HBS- V.1 TEMPLATE · 2020. 8. 21. · Paul Jackson FRICS, “Rockmount”, Dark Lane, Kinver, South...

Paul Jackson FRICS, “Rockmount”, Dark Lane, Kinver, South Staffs, DY7 6JA.

Tel: 01384-877848 E-mail: [email protected]

BUILDING SURVEY

IN RESPECT OF MID 19TH CENTURY BARN CONVERSION WITH ADJOINING ANNEXE AND STABLES KNOWN AND SITUATE:-

‘THE BARN’, UNDERTON,

BRIDGNORTH, SHROPSHIRE,

WV16 7TY.

CONTENTS

SUMMARY ....................................................................................................................................................................................

PROPERTY ............................................................................................................................................................................. BRIEF OVERALL ASSESSMENT............................................................................................................................................ SERIOUS DEFECTS ............................................................................................................................................................... ESSENTIAL REPAIRS ............................................................................................................................................................ OTHER REPAIRS ................................................................................................................................................................... FURTHER INVESTIGATION ...................................................................................................................................................

OTHER MATTERS .................................................................................................................................................................. MATTERS FOR YOUR SOLICITOR ........................................................................................................................................ HEALTH AND SAFETY ISSUES .............................................................................................................................................

INSTRUCTION ..............................................................................................................................................................................

SURVEY REPORT ........................................................................................................................................................................

EXTERIOR .............................................................................................................................................................................. INTERIOR ............................................................................................................................................................................... SERVICES .............................................................................................................................................................................. GROUNDS .............................................................................................................................................................................. STRUCTURAL RISKS ............................................................................................................................................................. STATUTORY & OTHER RISKS ...............................................................................................................................................

OUR TERMS & CONDITIONS .......................................................................................................................................................

ADDENDUM A – GENERAL BINDING RULES FOR SEPTIC TANKS

ADDENUM B – GENERAL GUIDELINES FOR OIL FIRED CENTRAL HEATING AND STORAGE CYLINDERS

ADDENDUM C – PHOTOGRAPHIC EVIDENCE (EMAILED SEPARATELY)

SUMMARY

PROPERTY

Property address ‘The Barn’, Underton, Bridgnorth, Shropshire, WV16 6TY.

Brief description Detached barn converted to a private dwelling and adjoining outbuildings and annexe.

Property type Two storey barn converted into a private dwelling house in the last 30 years or so originally built in the mid 19th Century with adjoining annexe and stable block enclosed by a brick courtyard together with additional farm outbuildings.

Year built The original property would seem to have been built circa 1850 but have no specific dates without reference to the Title Deeds.

Accommodation The property comprises:- large reception hall, kitchen/breakfast room with stable door to side conservatory, lounge, rear lobby, cloakroom with WC and wash basin and second conservatory. A staircase leads from the hall to a first floor landing from which radiate; principal bedroom, en-suite shower room and WC, walk-wardrobe. Two further bedrooms, family bathroom with WC. Adjoining annexe:- Providing breakfast kitchen, steps down to sitting room, inner hallway, two bedrooms, bathroom with WC and linen cupboard. Stable Block:- Comprises three stable compartments and tack room with separate toilet.

Tenure We understand the property is being sold on a Freehold basis with vacant possession. There are no onerous covenants to my knowledge but have not inspected the Title Deeds.

Size in square metres The property has the following gross external floor areas:- Two storey barn – 195 sq.m. Annexe – 70 sq.m. Stable block – 59 sq.m. 2 x conservatories totalling – 23 sq.m.

Insurance reinstatement cost The property should be insured for fire reinstatement purposes in the sum of £783,500 To include the cost of demolition, site clearance and reconstruction but excluding VAT.

