Building Survey Report Property: 40 Upton Road Norwich NR4 7PA

On behalf of: Norfolk Community Health and Care NHS Trust Date:

December 2017

Our Reference: 1711007

CONTENTS

1. EXECUTIVE SUMMARY

2. INTRODUCTION

3. DESCRIPTION OF THE PROPERTY

4. ELEMENTAL CONDITION

4.1 EXTERNALLY

4.2 INTERNALLY

4.3 SERVICES

5. OTHER CONSIDERATIONS

6. SUMMARY OF RECOMMENDED REMEDIAL WORK

7. FURTHER INVESTIGATIONS/ENQUIRIES

8. CERTIFICATION

APPENDIX A – TERMS OF BUSINESS AND ENGAGEMENT

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1. EXECUTIVE SUMMARY

The property is a detached premises occupying a substantial plot on the corner of Upton Road and

Unthank Road, south-west to the centre of Norwich. The original building is a traditionally constructed

Georgian two storey premises with a rear two storey wing. The rear left-hand part has been infilled

towards the end of the last 19th Century in the Victorian style and this section extends to three storeys.

The building was subsequently extended significantly to the rear with a two storey flat roof addition. There

is a basement within the rear original Georgian wing within which are situated the main incoming

electricity and water supplies. There is a further basement boiler room below the 1960s extension

although this was not accessed.

The original Georgian building has been altered internally with some masonry partitions partially removed

to alter doorway locations although the principal premises are largely intact save for the installation of

demountable partitions and other occupiers fixtures which could be readily removed. The Victorian and

1960s extensions have been largely unaltered.

Construction varies between each construction period, with the Georgian and Victorian construction being

of very similar types of solid brickwork to a stone or rendered plinth externally at DPC level with

suspended timber ground and upper floors. The Georgian roof is king rod truss construction whereas the

Victorian roof is of cut timber rafters over a purlin and overlaid with sarking boards. Both Georgian and

Victorian roofs are laid with natural slates. The 1960s portion is of masonry cavity brick external leaf main

walls with cast in situ concrete first floor and roof deck supported with steel beams. It is assumed that the

ground floor is also of concrete slab construction but with a timber stage/floating floor to the rear left-hand

section.

Windows are predominantly single glazed sash units of varying configurations and design. External doors

are generally solid or ply faced timber with vision panels. Internally the space is divided with masonry and

stud partitioning with escape routes formed and subdivided with fire doors and screens.

Externally, there is a detached building known as ‘The Coach House’, no access was possible internally

during our inspection. The Coach House is constructed of solid red brickwork below a duo pitched and

gable ended natural slate roof, with single glazed sash windows and partially glazed timber doors.

The grounds are generous in proportion to the building footprint and extend to hardstanding access

roadways and parking space, with the perimeter laid with shrubs and mature trees. To the rear is a lawn

with separately fenced off play area.

The main building is provided with mains electricity, gas and water supplies. The building is understood

to be connected to the main sewer, with separate surface water drainage provision. There is a brick

constructed flat roof building to the rear with an oil tank adjacent. We understand that the building houses

a generator for back-up electricity purposes.

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Internally, the building is provided with a fully addressable fire alarm and detection system, intruder alarm

system, general lighting and a non-maintained emergency lighting system, along with small power

distribution. There is data cabling and sockets taken back to comms room locations.

The building was found to be in sound structural condition and free from significant movement or decay.

The main pitched roofs require attention to deal with slipped and broken slates, however, the flat roof has

been recently overlaid and is in fair condition. The external elevations require attention to deal with

fracture cracking to rubbed brick arches generally and some specific repointing and localised rebuilding

to the parapet sections of the 1960s portion of the premises.

The external joinery is in poor decorative condition although we found that the majority of window units

are free from any significant wet rot decay and should be capable of redecoration without wholesale

joinery repairs being necessary. There are notable exceptions where replacement sills or spliced repairs

will be necessary, but this affects approximately 10% of the windows.

Internally the building is dated and tired and would require wholesale refurbishment regardless of its next

intended use. It is likely that this will include stripping out of the heating and water distribution systems.

We have not inspected the boiler as no access was available, but we understand that this is dated and

towards the end of its serviceable life.

From the inspection chambers lifted, the foul drainage and possibly surface water drainage is suffering

from some blockages and may need remedial work in addition to jetting through, which will become

apparent following or during full CCTV inspection report.

We anticipate the cost of putting the property into a reasonable standard of repair, exclusive of

refurbishment of upgrading of services, would be in the order of £225,000 excluding VAT and professional

fees.

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2. INTRODUCTION

North and Hawkins Ltd were instructed by Norfolk Community Health and Care NHS Trust, through G L

Hurn on 6th December 2017 to undertake a Building Survey Report of the property known as 40 Upton

Road, Norwich, NR4 7PA.

The purpose of this report is to advise the NHS Trust, as the current Freeholder of the premises, as to

the current state of condition of the property prior to marketing the premises for sale. This report can be

provided to interested purchasers and can be relied upon as such subject to notification being issued to

North & Hawkins Limited.

The survey inspection was undertaken on 11th December 2017 and the weather was poor throughout,

with constant rain and sleet. The temperature was between 2 and 4 degrees Celsius.

The building faces approximately due north-east, being the front of the Georgian building, facing Upton

Road. All descriptions of left or right-hand side within this report are as if facing the property or the

element being described.

We could not gain access to the following areas:-

• Internal areas of The Coach House.

• Internally to the generator building.

• The basement boiler room/plant room of the 1960s portion of the building.

This survey has been undertaken in accordance with the Terms of Engagement, agreed by the client on

the date of instruction and replicated within Appendix A of this report.

Classification of Cracking Damage – Table 1 BRE Digest 251

Category of Crack Description of Typical Damage

0 Hairline cracks of less than about 0.1mm which are classed as negligible. No action required.

1 Fine cracks which can be treated easily using normal decoration. Damage generally restricted to internal wall finishes: cracks rarely visible in external brickwork. Typical crack widths up to 1mm.

2 Cracks easily filled. Recurrent cracks can be masked by suitable linings. Cracks not necessarily visible externally: some external re-pointing may be required to ensure weather-tightness. Doors and windows may stick slightly and require easing and adjusting. Typical crack widths up to 5mm.

3 Cracks which require some opening up and can be patched by a mason. Re-pointing of external brickwork and possibly a small amount of brickwork to be replaced. Doors and windows sticking. Service pipes

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may fracture. Weather tightness often impaired. Typical crack widths are 5 to 15mm, or several of, say, 3mm.

4 Extensive damage which requires breaking-out and replacing sections of walls, especially over doors and windows. Windows and door frames distorted, floor sloping noticeably. Walls leaning or bulging noticeably, some loss of bearing in beams. Service pipes disrupted. Typical crack widths are 15 to 25mm, but also depends on number of cracks.

