactly fashionable or desirable in a property that on both rental and sales market that will have high value. Although I have no doubts that the property will have high interest on the market people are increasingly becoming concerned with what a property comes with and weather or not it is ready to move in. Although some people like to make their own mark it is best to prepare the property for any eventuality by modernising all built in fittings. New kitchens and bathrooms can raise the value of a property up to 15% making it a valuable addition.

I would recommend that built in fittings are possibly removed and replaced to make the property more desirable, this should impact on less maintenance in the future as these new fittings are at the beginning of their life cycle rather than at the end.

F9Other

The inside of the property is a great example of a period traditional finish, any works should keep this in mind to prevent the destruction of the character of the building.

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Services are generally hidden within the construction of the property. This means that we can only inspect the visible parts of the available services, and we do not carry out specialist tests. The visual inspection cannot assess the services to make sure they work efficiently and safely, and meet modern standards.


Not able to preform any intrusive inspection of the electrical system.

Not able to preform internal investigation of boiler.

Unable to lift drainage manholes upon inspection.

G1Electricity

Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property and its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.

The electrical system in the property appears to be fairly standard with modern fitting and a consumer unit installed in the reception room. I recommend that a electrician be consulted so that a inspection can be taken to identify any possible problems that may exist in the property.

Recommend further inspection.

G2Gas/oil

Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced by a registered 'competent person' and in line with the manufacturer's instructions. This is important to make sure that the equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning and to prevent carbon dioxide and other greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register for gas installations, and OFTEC for oil installations.

The property relies on mains gas as its source of energy for the heating and has been fitted with a meter, the gas boiler appears to be a modern style combi boiler although insulation to pipework is a minimum the boiler appears to be last serviced in 2009 according to the maintenance notices on the boiler. I recommend that a inspection in the form of a gas safety certificate is arranged so that you can be sure of the condition and safety of the boiler. I also recommend identifying the supplier of the gas to check that the property is on the appropriate tariff.

Recommend further inspection.

G3Water

I can confidently assume that the property is connected to the mains water system. From a visual inspection of the pipework inside of the building I can gather that their are no leaks present and can confirm that their is pressure in the pipes suggestion a working system.

I recommend that if any additions are made to the water system in the property then checks are done to ensure that their are no lead pipes in the property as they can be very dangerous.

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G4Heating

The property is heated by a gas boiler powering radiators with heat through the property, radiators and pipework appear to be in a good condition as no leaks or damp patches have been identified.

Radiators have been fitted with thermostatic valves along with a controllable thermostat that has been fitted suggests that the previous occupant has been energy conscious and has upgraded the system. Although some changes should be consider when renovations take place following my recommendations in the report to follow.

G5Water heating

The facility to heat water is also powered by the gas central heating system in this property. The tank located in the first floor bathroom appears to be well insulated and in good condition.

I recommend that regular maintenance of the tank and pipework take place following manufacturers/ installers recommendations.

G6Drainage

After analysing drainage on the property I have come to the conclusion that storm water drainage is in a very poor state and rectifying work needs to place as soon as possible. Although sewage treatment and drainage appears to be in good state.

the main problem with the drainage is that downpipes on the garage and Sunroom are not connected to the main drainage system, Instead downpipes offload water onto surfaces that surround the building. I believe this to be the responsibility of some the damp problems in the building. The drainage situation risks water logging of the ground and possible subsidence of the building if untreated, I suggest that works are carried out immediately to rectify the drainage situation before major problems take place.

Maintenance of all drainage both storm water and sewage should take place regularly, storm drains should be checked and freed of blockages. Septic tanks should be monitored and cleaned regularly depending on the nature of the tank failure to maintain these services can result in serious problems like flooded properties and blocked sewage.

G7Common services

The road that services the property appears to be unadopted and the responsibility of the occupant of the property. the road services a field and a garden gate to another property suggesting that their are rights of way on the property. I recommend that you raise this question with your solicitor.

G8Other services/features

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Unable to access neighbouring grounds.

unable to access drainage.

Unable to inspect the inside of the garage.

H1Garage(s)

Th garage is a traditional single skin brick garage supported by concrete foundations. The building appears to be in fair condition with no serious defects noted. I noticed that several coping tiles were damaged and in need of replacement, guttering on the building needs clearing, rainwater downpipe needs re routing into appropriate drainage to prevent damage to the foundation. Timber lintel has moved this should be re pointed and treated with a preservative, brickwork around the gable is in poor condition, would recommend the replacement of these bricks as wildlife such as roosting birds may gain access.