BRIEF OVERALL ASSESSMENT

‘The Barn’ comprises a mid 19th century two storey barn of part brick, stone and oak box frame construction converted into a private dwelling quite a few years ago, probably in the early 1980’s. Adjoining The Barn is a stable block as well as a brick built annexe with tiled roof, originally probably used as storage related to the farming industry. The three buildings themselves surround a central courtyard which has vehicular access off a private driveway and with further access to the side and rear of the building. The Barn and adjoining outbuildings stand within approximately 10 acres of land in a rural location and all of which were built most probably between 1825 and 1850. I understand that Planning Consent was granted some years ago by the Local Authority for conversion into a private dwelling house and copies of those documents should be obtained by your solicitors. Your solicitors should also be prepared to investigate existing drainage, water supply and other easements for services which run down the driveway from adjoining land and also establish what easements may be granted to the current owners in terms of future use. The property will obviously require ongoing maintenance during the course of the next few years, in particularly the stable block which is in need of some general further repair and upgrading, as the building elements have been the subject of excessive weathering over the years. They are currently suitable for their particular purpose and use to which they are adopted, but if you do decide to convert to an artist’s studio, then extensive repairs would need to be carried out and would recommend a report is obtained from a local competent builder. To convert the annexe into letting accommodation, you will obviously need to improve the EPC rating as mentioned in the body of the report and would suggest you seek the advice from a registered Surveyor familiar with this type of work, although our own recommendations would probably seem adequate in order to achieve the minimum rating required. Provided maintenance is carried out on a regular basis, there is no reason why the property should not prove to be a suitable investment for the future, but would suggest that detailed reports and estimates are now obtained prior to purchase to determine the total cost of expenditure required. In addition, you will need to allocated further funds for incidental items such as fencing, driveway and external parts which will obviously require ongoing maintenance in the future.

SERIOUS DEFECTS None apparent.

ESSENTIAL REPAIRS (1) Obtain the advice of an OFTEC Heating Engineer and an estimate for the cost of replacing both central heating boilers. Guideline budget £10,000.

Guideline budget £10,000

OTHER REPAIRS (1) Obtain a Roofing Contractor’s report and estimate for the cost of stripping and replacing broken, loose and fractured tiles to the main barn and to those of the annexe and stable block. I would estimate a guideline budget of between £7,000 and £8,000 for the cost of repairs and improvement to all three roofs but would recommend that detailed reports and estimates are obtained prior to purchase.

(2) Provide an adequate gutter seal to the bottom of the single storey

roofs over the conservatories to deal with stormwater discharge. Guideline budget £850.

(3) Supply and fit a new section of guttering and downpipe across the

rear of the stable roof. Guideline budget £350. (4) Replace the double glazed seals to three of the ‘Velux’ roof lights at

first floor level to the main barn or carry out localised repairs. Guideline budget £500.

(5) Carry out localised repairs to the timber framework and beading of

the doors and framework to the main reception hall. Guideline budget £450.

Guideline budget £10,150

FURTHER INVESTIGATION

(1) Certify the existing flues to the multi-fuel stoves and oil fired boilers to ensure their compliance with current HETAS and OFTEC Regulations.

(2) Obtain a Timber and Damp Proofing Specialist Report and estimate for the cost of injecting a new chemical damp proof course to those internal walls at ground floor level of the main barn where required. Guideline budget minimum £3,500.

(3) Certify the three wood burning/multi-fuel stoves in the main barn and single storey annexe prior to purchase to ensure their compliance with Safety Regulations.

(4) Seek the advice of an OFTEC Engineer as to the location of the external oil supply pipe to the central heating boiler and the location of the storage tanks which would need to be upgraded or relocated. I have not provided an estimate for the cost of these works as it will very much depend upon the extent of upgrading required and would recommend that an independent report is obtained prior to purchase.

There was no evidence of a recent test of the system, this is a safety hazard. You should ask an appropriately qualified OFTEC engineer to inspect the tanks and installation prior to exchange of contracts.

(5) Obtain an Electrical Contractor’s report and estimate for the cost of any upgrading for the wiring circuits to both the barn, stable and annexe.