5 Structural damage which requires a major repair job, involving partial or complete rebuilding. Beams lose bearing, walls lean badly and require shoring. Windows broken with distortion. Danger of instability. Typical crack widths are greater than 25mm, but depends on number of cracks.

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3. DESCRIPTION OF THE PROPERTY

The property is a detached premises occupying a substantial plot on the corner of Upton Road and

Unthank Road, south-west to the centre of Norwich. The original building is a traditionally constructed

Georgian two storey premises with a rear two storey wing. The rear left-hand part has been infilled

towards the end of the last 19th Century in the Victorian style and this section extends to three storeys.

The building was subsequently extended significantly to the rear with a two storey flat roof addition. There

is a basement within the rear original Georgian wing within which are situated the main incoming

electricity and water supplies. There is a further basement boiler room below the 1960s extension

although this was not accessed.

The original Georgian building has been altered internally with some masonry partitions partially removed

to alter doorway locations although the principal premises are largely intact save for the installation of

demountable partitions and other occupiers fixtures which could be readily removed. The Victorian and

1960s extensions have been largely unaltered.

Construction varies between each construction period, with the Georgian and Victorian construction being

of very similar types of solid brickwork to a stone or rendered plinth externally at DPC level with

suspended timber ground and upper floors. The Georgian roof is king rod truss construction whereas the

Victorian roof is of cut timber rafters over a purlin and overlaid with sarking boards. Both Georgian and

Victorian roofs are laid with natural slates. The 1960s portion is of masonry cavity brick external leaf main

walls with cast in situ concrete first floor and roof deck supported with steel beams. It is assumed that the

ground floor is also of concrete slab construction but with a timber stage/floating floor to the rear left-hand

section.

Windows are predominantly single glazed sash units of varying configurations and design. External doors

are generally solid or ply faced timber with vision panels. Internally the space is divided with masonry and

stud partitioning with escape routes formed and subdivided with fire doors and screens.

Externally, there is a detached building known as ‘The Coach House’, no access was possible internally

during our inspection. The Coach House is constructed of solid red brickwork below a duo pitched and

gable ended natural slate roof, with single glazed sash windows and partially glazed timber doors.

The grounds are generous in proportion to the building footprint and extend to hardstanding access

roadways and parking space, with the perimeter laid with shrubs and mature trees. To the rear is a lawn

with separately fenced off play area.

The main building is provided with mains electricity, gas and water supplies. The building is understood

to be connected to the main sewer, with separate surface water drainage provision. There is a brick

constructed flat roof building to the rear with an oil tank adjacent. We understand that the building serves

a generator for back-up purposes.

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Internally, the building is provided with a fully addressable fire alarm and detection system, intruder alarm

system, general lighting and a non-maintained emergency lighting system, along with small power

distribution. There is data cabling and sockets taken back to comms room locations.

Accommodation briefly comprises the following:-

Basement

• Boiler room within 1960s building (not accessed).

• Basement to Georgian building.

Ground Floor

• Consultation, reception, meeting rooms and activity playroom.

First Floor

• Subdivided offices, including WCs and kitchenettes.

Second Floor

• Subdivided office space.

Externally

• There are extensive grounds with hardstanding car parking, mature trees and lawns.

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4. ELEMENTAL CONDITION

4.1 EXTERNALLY

4.1.1 Main Walls

The Georgian section of the building is constructed of approximately 460mm/18” solid brick walls, with

buff coloured brick outer face work bedded in flush lime mortar. The walls extend to a slightly projecting

stone or rendered plinth at the base of the wall although no physical damp-proof course (DPC) could be

identified. A DPC may well be present within the section of the wall concealed by the plinth or most likely,

where the plinth terminates along the top edge. The elevation is relatively decorative, with projecting

quoin detailing to the corners, mid-height cornice and eaves level dentil course and moulded brick

cornice. Windows are provided with rubbed brick flat lintels.

The Georgian elevations, being of solid brickwork, require maintenance and repointing in lime mortar to

protect the condition of the brickwork. As the outer face of the solid brick wall becomes saturated during

periods of rainfall, the moisture will evaporate through the relatively soft lime mortar as opposed to from

the brick face which would otherwise cause spalling damage. The building is largely maintained and

repointed in lime in fair condition other than a few localised exceptions.

The rubbed brick lintels over windows are prone to movement often as the building settles, however, this

results in opening up of some mortar joints which can allow water to ingress. Often the open joints can

be repointed in mortar but on occasions, the crack results in water ingress which can lead to a

deterioration of any timber lintel embedded within the wall behind the brick arch. We identified a number

of windows where there were stepped diagonal cracks to the lintel detail, occasionally extended between

window openings on consecutive floor levels. Where this cracking is category 0 or 1, we recommended

that the openings be repointed as stated.

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A window to the south-west elevation, being the rear of the side annexe has had more extensive

movement and larger opening up as a result. This first floor window could conceivably be suffering from

decay over the timber lintels within and we recommend further opening up works be undertaken following

which an appropriate repair or replacement lintel could be installed.

Around the base of the wall, within the plinth section, there are occasional sub-floor vents made up of

metal grilles which have subsequently been painted a number of times. The purpose of the sub-floor

vents is to provide air flow to the void below the ground floor, thus removing moisture vapour and reducing

the risk of condensation which can lead to deterioration of ground floor joists. The number and distribution

of sub-floor vents is minimal, and those present have a reduced effectiveness due to the numerous coats

of thick paint and in places, vegetation growth. This risk is discussed further below under the heading

‘Floors’ however, we recommend that as a minimum, the existing sub-floor vents are stripped back to

remove the thick paint and vegetation and left clear to maximise the effectiveness. It may be necessary,

subject to inspection of the sub-floor, to install additional sub-floor vents.

The Victorian section of the building was also measured at 18”/460mm thick solid brickwork although this

was all in softer red clay bricks, with a portion of the south-east elevation (the only external elevation of

the Victorian part of the building) partially rendered to the central section and then painted. Again, no

damp-proof course was identified but one is likely to be present at plinth level which could be in slate or

bitumen. Again, the windows are provided with rubbed brick lintel arches and the whole elevation is

generally pointed with lime mortar.

Some sections of the elevation have some cement repointing undertaken which has led to deterioration

of the brick face for the reasons described above. The sections should be raked out and repointed in lime

mortar. A small number of bricks will need to be replaced in addition.

Again, some cracking to window heads was identified and some further dropped brick arches requiring

further investigation and possible repair as described above.

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The south-east elevation includes the rendered portion which has a series of fine category 0 cracks

horizontally and diagonally. The cracks did not continue through the whole thickness of the wall as these

were not evident internally and the render is in sound condition around each crack. We therefore

recommend that the rendered section be retained as it, and only redecorated during which such fine

cracks can be raked and filled.

The 1960s portion of the building was measured at 290mm thick with brick facing in stretcher bond,

indicating a cavity form of construction despite areas with headers of bricks evident. These headers will

be ‘snapped’, meaning they do not bridge the cavity construction. Again, the walls extend to a rendered

plinth across the bottom edge concealing any damp-proof course present.