I recommend that these works are undertaken to protect the lifespan of the garage, I recommend that issues such as drainage and gutter clearing be carried out as soon as possible, other issues can wait until the next major maintenance period.

H2Permanent outbuildings

and other structures

No other permanent outbuildings or other structures.

H3Other

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We do not act as the legal adviser and will not comment on any legal documents. However,if during the inspection we identify issues that your legal advisers may need to investigatefurther, these will be listed and explained in this section (for example, check whether there is awarranty covering replacement windows). You should show your legal advisers this section ofthe report.

I1Regulations

Unable to locate any Building regulation information relating to the property or extension.

I2Guarantees

FENSA

Certificates found for the Sunroom extension certificate number 5800077.

I3Other matters

According to Direct Gov the property is in council tax band E and has been since 1993 even though the property next door is in D band, checks should be done to ensure that the council tax band is the correct band for the property . reference number 21191325.

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This section summarises defects and issues that present a risk to the building or grounds, or a safety risk to people. These may have been reported and condition rated against more than one part of the property or may be of a more general nature, having existed for some time and which cannot be reasonably changed.

J1Risks to the building

Currently I suspect that the lack of drainage is the biggest risk to the building followed by the unsupported suspected asbestos stack.

According to the Environment Agency the property is not in a flood risk area, the nearest flood risk area is some miles away.

J2Risks to the grounds

Situated to the rear of the property is working agricultural field which could potentially become a problem to the grounds. cross contamination of pesticides and fertilisers could be come a problem to plant and animal life during cultivation of the ground around the year.

According to the environment agency the property is not in a flood risk area, the nearest flood risk area is some miles away.

J3Risks to people

Radon gas Risk is less than 1% in this area, the nearest radon concentration is some miles away from the property

Possible risk of suspected Asbestos if disturbed and when removed, a competent person should identify and remove possible Asbestos.

Risk of falling slate from kitchen and main roof.

possible risk of exposed lead paint inside of the building due to the age of the building.

possible herbicides, pesticides could be a health problem for inhabitance of the building due to the location of the building although I suspect that any damage would be minimal.

According to the environment agency the property is not in a flood risk area, the nearest flood risk area is some miles away.

J4Other risks or hazards

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This section describes energy related matters for the property as a whole. It takes account of abroad range of energy related features and issues already identified in the previous sections ofthis report, and discusses how they may be affected by the condition of the property.

This is not a formal energy assessment of the building but part of the report that will help youget a broader view of this topic. Although this may use information obtained from an availableEPC, it does not check the certificate's validity or accuracy.

K1Insulation

As I have been instructed to carry out a energy efficiency report I am going to centre this part of the survey around the issues of energy efficiency and how it can be improved in the building.

After inspecting the building with regards to insulation their appears to be a minimal amount of insulate present, although there is some insulation in the loft it does not meet current building regulations. After analysing the internal walls I have come to the conclusion that their is no cavity or internal insulation as the walls are too thin.

Although some insinuation is present in the loft is has not been laid properly and some parts of the loft floor are not coved meaning greater heat loss through these parts. As the building is a cottage there are some diagonal parts of the roof that make up rooms on the first floor, it is my belief that their is no insulation present in these parts of the roof due to the age of the build and the fact that the original plaster has not been disturbed, suggesting that no insulation has been retrofitted, heat loss in these areas will be greater than the actual loft space as these rooms are inhabited whereas the loft space is not. I intend to identify a solution to this issue that has a big impact on thermal comfort.

Due to the age of the building we can assume that there is no underfloor insulation in the foundation slab. meaning that heat loss through the floor will be greater than buildings of this age that have been retrofitted perhaps underfloor insulation could be installed to increase the energy efficiency in the building without major works tanking place, I will identify a solution to this problem in my report to follow.

It is my belief that there is some insulation present in the dwarf wall in the sunroom extension, I can make this judgement as building regulations at the time of construction include a cavity wall and insulation to prevent heat loss in the building. Some insulation should also be present in the sunroom floor as again this was regulation at the estimated time of construction. Works could be carried out to make additions to this insulation and insulate both kitchen and boiler room roof spaces at the same time.

K2Heating

Heating in the property is fairly standard with radiators present in each room to heat the spaces, Radiators are fitted with thermostatic valves although their is only one thermostat that controls the property's heating. As radiators are fitted to external walls lots of the radiators heal will be lost through the wall due to convection, I will attempt to rectify this problem in my report to follow. The boiler which powers the radiators is located in a unheated uninsulated boiler room, I recommend that pipe insulation work is carried out to prevent heat loss giving a heating boost to the radiators. In my report I will be analysing alternative methods of heating that may be more effective for the property instead of or in addition to the existing system for example solid fuel burning.