OTHER MATTERS (1) The installation of solar panels would need to take place, although the front and rear roof of the barn are facing south and east and the facility would therefore need to be erected either on site or over the left hand side of the annexe. You will obviously need to seek advice from the appropriate contractors and also possibly even Planning Approval from the Local Authority. (2) The roof of the stables will obviously require some general repair to replace some of the defective tiles, although the interior seems to have been lined with waterproof felt and the main structural timbers appear to be generally secure. (3) You may well need Planning Consent for the installation of new window frames at ground floor level. Provided they are installed within the original oak framework, there would appear to be no reason to require additional structural support or strengthening, although you will obviously need to seek the advice of a competent Building Contractor. (4) The existing double glazing is very old as mentioned, it has very thin double glazed panes which do not conform with current Building Regulations. Whilst the majority of these still seem to be fairly secure, the installation of better quality double glazing will obviously improve the EPC ratings. (5) Both central heating boilers appear quite dated and feel that they will both need to be replaced at some stage in the near future. This work will also need to include relocation of the oil storage tanks and for which an Addendum is attached with the report in terms of current regulations and recommendations. (6) The alteration of the stables to create an artist’s studio may well require Planning Approval and Change of Use. I would suggest you seek the advice from the Local Planning Authority. The main structural fabric still seems to be generally secure at this stage, although external repairs are needed to perished brickwork. There would appear to be no reason however, why the building could not be converted for your own personal use, but will obviously require extensive repairs, damp proofing and the installation of external walls etc. (7) We have attached in the Addendum, general binding rules introduced in January 2020 as far as septic tanks are concerned and obviously you will need to take further advice from a specialist contractor. (8) To improve the EPC Rating for the annexe, you would obviously need to consider internal dry lining and insulation to the walls, additional insulation in the roof space and possibly even the installation of double glazed windows. This would then probably lift the rating to a minimum ‘E’ which is required if you are proposing to consider letting the accommodation.

MATTERS FOR YOUR SOLICITOR

(1) Obtain a Local Search from Bridgnorth District Council to determine there are no adverse planning proposals in the locality.

(2) Obtain a report from the Environmental Agency to confirm there are

no adverse ground conditions in the area that may have an impact in terms of future saleability.

(3) Obtain a proposed Site Plan for the revised boundaries between

this and the adjoining properties and the land at the bottom that is to be retained by the owners for further development.

(4) Obtain confirmation of the existing drainage, water supply and

electrical supplies which are located towards the bottom of the driveway and some parts of which are located on the neighbouring land. Ensure adequate easements are in place between this and the neighbouring properties for future use.

(5) As per the New Septic Tank Regulations under the general binding rules (January 2015), the seller must provide a full description of the septic tank and drainage field, the location of the septic tank and drainage field, details of any changes, details of maintenance and record of maintenance. Please obtain this information and advise purchaser.

HEALTH AND SAFETY ISSUES

(a) There are asbestos panels and undercloak to the tiled roof over the conservatories. (b) Conservatory doors and windows do not contain safety glass and also are single glazed at the rear. (c) The front doors and windows to the main entrance hall do not contain safety glass and have low level glazing which are a potential safety hazard to young children. (d) There is no safety glass to the low level glazing in the sitting room. (e) There are no carbon monoxide alarms in respect of the log burners in the lounge, kitchen and annexe which should be supplied and fitted. (f) The risers to the staircase off the hall to the first floor landing are 26 mm high and consider them unsafe and would not comply with current Building Regulations. (h) The shower screen in the ensuite facility does not contain safety glass and the screen and shower fittings themselves are quite old and need replacing. (i) The sill to the window in Bedroom No. 1 is very low and a potential hazard to young children. (j) The main supporting beam to the timber ‘A’ frame to the right hand side of the first floor landing is quite low and a risk to personal injury. (k) There are no fire escape facilities from Bedroom No’s 2 & 3 due to the sill height of the windows. (l) The existing smoke alarms need renewing as the usual fittings only have a 10 year lift and need replacing. (m) There is no safety handrail eitherside of the brick steps leading up to the main entrance off the courtyard. (n) There is no safety glass to the lower level glazing, front door and kitchen door inside the annexe. (o) There is no safety handrail to the steps of the sitting room. (p) There is no fire escape to the second bedroom of the annexe. (q) In some parts of the country, a naturally occurring and invisible radioactive gas called radon can build up in properties. In the worst cases, this can be a safety hazard. The risk in this area low. If you want more information on radon gas, you should contact the Health Protection Agency (HPA) at 7th Floor, Holborn Gate, 330 High Holborn, London WC1V 7PP or visit the website at www.ukradon.org.