The walls extend to a parapet construction of a brick soldier course very slightly set back from the main

elevation face, and terminated with a concrete coping stone with a drip detail to the external edge.

The parapets are in relatively poor condition despite sections having been repointed and possibly rebuilt

in the past. Parapets of this nature are prone to movement cracking through thermal expansion and

contraction meaning that the corners are often forced outwards. 1 No. corner was noted to exhibit

cracking indicative of this mode of failure and this section should be taken down and rebuilt during which

we would recommend incorporating an expansion joint as well as DPC below the coping stone.

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Other external face of the parapets are in poor condition and are saturated indicating that the drip detail

is inadequate. The condition of the mortar pointing is also variable meaning that large sections of the

parapet would benefit from repointing to prevent water ingress.

To the south-west elevation, the external door at the top of the ramp access suffered some movement

where the lintel bears onto the reveal on the right-hand side. The outer leaf brick also appears to have

bowed outwards slightly. We recommend removal of the external brickwork to this area, approximately 1

sq.m. in total, to inspect the lintel bearing detail, all of which repair and reinstatement of the brickwork will

be necessary.

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The left flank wall of the 1960s building is situated due to run-off from the escape stairs. This should be

prevented at landing level and the brickwork dried out.

4.1.2 Main Roof Covering

The main roofs, taken as those pitched roofs to both the Georgian and Victorian sections, are pitched

and hipped with glazed concrete ridge and hip tiles, bedded on mortar. The pitches are laid with natural

slates with consistent side and head laps. Detailing is with lead sheets to valleys and flashing abutments.

The slatework is in generally good condition although we identified a relatively small number of slipped

or broken slates, generally towards the eaves level of the roof pitches. These slates should be replaced

where damaged or refixed where they have slipped out of position, to reduce the risk of water ingress to

the roof space.

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The bitumen underfelt is exposed at the eaves and is deteriorating. The bottom courses of slate should

be stripped back and a new felt installed, with an eaves tray. The slates would be reinstate.

The leadwork was all found to be in fair condition and free from splits and tears and is also well dressed

into adjacent masonry etc.

The 1960s portion of the building is flat roof construction with a concrete deck. The flat roofed areas,

extending to the single storey and 2 No. large two storey areas area recently re-laid with what appears

to be a high performance three layer high performance felt system, with mineralised bitumen felt capping

sheet. The re-roofing extended to providing continuous felt to the inside face of the parapet and across

the top edge, the parapet was then finished with a new GRP trim, although the original concrete coping

and drip externally could still be seen from ground level.

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The felt has been well installed, laid to falls and with a consistent and appropriate overlap. No punctures

or blisters etc. were identified. We recommend that any guarantees or warranties provided for the work

are available to pass on if so requested.

The flat roofing work also appears to have incorporated an insulation cut to falls system to bring the roof

to current Building Regulations as there is now a slight fall from a high point, down to the outlets as the

felt was clearly not laid directly over a concrete deck. Again, any Building Regulation Completion

Certificate available should be passed on if requested.

4.1.3 Secondary Roofs

To the south-east elevation, there is a single storey section of lean-to pitched roof extending to and

around the hexagonal lobby area and this is laid with manmade fibre cement slates fixed in place with

brackets, exposed along the bottom edge. This form of slate often facilitates growth of moss due to the

fibrous and organic surface of the slates and build-up of moss is becoming relatively extensive. We

recommend that the moss be removed as this can otherwise accelerate deterioration of the slates and

underfelt and lead to water ingress.

A number of the slates were also found to have slipped or become broken or damaged. Again, these

should be replaced or refitted to reduce the risk of water ingress.

4.1.4 Chimneys and Flues

There remain 3 No. brick built chimney stacks through the pitched roof to the Georgian portion of the

building. Each continues above the roofline in buff coloured brickwork and flush mortar pointing, with lead

flashing details where the stack meets the pitched roof. Each stack serves two flues, with a ceramic

square chimney pot to each flue.

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None of the flues are in use but we recommend installing a rain and birdproof cowl to each of the chimney

pots whilst insuring continuous flow of air to reduce the risk of build-up of condensation within the flues

themselves.

Through the rear right-hand side flat roof, a large red brick chimney stack passes through, with a flue

terminal to the top edge. The chimney and flue serve the boiler within the basement which was not

inspected, however, the boiler was clearly operational during our inspection and it is assumed that the

brick section of the chimney is fully lined. The brickwork itself is in fair condition with only minor areas of

repointing necessary in the short to medium term.

From our inspection of the roof spaces, we identified 1 No. further chimney stack which has been taken

down to below the roofline and capped off and ventilated. This was constructed in red brick as were

others as they passed through the roof space.

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4.1.5 Rainwater Goods

The building is served with a combination of rainwater goods materials, including cast-iron gutters and

downpipes along with replacement uPVC gutters and downpipes to both the older and newer parts of the

building. Cast-iron hoppers are provided generally.

The rainwater goods have been neglected in respect of cyclical basic maintenance and now suffer from

blockages and a build-up of standing water. A number of the hoppers were fully blocked with vegetation

growth etc. Due to the heavy rain, water was therefore overflowing from the hoppers and down the

downpipes leading to saturation of brickwork.

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A number of the cast-iron and uPVC downpipes were tapped and found to be solid, either full of water or

leaf litter and other debris. Sections of downpipes are leaking at joints and surface gulleys and grilles

around the perimeter of the building are also blocked and clogged up with leaf litter and other debris.

The rainwater goods require wholesale repair and/or replacement following which a preventative

maintenance regime should be put in place to ensure that all hoppers and gutters are regularly cleared.

Rainwater downpipes generally discharge directly below ground and are assumed to join a storm water

below ground system, connected to the storm water sewer in the highway.

The hexagonal lobby roof is provided with a fibreglass lined gutter around the perimeter although this is

ponding water due to a slight ledge across the width of the gutter, preventing water over the entrance

door from flowing towards the outlet. The gutter section should be re-formed to allow the free flow of

surface water to the outlet as necessary.

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4.1.6 Windows and Doors

Despite the various periods of construction, the windows are single glazed timber framed sash units.

Some slight variance around the windows was that the 1960s building has masonry/concrete sills, with

timber sills to the remaining parts. A number of ground floor windows and those serving sanitary facilities

are provided with opaque film or obscure glazing.

The windows are in poor aesthetic condition due to a want of periodic exterior redecoration which means

that the putties are also in poor condition with a relatively high proportion of putty failure where this

becomes brittle and falls away.

We inspected a number of the window frames and sills externally with a sharp implement and found that

generally, the windows were not in such poor condition as to require any significant wet rot decay repair

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prior to decoration although there are some notable exceptions where sills need to be replaced entirely,

or sections of the frame, usually the lower section as it meets the sill, require some cutting out and spliced

or other two part epoxy repair system prior to decoration. Windows will require extensive reputtying,

preparation and redecoration throughout.