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K3Lighting

lighting within the building on appearance seems to be a fairly traditional installation although there is a mix of energy efficient bulbs and traditional bulbs thought the property. Lots of improvement could be made in this sector as energy efficient lighting is relativity easy to install and will require minimal work and expense. Other technologies such as timers occupancy sensors and LED bulbs should be considered to increase energy efficiency inside the property.

K4Ventilation

No extra ventilation systems other than bathroom and kitchen extractor fans appears to be present in the building. Any insulation works must consider ventilation and the impacts of condensation. Extra ventilation and possible heat recovery units could be installed in the building to increase occupancy comfort and improve energy efficiency.

I will be examining the pros and cons of any additional ventilation into the building and the energy efficiency implications surrounding it.

K5General

After surveying the building in great detail I believe the building to be fairly inefficient with regards to energy. Although the building may contain some form of energy efficiency initiatives such as loft insulation often they have been installed in a inappropriate manner making them inefficient. Considering the current state of energy efficiency in the building I believe that their is lots of opportunity to improve efficiency and occupant comfort through the means of Wall and loft insulation, effective control systems, double glazing, efficient heating systems and improved draught and weatherproofing. I will compile my findings and recommendations into report format at a later date.

After completing a energy survey questionnaire by the Energy Savings tTust it has been estimated that the property currently has a estimated EPC of E ( energy performance certificate) although by increasing insulation, controls and energy saving technologies the property could achieve a EPC grade of C.

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"I confirm that I have inspected the property and prepared this report"

For and on behalf of

RICS Disclaimers

Signature

Surveyor's RICS number Qualifications

Company k&l properties

Address Hillcote, Madeley Road, Ironbridge, Telford, Shropshire, TF8 7RB

Town Telford County Shropshire

Postcode TF87RB Phone number 01952433154

Website Fax number

Email [email protected]


Client's name National Trust Date this reportwas produced

3 December 2015

1. This report has been prepared by a surveyor ('the Employee') on behalf of a firm or company of surveyors ('the Employer'). The statements and opinions expressed in this report are expressed on behalf of the Employer, whoaccepts full responsibility for these.

Without prejudice and separately to the above, the Employee will have no personal liability in respect of any statements and opinions contained in this report, which shall at all times remain the sole responsibility of the Employer to the exclusion of the Employee.

In the case of sole practitioners, the surveyor may sign the report in his or her own name unless the surveyor operates as a sole trader limited liability company.

To the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract Terms Act 1977 it does not apply to death or personal injury resulting from negligence.

2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and is available only to parties who have signed a licence agreement with RICS.

RICS gives no representations or warranties, express or implied, and no responsibility or liability is accepted for the accuracy or completeness of the information inserted in the document or any other written or oral informationgiven to any interested party or its advisers. Any such liability is expressly disclaimed.

Please read the 'Description of the RICS Building Survey Service' (at the back of this report) for details of what is, and isnot, inspected.

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If you are a prospective or current home owner who has chosen an RICS Home Survey youshould carefully consider the findings, condition ratings and risks stated in the report.

Getting quotations You should obtain reports and at least two quotations for all the repairs and furtherinvestigations that the surveyor has identified. These should come from experiencedcontractors who are properly insured. You should also:

ask them for references from people they have worked for;

describe in writing exactly what you will want them to do; and

get the contractors to put the quotations in writing.

Some repairs will need contractors with specialist skills and who are members of regulatedorganisations (for example, electricians, gas engineers or plumbers). Some workmay also need you to get Building Regulations permission or planning permission from yourlocal authority. Your surveyor may be able to help.

Further investigations If the surveyor is concerned about the condition of a hidden part of the building, could only seepart of a defect or does not have the specialist knowledge to assess part of the property fully,the surveyor may have recommended that further investigations should be carried out (forexample, by structural engineers or arboriculturists) to discover the true extent of the problem.

Who you should use for these further investigations Specialists belonging to different types of organisation will be able to do this. For example,qualified electricians can belong to five different governmentapproved schemes. If you want further advice, please contact your surveyor.

What the further investigations will involve This will depend on the type of problem, but to do this properly, parts of the home may haveto be disturbed. If you are a prospective purchaser, you should discuss this matter with thecurrent owner. In some cases, the cost of investigation may be high.

This guidance does not claim to provide legal advice. You should consult your legal advisersbefore entering into any binding contract or purchase.