Planning No enquiries have been made of the Local Authority in connection with Planning matters. You should ask your Solicitor to advise you in this respect.

http://www.ukradon.org/

Building Regulations No enquiries have been made of the Local Authority in connection with Building Regulation matters. You should ask your Solicitor to advise you in this respect.

Roads No enquiries have been made of the Local Authority in connection with the road. You should ask your Solicitor to advise you in this respect.

Rights of way No enquiries have been made of the Local Authority in connection with rights of way. You should ask your Solicitor to advise you in this respect.

Surveyor Paul Jackson FRICS

Signed

…………………………………………………………………………………….. For Paul Jackson FRICS

INSTRUCTION

Instruction from

Date of instruction 28th May 2020

Date of inspection Wednesday 10th June 2020

Weather Dry, light and overcast.

Furnished or unfurnished During the course of my inspection the property in terms of the main barn and annexe were furnished and included floor coverings throughout as well as a number of stored personal items. These prohibited detailed examination of those parts of the building fabric which were covered or inaccessible.

Occupancy At the time of my inspection the property appeared to be owner occupied by the vendors, Mr. and Mrs. Williams and there are no signs of any formal or informal tenancy arrangements.

Orientation For the purpose of description within this report all directions are given as facing the front elevation of the property, which faces 88° more or less due east.

Date of report 12th June 2020

SURVEY REPORT

EXTERIOR

CHIMNEY STACKS

Description There are no conventional brick built chimneys contained within the building fabric by virtue of its original construction. There are however external flues connected to the multi-fuel stove in the kitchen and a similar arrangement to the cast iron stove in the living room and a further flue at the back of the single storey annexe.

Condition Each of these metal flues has been fitted in the last few years to the internal fireplace facilities which I am advised are used on a regular basis. The flues were not tested at the time of my survey and therefore suggest that the wood burning stoves are examined in more detail prior to purchase. I would suggest that any HETAS engineers Installation Reports are provided by the owners as well as details of any service records for cleaning the internal flues to ensure their compliance with current regulations.

Further investigation Certify the existing flues to the multi-fuel stoves and oil fired boilers to ensure their compliance with current HETAS and OFTEC Regulations.

MAIN ROOF COVERINGS

Description Main two storey barn:- The roof is of traditional timber pitched construction clad with red clay tiles incorporating velux rooflights across the rear elevation of the building and triangular/half round ridge tiles set on the apex of the roof in cement mortar. There are also three velux windows/rooflights across the front elevation overlooking the courtyard. Above the single storey annexe is a further roof of traditional design of pitched construction again covered with red clay tiles and velux rooflights across the front elevation off the main driveway approach. This also includes triangular ridge tiles set on the apex. Above the stable block is a further pitched roof of timber construction extended towards the front some years after the original build and supported by oak beams on brick plinths. The timbers are clad with red clay tiles and triangular ridge tiles set on the apex.