Doors throughout the ground floor area and to first floor fire escapes are generally relatively simple solid

core or ply faced and decorated, the majority of which include vision panels. Again, the doors and frames

are in poor decorative condition and require slightly enhanced preparation prior to decoration but are

again generally free from any significant wet rot decay.

4.1.7 Exterior Joinery

Other exterior joinery is generally limited to the simple soffits and fascias to the perimeter of pitched roofs.

These were accessed for inspection only in very limited areas, such as the lead lined valley gutter to the

north-west elevation between the two slate roofs. This joinery was found to be in fair condition and free

from significant decay, but require redecoration.

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Further softwood timber fascias are present around the hexagonal lobby construction and these are in

poor condition with wet rot decay evident. It is likely to be cost effective to replace the fascias than effect

any localised repairs.

4.1.8 Exterior Decoration

The condition of exterior decoration is described above as applicable. Once the joinery and rendered

sections have been redecorated, it is usual for exterior redecoration to be undertaken on a cycle of

between 3 - 5 years depending on the quality of the application and exposure levels.

4.1.9 Foul Drainage

There are extensive inspection chamber covers within the grounds around the property. A number of

these are medium duty, cast-iron or steel and suitable for light traffic. A large proportion of the inspection

chamber covers however are light duty galvanised units which are not appropriate and are damaged as

a result. A large proportion of the inspection chamber covers could not be lifted because these are either

corroded or wedged in place. We recommend that the inspection chamber covers be subject to general

refurbishment, to replace the light duty covers with medium duty or others as necessary, to be suitable

for trafficked areas. Those covers which are seized in place should be released or replaced as necessary.

Covers should be lifted periodically to prevent future seizing up.

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We were able to lift 6 No. inspection chamber covers as follows:-

IC1 - set to the side of the exit road towards Unthank Road. A very high level of standing water was

identified although there was no foul odour. This appears to be a surface water storm drain, and due to

the high level of continuous rain, experienced during and prior to the survey, it could be that this is simply

backing up of the storm sewer in the highway.

IC2 - situated adjacent to the north-west elevation by the WCs. The foul drain was set at an invert of

approximately 300mm, to the clay pipe, which was laid to falls with a flow towards the south-west. There

was some debris within the channel and the frame of the cover was noted to be broken.

IC3 - situated to the west corner of the building and has a very deep brick chamber, approximately 1½ -

2 metres deep, again to a clay channel. This flowed to the north towards the Unthank Road vehicular exit

point.

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IC4 - situated halfway up the ramp to the south-west elevation. Foul waste blockage was identified.

IC6 - is again situated to the south-west elevation, to the rear of the large playroom. Again, foul waste

blockages were identified within the channel.

There is no clear pattern of direction of flow of the drainage from those inspection chambers we inspected.

It appears that in general terms, the foul waste flows towards the south of the site but this is contrary to

our intuition which would have expected the foul sewer to flow to either Upton Road or Unthank Road.

There appears to be a separate surface water below ground system, assumed to connect to a storm

water drain in the highway.

Because of the identified standing water and various foul waste blockages as well as the lack of clarity

about the interconnections of the numerous inspection chamber positions, we strongly recommend that

once all inspection chambers are fully accessible, that a full below ground drainage survey be

commissioned to clarify the direction of flow, and condition of all below ground drainage.

A number of SVPs are asbestos cement, painted. These should be subject to routine inspection to check

their condition.

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4.1.10 Grounds and Boundaries

The property is provided with relatively extensive and generous grounds, which extends to hardstanding

laid as brick weave paving to the vehicular entrance from Upton Road and exit to Unthank Road. The

remaining areas are generally laid to tarmacadam, with some gravel surfacing in addition.

The hardstanding areas are in fair condition but there is some pitting and unevenness, which due to the

heavy rainfall, resulted in ponding to areas as noted during our inspection. This may only be an occasional

occurrence due to the relatively high rainfall, but should this not be the case, then it may be necessary to

undertake resurfacing with attention paid to the levels and falls of all hardstanding areas to ensure that

these are appropriately discharged to a drain or soft landscaped areas.

There is a large lawn across the south-west portion of the site, extending to the south-east and to the

north-east area in front of the 1960s rear left-hand corner wing. To the perimeter of the site to the north-

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east and north-west sections, there is a gently banked earth area, laid with mature shrubs and

rhododendrons, with a combination of deciduous and evergreen mature trees.

Further trees have been planted along the south-east boundary to a housing development. The

positioning of the trees are roughly along the boundary line, with the boundary fence snaking around

trees, which means that the legal boundary is not clearly identified on the ground. The condition of the

concrete post and timber panel fence along this elevation is also in poor condition with a number of the

panels impact damaged and decayed.

The boundary treatment to the south-west, across the rear of the lawn, is a combination of brick

castellated wall approximately two metres high, meeting flush with the flank wall of an adjoining property.

Either side, the boundary extends in timber panel fencing, with posts exposed to some areas but flush in

others.

Overall, the boundaries to adjoining occupied sites are not clear and we recommend that you obtain legal

clarification as to the precise location of legal boundaries and the responsibilities for maintenance, where

this can be established.

The north-east boundary facing Upton Road and north-west boundary facing Unthank Road are formed

with slightly raked back brickwork retaining walls meeting the top edge of the earth banking within the

demise. The retaining walls curve round to vehicle entrance and exits where further brickwork posts have

been constructed.

The retaining walls are performing adequately despite being situated close to the mature trees and are

not apparently under any undue stress or rotational movement. The facework of the brickwork walls is

occasionally poor and would benefit from replacement of a number of bricks and a degree of localised

repointing.

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4.1.11 Outbuildings

To the extreme west corner of the site is a detached outbuilding referred to as ‘The Coach House’. This

building is solid brick constructed below a duo pitched and gable ended roof laid with natural slates, with

gable parapets extending beyond the roofline. The south-east gable includes a decorative finial and there

is a timber constructed vent feature at ridge level.

Windows are single glazed timber framed sash and casement, with matching timber framed and partially

glazed doors. Rainwater goods are black uPVC gutters and downpipes.

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The exterior of the building is in generally fair condition but with a backlog of maintenance items including

replacement of a few damaged or slipped roof slates, brickwork repointing and exterior redecoration to

joinery items which will include the cutting out or replacement of wet rot affected sills and parts of window

frames. The rainwater goods need to be cleared and overhauled, to include reconnecting the downpipe

to the gutter outlet as this has been dislodged for some time and has resulted in saturation to the

brickwork.

We could not gain access within The Coach House during our inspection but recommend that the internal

areas be inspected, particularly in respect of the condition of the wall where the rainwater goods are

known to be faulty.