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The service The RICS Building Survey Service includes:

a thorough inspection of the property (see 'The inspection'); and a detailed report based on the inspection (see 'The report').

The surveyor who provides the RICS Building Survey Service aims to:

help you make a reasoned and informed decision when purchasing the property, or when planning for repairs, maintenance or upgrading the property; provide detailed advice on condition; describe the identifiable risk of potential or hidden defects; where practicable and agreed, provide an estimate of costs for identified repairs; and make recommendations as to any further actions or advice which need to be obtained before committing to purchase.

Any extra services provided that are not covered by the terms and conditions of this report must be covered by a separate contract.

The inspection The surveyor carefully and thoroughly inspects the inside andoutside of the main building and all permanent outbuildings,recording the construction and defects (both major and minor) thatare evident. This inspection is intended to cover as much of theproperty as physically accessible. Where this is not possible anexplanation is provided in the 'Limitations to inspection' box in therelevant sections of the report.

The surveyor does not force or open up the fabric without ownerconsent, or if there is a risk of causing personal injury or damage.This includes taking up fitted carpets, fitted floor coverings orfloorboards, moving heavy furniture, removing the contents ofcupboards, roof spaces, etc., removing secured panels and/orhatches or undoing electrical fittings. The underfloor areas are inspected where there is safe access.

If necessary, the surveyor carries out parts of the inspection whenstanding at ground level from adjoining public property whereaccessible. This means the extent of the inspection will depend ona range of individual circumstances at the time of inspection, andthe surveyor judges each case on an individual basis.

The surveyor uses equipment such as a dampmeter, binoculars and a torch, and uses a ladder for flat roofs and for hatches nomore than 3m above level ground (outside) or floor surfaces(inside) if it is safe to do so.

The surveyor also carries out a desktop study and makes oral enquiries for information about matters affecting the property.

Services to the property

Services are generally hidden within the construction of theproperty. This means that only the visible parts of the availableservices can be inspected, and the surveyor does not carryout specialist tests other than through their normal operation ineveryday use. The visual inspection cannot assess the efficiencyor safety of electrical, gas or other energy sources; the plumbing,heating or drainage installations (or whether they meet currentregulations); or the internal condition of any chimney, boiler orother flue. Intermittent faults of services may not be apparent onthe day of inspection.

Outside the property

The surveyor inspects the condition of boundary walls, fences,permanent outbuildings and areas in common (shared) use. Toinspect these areas, the surveyor walks around the grounds andany neighbouring public property where access can be obtained.Where there are restrictions to access, these are reported andadvice is given on any potential underlying risks that may requirefurther investigation.

Flats

When inspecting flats, the surveyor assesses the general condition of outside surfaces of the building, as well as its access and communal areas (for example, shared hallways and staircases) and roof spaces, but only if they are accessible from within the property or communal areas. The surveyor also inspects (within the identifiable boundary of the flat) drains, lifts, fire alarms and security systems, although the surveyor does not carry out any specialist tests other than through their normal operation in everyday use.

Dangerous materials, contamination and environmental issues

The surveyor makes enquiries about contamination or other environmental dangers. If the surveyor suspects a problem, he or she recommends further investigation.

The surveyor may assume that no harmful or dangerous materials have been used in the construction, and does not have a duty to justify making this assumption. However, if the inspection shows that these materials have been used, the surveyor must report this and ask for further instructions.

The surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when inspecting properties that may fall within the Control of Asbestos Regulations 2012. With flats, the surveyor assumes that there is a 'dutyholder' (as defined in the regulations), and that in place are an asbestos register and an effective management plan which does not present a significant risk to health or need any immediate payment. The surveyor does not consult the dutyholder.

The report The surveyor produces a report of the inspection for you to use, but cannot accept any liability if it is used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk. The report is aimed at providing you with a detailed understanding of the condition of the property to allow you to make an informed decision on serious or urgent repairs, and on maintenance of a wide range of issues reported. Purely cosmetic and minor maintenance defects that have no effect on performance might not be reported. The report is not a warranty.

The report is in a standard format and includes the following sections.

A Introduction to the report B About the inspection C Overall opinion and summary of the condition ratings D About the property E Outside the property F Inside the property G Services H Grounds (including shared areas for flats) I Issues for your legal advisers J Risks K Energy efficiency L Surveyor's declaration What to do now Description of the RICS Building Survey Service Typical house diagram

Condition ratings

The surveyor gives condition ratings to the main parts (the 'elements') of the main building, garage and some outside elements. The condition ratings are described as follows.