Condition The roof over the main two storey building has clearly been stripped and reclad with a mixture of new and reclaimed clay tiles during the course of the last few years. This work incorporates velux rooflights to the front and rear to provide natural daylight in the bedroom accommodation. The tiles themselves were replaced some years ago but did notice there are a number of perished and spalled tiles as a result of frost damage. There are also a limited number of broken and fractured tiles across the front of the roof and a limited number across the rear. The tiles themselves also extend over the top of the plastic gutters although the timber wall plates beneath are exposed to the elements and may be the subject of stormwater discharge at times of heavy rainfall. I therefore recommend that some type of flashings are fitted at some stage in the future to feed water directly into the rainwater gutters and downpipes. At the same time it would be prudent to seek a report from a local roofing contractor to replace any slipped, broken or fractured tiles. I would estimate a guideline budget with regard to the main roof probably in somewhere in the region of about £600 plus the cost of scaffolding although total replacement would not seem necessary at this stage. There are also a number of broken and slipped tiles to the corner of the single storey annexe where it adjoins the main two storey barn and some of which have also been sealed close to the eaves and along the top of the wall plates with some form of bitumen based sealant and cement mortar to avoid further slippage. There are also further tiles that have fractured, broken and slipped across the front of the annexe where it adjoins the driveway which will require further replacement. The roof above the stables has obviously need stripped and relined with a breathable waterproof felt at some stage in the last few years and then reclad with red clay tiles some of which have been reclaimed from the original roofing fabric. There are however signs of extensive frost damage to the triangular ridge tiles on the apex and about 2/3 of the tiles across the front elevation of the building all of which ideally need to be stripped and then replaced with new fittings depending upon the quality of the remaining tiles which need to be examined and either reinstated or removed completely. The estimate given for the total cost of repairs to the roof would probably include this additional work to the stables but again but would strongly recommend a report is obtained prior to purchase.

Other repair Obtain a Roofing Contractor’s report and estimate for the cost of stripping and replacing broken, loose and fractured tiles to the main barn and to those of the annexe and stable block. I would estimate a guideline budget of between £7,000 and £8,000 for the cost of repairs and improvement to all three roofs but would recommend that detailed reports and estimates are obtained prior to purchase.

SECONDARY ROOF COVERINGS

Description Above the left hand side and rear conservatories are two individual mono-pitched roofs of timber construction clad with clay tiles on timber battens and dressed with lead flashings to the juncture of the main external wall and incorporating velux rooflights.

Condition The verge tiles are supported by asbestos panels along the edges of the roof where they project beyond the shiplap timbers. I also noticed that the sarking felt underneath the tiles has perished where exposed to the elements above the gutters and a small section of which has actually been replaced with a waterproof sheet of some description. A number of the tiles to the left hand conservatory have also been renewed in recent years during the course of general maintenance. There are however some other areas of minor repair necessary to the rear verge where a couple of the tiles just above the gutters are slightly loose and need to be repointed. The tiled cladding over the rear conservatory seems to be generally secure and watertight although there are a couple of lifted and slightly loose tiles that need replacing. I would also recommend that gutter seals are provided underneath the tiles to enable adequate discharge of water into the gutters and downpipes to avoid potential rot as far as the timber wall plates are concerned. This work could be carried out by a local builder at reasonable expense although I would probably estimate a guideline budget of around about £850 be allocated for the cost of this work.

Other repair Provide an adequate gutter seal to the bottom of the single storey roofs over the conservatories to deal with stormwater discharge. Guideline budget £850.

ROOF DRAINAGE

Description Around the perimeter of the main roof to the two storey barn, annexe and stables are sections of replacement plastic rainwater goods. These comprises brown gutters and stormwater downpipes discharging rainwater into underground drainage system to the rear left hand corner as well as the front left hand corner of the building which then feeds into an underground drain inlet at the front of the single storey annexe. The guttering to the roof of the annexe feeds into a further downpipe to the left hand corner and a further section of guttering to the front of the stables feeds over the land behind the brick retaining wall.

Condition All of the plastic rainwater goods have been supplied and fitted in the last 30 years or so during the course of modernisation. There are however some areas of general maintenance required. For example there is no stop end to the left hand corner of the annexe and there are signs of leakage from the joints across the rear of the two storey barn which have become uncoupled and need to be repaired. The gutters are also uneven and misaligned in certain areas although they would appear to provide adequate discharge into the downpipes and underground drains in the majority of areas. They will however need to be cleaned out on a regular basis of any silt and moss deposits as a result of discharge from the roof. I have not provided a guideline budget for the cost of these improvements as the work required is probably considered as general maintenance rather than replacement. It was noted that the tiles at the back of the stable block discharge rainwater over the land at the rear and there may be some areas of moisture ingress to the external stone where some of the mortar has perished over a long period of time and ideally needs to be supplied and fitted with new sections of gutters and downpipes to avoid further potential frost damage in the future. I would estimate a guideline budget of somewhere in the region of £350 needs to be allocated for the cost of fitting new gutters and suitable downpipe.