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4.2 INTERNALLY

4.2.1 General Arrangement and Structural Frame

The Georgian and Victorian sections of the building are traditionally constructed with load bearing solid

masonry main walls and intermediate load bearing masonry partitions, each supporting suspended timber

floors of solid timber joists with floorboard laid over. The roofs are a king rod main truss system to the

Georgian construction, which transfers all roof loadings to the principal/main external walls. The Victorian

roof is cut timber with no principal trusses incorporated but again transferring the load to the main walls

on either side of the pitch. The imposed loads transfer through the main walls to foundations although we

did not undertake any trial pit investigations to identify the depth or materials used in the construction of

any such foundations. It is common for older properties to have been constructed without the same

degree of excavation and foundation detailing as modern buildings however, we did not identify any

movement which would indicate a failure of any below ground supports present.

The 1960s portion of the building comprises of steel beams spanning between load bearing masonry

walls, with a cast in situ concrete intermediate floor and roof deck. It may be that some vertical steel

columns were also incorporated, however, none were identified during our inspection.

4.2.2 Roof Spaces

To the Georgian section of the building, a high ceiling at first floor level towards the front gave access to

a loft hatch. We could gain access for a head and shoulders inspection of the roof space only as it would

have been unsafe to enter due to the height of the ceiling. The roof was noted to be of king rod truss

construction, where there are principal ‘A’ frame trusses with a vertical iron rod extending from the apex

to the horizontal tie at low level. This provides an early form of clear span roof construction. Over the

trusses are laid large timber purlins horizontally, and jack rafters laid over, meeting at the ridge.

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The rafters are overlaid with bitumen impregnated hessian roofing felt providing a secondary barrier

against water ingress. We noted that the valley boards have been quite recently replaced during which

time it seems some further plastic sheeting has been installed to a small section of the eaves. This is

likely to be as a result of the bitumen roofing felt becoming deteriorated and perished as it passes

externally into the gutter. We noted from our external inspection that the roofing felt has indeed perished

away so that it no longer discharges into the gutter meaning that should rainwater pass the slate layer,

then rather than being carried away to the gutters and drains, there is a risk that it would trickle down the

face of the building and potentially lead to water ingress. For this reason, we recommend that the bottom

section of the slates, along the eaves being removed and set aside, allowing a strip of modern breathable

underfelt to be installed across the rafters, with a plastic eaves guard tray installed to protect this as it

enters the gutter, with the slates then being refixed. This will be necessary to the perimeter of all slated

pitched roofs.

Within the roof space, is laid loose vermiculite insulation particles over the ceiling and between joists,

with further additional mineral insulation quilt laid over the joists. Lath and plaster ceilings were noted

below the insulation where inspected.

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We identified some damp staining to roof timbers but when tested with a damp meter these were found

to be dry. This is presumably as a result of previous water ingress now fixed through roofing repairs. We

did not identify any timber decay or attack from wood-boring insects.

A further loft hatch was accessed to the rear corridor at first floor level giving access to the smaller roof

space still within the Georgian portion of the building. The roof space is of matching construction to that

described above.

Within this roof space a water distribution pipe was identified but this has been cut and capped off. This

results in a potential dead leg, which may contain water, leading to risk of legionella, as discussed further

below.

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Also, within this roof space is a chimney stack which has been taken down to below the roof level. The

brick stack has been appropriately capped with concrete slabs and vented air bricks along the top edge

meaning that there can remain some cross flow ventilation, reducing the risk of condensation.

Finally, the roof space over the Victorian three storey portion of the building was accessed from a loft

hatch in the second floor level ceiling comms room. Roof construction is of cut timbers, with rafters

meeting at the apex ridge board, with purlins spanning onto large cross ties and hip members. Purlins

are supported via short stub posts to ceiling level. Insulation is as stated above. This Victorian roof

includes sarking boards, being timber planks laid perpendicular to the rafters, which provide additional

strength and support to the structure but mean that their ought to be counter battens laid over the sarking

boards prior to tiling battens, alternatively, the slates may be nailed directly to the sarking boards

themselves, however, this does not appear to be the case as there were not extensive nails passing

through the sarking board surface.

To the rear of this roof space are two timber platforms assumed to have previously supported cold water

storage tanks.

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Some formal ventilation is provided to this roof space as evidenced by the eaves level circular vents

which have been retrospectively added. The level of ventilation seemed to be reasonable and we did not

identify any timber decay or attack by wood-boring insects.

4.2.3 Ceilings

Within the Georgian section of the property, there are high floor to ceiling heights of approximately 3.7

metres at ground floor level and first floor level to the main part of the building, reducing to around 2.8

metres to the rear section.

The ceilings to the main entrance lobby and principal rooms are provided with moulded plaster covings

and ceiling roses. Glass fibre moulding frieze sections have been added between the picture rail and the

ceiling all of which have been painted over.

The ceilings are lath and plaster construction, whereby timber laths are fastened to the underside of

ceiling joists, with small gaps between them and the lime plaster is applied, gripping in between and

around the back of the timber laths to hold the ceiling firmly in place. The weight of the ceiling can be

considerable, particularly with moulded plaster covings such as those which are present. To the ground

floor right-hand side room, a section of the coving and lath and plaster ceiling has fallen away, with a

build-up of debris to the suspended ceiling and floor area below. The weight of the plaster moulded

sections in addition to the plaster ceiling is very significant and it was noted that the timber laths which

had fallen away as well as those which remained fixed to the underside of the joists, are in extremely

poor condition being very brittle and decayed.

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Lath and plaster ceilings can fail without warning in this way and in our opinion, there is a high risk that

further areas of the ceiling could fall away in the short term. Should the plaster moulding need to be

retained, then some remedial stabilisation works will be beneficial or an acceptance of periodic failure

from time to time.

Where the section of the ceiling has fallen away, we are able to record the ground floor ceiling/first floor

floor structure as being of 275 x 35mm joists at 340mm centres, spanning from front to rear.

Lath and plaster ceilings extend to the Victorian section of the building and similar comments apply,

although there are no such ornate plastered mouldings within the Victorian section.

We identified localised areas at first floor level where the lath and plaster ceiling has some damp

discolouration staining and cracking. When accessed and tested with a damp meter these areas were

found to be dry and therefore assumed to have been as a result of previous roof leaks, now resolved.

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The 1960s portion of the building is constructed with a cast in situ concrete floor and roof slab formed

with permanent metal formwork laid over steel beams. The steel beams are provided with a metal mesh

which is then plastered.

The majority of areas inspected revealed that the underside of the soffit or roof deck were plastered,

painted and in sound condition, however, to the first floor left-hand side wing, sections of the plaster

surrounding the steel beam have fallen away, compromising the fire protection of that steelwork and this

also revealed the underside of the permanent metal formwork of the underside of the roof deck. The

metal formwork should be covered by subsequent plastering but in this area the plaster has been

removed as a result of previous layout alterations. Fire board should be formed over the exposed

steelwork.

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The 1960s left-hand side room has a floor to ceiling height of 3.78 metres, extending to the soffits, with

concrete downstand beams below this level.

The vast majority of the property has been provided with a suspended ceiling installation of exposed ‘T’

grids, in 600 x 600 squares, and with a combination of suspended ceiling tile types, including acoustic

quilt, cement board and mineral fibre tiles.