Condition rating 3 defects that are serious and/or need to be repaired, replaced or investigated urgently.

Condition rating 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.

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Buildings with swimming pools and sports facilities are treated as permanent outbuildings and therefore are inspected, but the surveyor does not report on the leisure facilities, such as the pool itself and its equipment internally and externally, landscaping and other facilities (for example, tennis courts and temporary outbuildings).

Condition rating 1 - no repair is currently needed. The property must be maintained in the normal way.

NI - not inspected.

Continued...

D r a f t

The surveyor notes in the report if it was not possible to check any parts of the property that the inspection would normally cover. If the surveyor is concerned about these parts, the report tells you about any further investigations that are needed.

The surveyor may report on the cost of any work to put right defects (where agreed), but does not make recommendations on how these repairs should be carried out. However, there is general advice in the 'What to do now' section at the end of the report.

Energy

The surveyor has not prepared the Energy Performance Certificate (EPC) as part of the RICS Building Survey Service for the property. If the surveyor has seen the current EPC, he or she will provide the Energy Efficiency Rating in this report, but will not check the rating and so cannot comment on its accuracy. Where possible and appropriate, the surveyor will include additional commentary on energy related matters for the property as a whole in the K Energy efficiency section of the report, but this is not a formal energy assessment of the building.

Issues for legal advisers

The surveyor does not act as 'the legal adviser' and does not comment on any legal documents. If, during the inspection, the surveyor identifies issues that your legal advisers may need to investigate further, the surveyor may refer to these in the report (forexample, check whether there is a warranty covering replacement windows).

The report has been prepared by a surveyor ('the Employee') on behalf of a firm or company of surveyors ('the Employer'). The statements and opinions expressed in the report are expressed on behalf of the Employer, who accepts full responsibility for these.

Without prejudice and separately to the above, the Employee will have no personal liability in respect of any statements and opinions contained in this report, which shall at all times remain the sole responsibility of the Employer to the exclusion of the Employee.

In the case of sole practitioners, the surveyor may produce the report in his or her own name unless the surveyor operates as a sole trader limited liability company.

To the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract Terms Act 1977 it does not apply to death or personal injury resulting from negligence.

If the property is leasehold, the surveyor gives you general advice and details of questions you should ask your legal advisers. This general advice is given in the 'Leasehold properties advice' document.

Risks

This section summarises defects and issues that present a risk to the building or grounds, or a safety risk to people. These may have been reported and condition rated against more than one part of the property or may be of a more general nature, having existed for some time and which cannot reasonably be changed.

Standard terms of engagement

Complaints handling procedure

The surveyor will have an RICScompliant complaints handling procedure and will give you a copy if you ask.

Note: These terms form part of the contract between you and the surveyor.

1 The service the surveyor provides the standard RICS Building Survey Service ('the service') described here, unless you and the surveyor agree in writing before the inspection thatthe surveyor will provide extra services. Any extra service will require separate terms of engagement to be entered into with the surveyor. Examples of extra services include:

plan drawing; schedules of works; reinspection; detailed specific issue reports; market valuation and reinstatement cost; and negotiation.

2 The surveyor the service is to be provided by an AssocRICS, MRICS or FRICS member of the Royal Institution of Chartered Surveyors, who has the skills,knowledge and experience to survey and report on theproperty.

3 Before the inspection this period forms an important part of the relationship between you and the surveyor. The surveyorwill use reasonable endeavours to contact you regarding your particular concerns about the property and explain (where necessary) the extent and/or limitations of the inspection and report. The surveyor also carries out a desktop study to understand the property better.

4 Terms of payment you agree to pay the surveyor's fee andany other charges agreed in writing.

5 Cancelling this contract you are entitled to cancel this contract by giving notice to the surveyor's office at any time before the day of the inspection. The surveyor does not provide the service (and reports this to you as soon as possible) if, after arriving at the property, the surveyor decides that:

If you cancel this contract, the surveyor will refund any moneyyou have paid for the service, except for any reasonable expenses. If the surveyor cancels this contract, he or she will explain the reason to you.

(a) he or she lacks enough specialist knowledge of the method of construction used to build the property; or

(b) it would be in your best interests to have an RICS HomeBuyer Report or an RICS Condition Report, ratherthan the RICS Building Survey.

6 Liability the report is provided for your use, and the surveyor cannot accept responsibility if it used, or relied upon,by anyone else.

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This diagram illustrates where you may find some of the building elements referred to in the report.

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Documents

Survey of Little Heath Cottage (1)