Other repair Supply and fit a new section of guttering and downpipe across the rear of the stable roof. Guideline budget £350.

EAVES, FASCIAS, SOFFITS

Description Around the perimeter of the roof of the two storey barn are sections of exposed rafters from the main roof on top of which there appear to be timber battens and sarking boards. Below there are rough hewn sections of shiplap boarding at first floor level to both the front and rear main elevations and what would appear to be exposed sections of timber wall plates below the eaves supporting the ends of the jack rafters. The single storey annexe has been provided with substantial oak fascia boards supporting the ends of the jack rafters also acting as timber wall plates and there are also barge boards supported by the ends of the purlins to the front and rear gable elevations. Similar hardwood wall plates supporting jack rafters have been retained to the front and rear of the stable block and with a further level of support from oak pillars on brick plinths underneath the main canopy. It also appears that some of the original rafters have been replaced in recent years although they do show signs of some stormwater saturation from the main roof.

Condition The external joinery timbers around the perimeter of the main roofs of all three individual properties have been the subject of general wear and tear and weathering over a period of time although they still seem to retain their structural integrity in terms of the quality of the timbers involved. I would however suggest that gutter guards are supplied and fitted around those areas where there has been evidence of exposed stormwater penetration particularly to the front and rear of the stable block. It would however appear that none of the timbers have reached the stage where they require further or total replacement at this point in time and only require ongoing maintenance during the course of the next few years.

MAIN WALLS

Description The two storey barn is of part stone and red brick construction built to about 450mm in thickness to all of the main external walls. The local stone has been set in lime mortar to a height of 2.7 m across the front of the building with stone mullions and archways above the ground floor window reveals. Above there are sections of original Georgian/early Victorian red brick laid in lime mortar to a Flemish bond but large sections of which have been clad at first floor level with rough hewn ship lap boarding. The external walls at first floor level to the front and rear of the two storey barn has been built out of a substantial oak A-frame and purlins with internal plasterboard dry lining and external ship lap cladding as a weather proofing system. The single storey annexe has been built in later times probably in the Victorian period of 223mm solid brick to the original corner section of the building and then added to at some stage in later years with fairly modern 275mm cavity brick and breeze block towards the front elevation of the building while retaining the original 223mm solid brick walls to the left hand gable and across the rear main elevation adjoining the driveway.

Condition The original barn and annexe have been built to a conventional design incorporating good quality local stone and brickwork laid in lime mortar to what appears to be an adequate bond and good horizontal and vertical plane. The stone facings all seem to be of good quality and generally secure and have certainly not been the subject of excessive weathering due to the nature of the local materials. The mortar joints also seem to be generally secure in all areas where incorporating lime mortar which is far more durable than modern building materials. There are certainly no signs of subsidence, settlement or other evidence of structural distress affecting any parts of the main building fabric of the two individual buildings. Some localised repointing is however required below the plinth of brickwork at ground level to the back of the annexe where it adjoins the driveway although this is of minor significance at this point in time. All of the natural stone has been repointed in cement mortar in recent years to a fairly good standard and whilst there are some areas of very minor shaling and hairline cracks to some of the stone and mortar joints to the left hand corner these are of minor significance and do not have a detrimental affect upon the integrity of the main building fabric. The outside walls are perpendicular, generally secure and have certainly withstood the ‘test of time’ by incorporating good quality building materials. The two conservatories have been built out of single skin brick construction incorporating what would appear to be reclaimed red brickwork laid in cement mortar to the rear of the building and local stone to the left hand side conservatory. These appear to have been constructed to an acceptable standard with no obvious signs of disrepair at this point in time although they do not appear to include any form of effective damp proof course or membrane although we did not detect any instrumental signs of excessive moisture to the interior of the walls. No major reconstruction work would therefore appear to be necessary at this point in time. The outside stone and brickwork does however appear to have been the subject of moisture penetration and potentially rising damp from the ground below where we found high moisture readings to the internal walls of the lounge and kitchen. This is covered under a separate heading further on in the report.