The suspended ceilings are generally functional, but the majority are dated. Whilst it would be possible

to remove the ceiling tiles to the areas and replace these with modern equivalents, it is more likely to be

desirable and cost effective to remove ceilings complete and to replace these with a modern variety and

style should a suspended ceiling be desirable for the intended future use.

4.2.4 Walls and Partitions

The internal face of external walls are all plastered and painted.

Internally, there are a number of load bearing masonry partitions such as those forming the central

corridor and dividing cross partitions to the Georgian and Victorian portion of the building. The rear 1960s

building has clear span beams to the ground floor level, with the first floor being of staged roof design,

therefore with some load bearing partitions, supporting the steel beams as described above. No

alterations to the internal layout, particularly to masonry partitions should be undertaken without structural

engineers’ design input.

In addition to the original and masonry partitions, there are a number of plasterboard lined stud partitions

further subdividing the space. These are capable of being removed without structural implication.

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We did not identify any significant movement or fracture cracking to the internal face of external walls, or

internal load bearing partitions.

We did not identify any significantly high widespread damp issues but did record two or three areas of

dampness to internal plasterwork which appears to be as a result of defective external rainwater goods,

and within the ground floor cleaners’ store, as a result of high levels of humidity and condensation.

4.2.5 Floors

As noted elsewhere, the Georgian and Victorian section of the building are of suspended timber ground

and first floor construction. The ground floor in particular requires ventilation in order to carry away moist

air which would otherwise form as condensation, increasing the risk of decay to the joists and floorboards.

Whilst we consider the degree of sub-floor ventilation to be low and possibly inadequate, we undertook

a heel drop test to the floors generally and did not note any significant deflection or odours indicative of

dampness. We were however, unable to lift the fitted carpets or floor deck to make an inspection of the

sub-floor void.

Upper floors in particular tended to squeak under general use but this appears to be as a result of a

hardboard or thin chipboard laid over floorboards which has been inadequately fastened down as

opposed to deflection or movement to the floorboards or joists themselves.

The first floor to the 1960s areas are concrete slab and are therefore sound underfoot with no deflection.

The ground floor left-hand side section however has a ramped descent from the main building and

continues throughout the area as a timber floor. Given the general form of construction of this portion of

the building as being of concrete construction, as well as there being no sub-floor ventilation and high

ground levels, we consider it most likely that there is a solid concrete floor slab but a floating timber floor

comprising of shallow joists with a timber deck laid over, possibly to suit the use of the building more so

than a relatively hard and cold concrete flooring. The build-up of the floor however could not be confirmed

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and we recommend cutting a small access hole in the floor deck to confirm the form of construction and

its condition.

4.2.6 Internal Joinery

Within the Georgian portion of the building, original skirtings are profiled softwood timber painted,

approximately 330mm high, extending to matching architraves around principal doorways. Small skirtings

are provided to altered areas and the Victorian portion of the building.

The principal staircase is timber constructed, and hardboard lined to the underside concealing the riser

and tread detail. The staircase is sound under use with no undue deflection or squeaking. The staircase

includes profiled, turned balustrades and a hardwood handrail. The top surface is carpeted with

aluminium nosings present.

There is a relatively shallow flight of stairs formed of assumed in situ cast concrete, serving the 1960s

portion of the building.

The majority of internal doors are solid core ply faced and painted or veneered, with vision panels with

Georgian wired glazing, or side screens of matching construction, providing a protected means of escape

through stairwells and corridors to points of final exit. Those doors tested were found to be operational

and latch appropriately shut under normal use.

The majority of windows are single glazed sash units and the majority are fully operational although there

are a wide range of sash style designs and conditions. A number of the windows have been fixed shut

with screws as a security precaution and some catches are broken. Generally, however, the sash cords

are present, with sash chains present to the 1960s portion of the building. We would envisage that

following removal of the screws and minor repairs or replacement to ironmongery, the majority of the

windows would be operational.

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4.2.7 Fixtures and Fittings

Throughout the ground floor area in particular, there are extensive fixtures and fittings including wash-

hand basins to a number of the consulting rooms, in addition to WCs, showers and sluice facilities.

The vast majority, but not all, of the wash-hand basins and other washing facilities have been physically

disconnected with pipework capped off and taps removed but this is not extended to all services. Where

water supplies have been capped off, due consideration is required to the risk of legionella as described

further below.

Kitchens, tea points and bathrooms are generally fitted out but extremely tired and worn and would need

to be replaced regardless of future use.

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4.2.8 Fireplaces

Of the 3 No. chimney stacks that remain above the roofline, as well as the chimney stack identified as

being taken down, the masonry chimney breasts continue through both ground and first floor level

continuously meaning that there are no substantial sections of masonry left inadequately supported.

As the chimney breast passes through each room, the original fireplace has been infilled and boarded

over. Where this occurs, it is important to incorporate some form of ventilation to continue a cross flow of

air, thus reducing the risk of condensation occurring within the flue which can subsequently lead to

discolouration to the plaster internally and salt contamination. Not all of the infilled fireplaces include such

ventilation, so this should be incorporated where it is currently omitted.

We recorded some small isolated high damp meter readings to the faces of chimney breasts but no

extensive or widespread dampness indicative of penetrating rainwater at roof level. Where small isolated

areas were identified; these did not generally present as discolouration and we consider these are more

likely to be small patches of condensation.

4.3 SERVICES

4.3.1 Oil/Gas Supplies

The property is provided with mains gas supply which enters the site from the north-west - adjacent to

Unthank Road, where there is a small brick enclosure, assumed to include the gas meter and shut off

valve. It is assumed that the gas mains then enter the building below ground within the basement plant

room below the 1960s extension.

The generator to the rear appears to be oil powered and there is a proprietary plastic bunded tank

adjacent to the general building. It is not known whether there is currently any oil supply at present or

whether the generator is operational.

4.3.2 Heating and Hot Water

We were unable to gain access to the basement boiler room but understand that the gas-fired boiler

provides heating and hot water throughout the premises.

The boiler was clearly operational by virtue of the flue gases emanating from the chimney, during our

inspection. Heating is distributed throughout the building via large bore steel pipework which was

generally lagged, feeding pressed steel radiators with thermostatic radiator valves. To the ground floor

areas, a number of radiators have boxed in pipework and low surface temperature casings to prevent the

risk of scolding.

There was no live water services or hot water during our inspection.

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We understand that the boiler is dated and towards the end of its serviceable life and is very likely to

require replacement. It will therefore be necessary to ascertain the costs of a suitable replacement heating

system.

It should be noted that whilst the building was reasonably well heated throughout during our inspection,

there were a number of incidence of discolouration and staining to valves to a number of the radiators

and given the age of the installation, there may be a large degree of furring within the pipework. Should

the heating distribution system wish to be retained, it will be necessary to make a full assessment of its

condition, probably by draining down and pressure testing. It is highly likely that a complete replacement

heating system comprising of boiler and pipework and radiators will be necessary.

4.3.3 Electrical Services

The building is provided with two mains electrical supplies, assumed to be three phase. These enter the

basement plant room within the Georgian part of the premises, where there is a meter and isolation

switches as well as the principal distribution board. There are further distribution boards throughout the

premises.

The distribution boards indicated that the installation was last tested in 2014, with a re-test due in 2019.

A copy of the certificate and test report should be made available.

The property is provided with general lighting and small power distribution throughout.

There is data cabling and RJ45 sockets throughout, with cabling being taken back to various comms

cabinets.

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The building is provided with a full intruder alarm system, with an access control pad inside the main

entrance door. The system includes door contacts and PIR sensors throughout.

4.3.4 Cold Water Supplies

The building is provided with mains cold water supply which again enters in the Georgian building

basement. The main supply enters the building in blue alkathene pipework and is then distributed in

assumed copper pipework which is generally lagged. The cold water distribution has been altered, with

the main large bore distribution pipe within the basement having been cut and capped off. The remaining

connected pipework is much smaller bore/diameter which does not seem to be adequate for the size of

the building.

The cold water storage tanks have been removed from the roof space and the mains cold water supply

was isolated during our inspection.

Given the large number of dead legs and redundant pipework, in addition to the potentially inadequate

diameter of the assumed cold feed, we recommend that a qualified plumbing engineer be commissioned

to review the existing cold water installation in more detail should this be retained. Alternatively, a

replacement cold water distribution system may be required throughout.

Where water pipes have been cut and capped off, there remains a risk of standing water within the

pipework which could become contaminated and presents a risk of legionella. It is necessary to undertake

a legionella risk assessment and implement an appropriate management plan to deal with the risk.

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5. OTHER CONSIDERATIONS

5.1 Dampness

We undertook a general investigation of the property using a Protimeter at selected areas to walls, floors

and roof timbers. The building is generally free from any significant high levels of dampness although we

have reported on minor areas of dampness due to condensation or penetrating water in respect of

defective parapet to the 1960s portion of the building.

5.2 Timber Defects

We did not identify any dry rot decay.

We identified wet rot decay to external joinery, mostly sash window sills and frames but this was relatively

minor. The amount of wet rot decay will accelerate quickly given the poor decorative condition of external

joinery.

5.3 Thermal Insulation and Energy Performance

We have not been provided with a copy of the EPC Certificate or Recommendations Report.

The building is likely to score relatively poorly due to the lack of any secondary or double glazing. The

level of insulation within the roof space is reasonable but should be improved by levelling out the

insulation which is present, and increasing this to a minimum of 300mm, ensuring cross flow of ventilation

as necessary.

It was not clear whether the 1960s cavity construction has been subject to cavity wall insulation. If this

has been undertaken, then full details should be available and copies of any certificates or warranties

passed onwards.

The unknown condition of the heating and hot water boiler will affect the EPC rating and a replacement

system will inevitably improve the energy efficiency and therefore EPC score.

5.4 Fire Precautions

As the owner occupier of the premises you are defined as the “Duty Holder” and will be required to

produce and maintain a Fire Risk Assessment under the Regulatory Reform (Fire Safety) Order 2005.

This replaced the old requirement for a Fire Certificate under the Fire Precautions Act 1971.

The building is relatively well serviced in respect of fire precautions, with a fully addressable fire alarm

and detection system, with the control panel situated in the ground floor lobby. The system includes

automatic detectors, sounders and break glass units at final points of exit.

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Escape routes are well defined with signage, emergency lighting and fire doors and screens as

applicable.

Copies of maintenance certificates for the fire alarm and emergency lighting installation should be readily

available.

5.5 Asbestos

We identified a number of elements used within the construction and fitting out which may contain

asbestos fibres. We have not however undertaken an asbestos survey. We would anticipate that a

property of this age and subject to refurbishments over its lifespan, will have various elements of asbestos

present, both those readily visible and also concealed within parts of the building fabric which may be

disturbed during your occupation of the property.

You will be the dutyholder, as defined under the Control of Asbestos Regulations 2012, to maintain a

record of any asbestos known to be on the property and its condition, and to renew this periodically as

you occupy the property.

5.6 Equality Act

The Equality Act 2010, which came into force on 1 October 2010, incorporates the provisions of the

Disability Discrimination Act 1995 and 2005. The duties placed upon employers and people and

businesses providing a service to the public essentially remain the same and continue to make it unlawful

for them to discriminate against disabled people. There will be instances when disabled people need to

gain access into and through premises in order to access employment and/or the services carried out

within them.

As part of any development work, Part M of the Building Regulations for England and the associated

Approved Document requires reasonable provision to be made for people to gain access to, and use, the

building and its facilities.

5.7 Title Plan

We have not been provided with a copy of the Title Plan but refer you to our comments in respect of the

potential for uncertainty as to the precise location of the boundary to the south-east of the site, and the

maintenance responsibilities for boundaries generally.

5.8 Flood Risk

By reference to the gov.uk website, the property is situated within an area of very low risk of flooding.

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6. SUMMARY OF RECOMMENDED REMEDIAL WORK

The following is a summary of the recommended remedial and maintenance works discussed within the

report:-

1. Localised repointing to solid brickwork elevations, to include repointing openings in brick lintels.

2. Strip back and clear sub-floor ventilation grilles.

3. Rebuild a corner of the parapet wall and repoint generally, replacing spalled bricks as necessary.

4. South-west elevation door brickwork repair, possibly linking in with the lintel.

5. Replace slipped or broken natural slates and strip back at eaves level to install a modern felt and

tray, reinstating the slates. Also, de-moss the small part of the manmade slate roofing, allowing to

replace broken slates.

6. Install rain and birdproof cowls to chimney pots.

7. Wholesale replacement of older rainwater goods or major overhaul, followed by cyclical maintenance.

Reform gutter to hexagonal roof.

8. Complete exterior redecoration of joinery items allowing for re-puttying windows and some wet rot

repairs.

9. Allow for clearance of the below ground foul and storm water systems.

10. Allow for repairs to perimeter fences.

11. Localised brickwork replacement and repointing of the boundary retaining wall.

12. Exterior repairs to The Coach House including joinery, rainwater goods and decorations.

13. Clear debris from roof spaces and reposition insulation evenly.

14. Repairs to failed section of lath and plaster ceiling to ground floor rooms.

15. Form fireline plasterboard protection to exposed steel to the 1960s section soffit.

16. Provide additional fixings to the first floor hardboard over floorboards to reduce squeaking.

17. Following removal of security screws to window catches, test all for operation. Allow for minor repairs

and easing.

18. Provide ventilation grilles to fireplaces where boarded over.

We recommend a budget cost in the sum of £225,000 excluding VAT and fees for undertaking these

works.

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7. FURTHER INVESTIGATIONS/ENQUIRIES

We recommend that the following further investigations and enquiries be made prior to completing any

purchase:-

1. Where there are larger cracks to rubbed brick arches, inspect to assess the condition of any timber

lintels behind.

2. Inspect concealed voids to ground floor timber floors to ensure the condition of the timbers is sound.

3. Provide copies of flat roofing warranties and any Building Control Completion Certificates issued.

4. Commission a full CCTV investigation and mapping exercise of the below ground drainage.

5. Provide a current asbestos survey and Management Plan.

6. Establish the precise legal boundary as this is not thought to be represented by the fencing which

weaves around trees. Establish the repairing obligations of the various perimeter fences, some of

which require repairs.

7. Open up the ground floor left-hand side 1960s floor to ascertain the form of construction and if

suspended timber, its general condition.

8. Provide service records for the generator.

9. Inspection of the boiler and heating system generally. Provide service records.

10. Provide a complete record of NICEIC or equivalent electrical installation test reports of remedial

works completed.

11. Due to the altered cold water feed, various circuits having been cut off and capped and the removed

cold water storage tanks, commission a Legionella Risk Assessment and implement such

recommendation as are necessary.

12. Confirm if the 1960s part has been provided with cavity wall insulation. If so, provide such warranties

as are available.

13. Provide a Fire Risk Assessment, fire alarm and emergency lighting test and service records.

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8. CERTIFICATION

This survey report has been completed by

Tom North, BSc (Hons) MRICS Director Email: tom@northandhawkins.co.uk

Date: 21st December 2017

APPENDIX A TERMS OF BUSINESS AND ENGAGEMENT (Surveys)

TERMS OF ENGAGEMENT - SURVEYS

1. The Terms are to be read with the Terms and Conditions of Business, published separately.

2. The inspection will include the main structure of the property and any main outbuildings specified. If there are extensive grounds or outbuildings, these will not be inspected unless agreed beforehand. Our survey will be limited to the fabric of the building and will specifically exclude mechanical and electrical services.

3. The surveyor will inspect all reasonably accessible parts of the structure from ground level and other visible areas up to 3 metres above ground level from ladders or with the aid of binoculars, where appropriate. No furniture, equipment, floor coverings, floor pans or floor boards will be lifted or removed. No parts of the property will be forced or laid open to make it accessible.

4. The surveyor will inspect roof spaces/voids if there is available access. The surveyor will follow guidance given in

Surveying Safely issued by the RICS.

5. The surveyor will carry out a visual inspection of the service installations where accessible. Manhole covers will be lifted where accessible and practicable. No tests will be applied unless previously agreed. The surveyor will report if as a result of an inspection, further tests are considered advisable. No tests or commissioning will be carried out as part of this survey.

6. The surveyor will identify any areas which would normally be inspected which it was not possible to inspect and

indicate where it is considered that access should be obtained or formed.

7. The surveyor will use all reasonable skill, care and diligence expected of a reasonably competent surveyor in carrying out the survey and preparing the report.

8. Parts of the structure, such as foundations, cladding fixings and steelwork which are covered, unexposed or

inaccessible will not be inspected except to the extent that there are visible defects. No site investigations or environmental survey will be carried out and we can give no assurance that the property is unaffected by environmental issues.

9. The surveyor will not be responsible for arranging the testing of service installations unless specifically instructed to do

so. Specialist tests can be arranged at an additional fee. Due to the specialist nature of any tests, the surveyor cannot accept liability on the accuracy or content of specialist reports.

10. All issues relating to planning, road proposals or charges, sewers, building control approvals, rights of way, easements

and other legal matters should be confirmed in writing by your legal advisers. Any comments made by the surveyor in connection with these matters will be general observations and will require formal clarification by your legal adviser.

11. Unless otherwise expressly agreed or stated in carrying out the report of the property the surveyor will assume:-

a) the property is conveyed with vacant possession; b) all required, valid planning permissions and statutory approvals for the buildings and for their use have been

obtained and complied with; c) no damaging or hazardous materials or techniques have been used, that there is no contamination in or from

the ground, and it is not landfilled ground; d) the property is not subject to any unusual or especially onerous restrictions, encumbrances or outgoings and

that good title can be shown; e) the property and its value are unaffected by any matters which would be revealed by a Local Search and

replies to the usual legal enquiries, or by a Statutory Notice and that neither the property, nor its condition, its use, or its intended use is or will be unlawful;

f) an inspection of those parts which have not been inspected, would not reveal material defects or cause the surveyor to alter his/her overall assessment of the property;

g) the property is connected to and there is a right to use the reported main services on normal terms; h) sewers, main services and the roads giving access to the property have been adopted and that any lease

provides rights of access and egress over all communal estate roadways, pathways, corridors, stairways and to use communal grounds, parking areas and other facilities;

12. The survey report will not include a valuation of the property.

13. Unless expressly agreed otherwise, the surveyor will rely upon information provided by the client or client’s legal or

other professional advisers relating to the tenure, tenancies or other relevant matters.

14. The surveyor will comment on Fire Precautions matters relating to the property; however the Survey will not constitute a Fire Risk Assessment as defined in the Regulatory Reform (Fire Safety) Order 2005.

15. Your legal advisors should make enquiries regarding the use of deleterious materials in the building. They should also

enquire whether you will benefit from any building warranties or guarantees, specifically in relation to Latent Defects. The surveyor will not test the building for deleterious materials and therefore will not be able to comment in detail on the presence or otherwise of High Alumina Cement, Woodwool Slabs, or other concealed deleterious materials.

16. The surveyor will inspect for mould, however will not be able to confirm the existence of Stachybotrys chararum or

Aspergillus fumigatus fungi. If mould is visible then the surveyor will recommend laboratory sampling if deemed necessary.

17. Where the surveyor identifies the possible presence of asbestos or asbestos containing materials this will be brought

to your attention and detailed sampling will be recommended together with obtaining specialist advice. This survey should not be construed as being a survey under the requirements of the Control of Asbestos at Work Regulations. A suitable asbestos survey and register can be commissioned on behalf of the client, if so requested.

18. No concrete testing will be undertaken as part of the survey and therefore the surveyor will not be able comment on

the presence of carbonation or other concrete defects. If defects are suspected then the surveyor will recommend specialist concrete testing.

19. Any cost indications given in the report are budgetary only and have not been obtained through competitive tender.

These figures should be used for budget purposes only.

20. The report will be provided in writing as soon as reasonably possible after completing the inspection and investigations. Any verbal comments made to the client prior to receipt of the full written report are given in good faith, but in order to avoid any possible misinterpretation or misunderstanding, the client should not act upon these verbal comments until the full written report has been received and studied.

21. This report is confidential to the client. It may be disclosed to other professional advisers assisting the client in respect

of the purchase of the subject property; however the client should not disclose the report to any other person. The report should not be reproduced in whole or in part without written permission.

22. You should advise North & Hawkins Building Consultancy immediately if you require the Survey to be more extensive

or to include matters that are not covered by virtue of the above limitations.