SUB-FLOOR VENTILATION

Description Due to the fact all the internal floors are of solid construction there are no external airbricks required. No further comment is therefore needed in this section of the report.

DAMP PROOF COURSE

Description Neither the annexe, stables or main house has been provided with any form of damp proof course in previous years although I am advised by the owners that a plastic damp proof membrane was laid across the solid floor in the main two storey barn at ground level before the flagstones were laid.

Condition Tests were carried out to all of the internal load bearing walls at ground floor level with a Protimeter Surveymaster (damp meter) at regular intervals to test for any levels of moisture which may relate to the risk of rising damp as a result of capillary action from the ground below or penetrating moisture from external wind driven rain and snow. I did find instrumental evidence of fairly high moisture levels between 67% and 98% moisture content to the load bearing walls inside the lounge to the front and left hand side elevations; the load bearing wall between there and the reception hall and around certain walls inside the kitchen. There are in fact signs of staining of the plasterwork and decorations in the hallway where rising damp has occurred and has continued to penetrate from the ground below. This style of property you will find will certainly contain a certain element of hygroscopic salts as a result of moisture penetration through the external stone and brickwork although in my considered opinion you will now need to think in terms of seeking advice from a damp specialist contractor. I therefore recommend that an independent report is obtained from a specialist damp proofing company prior to purchase with an estimate for the cost of injecting a new chemical damp proof course into all of the internal walls at ground floor level. I have not provided an estimate of costs with regard to this work as it very much depends upon the extent of the treatment required but imagine you would probably expect to budget for at least £3,500 or thereabouts or could even be a lot higher but would strongly recommend that estimates are obtained prior to purchase. The specialist contractors may actually recommend tanking of the internal walls to avoid any further penetrating moisture but obviously you will need to consult a recognised contractor.

Further investigation Obtain a Timber and Damp Proofing Specialist Report and estimate for the cost of injecting a new chemical damp proof course to those internal walls at ground floor level of the main barn where required. Guideline budget minimum £3,500.

WINDOWS

Description During the course of renovation softwood timber casement windows with fixed and opening lights and thin sealed double glazed panels have been supplied and fitted to all of the external window reveals. Similar fittings have also been supplied and installed inside the annexe and with velux rooflights to the two main buildings and side and rear conservatories.

Condition The majority of the window frames appear to have been fashioned from fairly well seasoned timber and fitted in the last few years. They still appear to be generally functional and adequate for purpose although they will require periodic decoration to avoid deterioration from the elements. There are however no areas of major replacement work necessary at this point in time. The velux rooflights to the principal bedroom front and rear as well as the first floor main bathroom contain condensation where the double glazed seals have failed. These will therefore need to be taken out or localised repairs carried out in due course. I would probably estimate a budget of around about £500 will need to be allocated for the cost of these repairs.

Other repair Replace the double glazed seals to three of the ‘Velux’ roof lights at first floor level to the main barn or carry out localised repairs. Guideline budget £500.

EXTERIOR DOORS

Description To the front elevation of the building at the top of the steps are a pair of timber double glazed doors with full height windows and top double glazed lights leading up to the ship lap boarding below the eaves. A substantial timber panelled door has been fitted within a wooden frame to the rear lobby at the back of the hallway as well as a pine stable door and frame leading to the left hand conservatory and a further stable door and side windows within a wooden frame to the main annexe. Across the front of the annexe are two further timber panelled doors which are no longer utilised and have been boarded up internally.

Condition Most of the external doors have been supplied and fitted in recent years and fashioned from fairly well seasoned timber as the majority of these appear to be of a reasonably good standard and generally secure. We did however find evidence of rot to the lower levels of the frame and timber beading as well as the sill to the entrance door to the main reception hall. It may be possible to cut out and splice these joinery timbers as required to carry out localised repairs rather than their total replacement. I therefore recommend that a specialist joinery contractor be consulted with an estimate for the cost of further repairs. I would estimate a guideline budget of around about £400 should be allocated for the cost of this work. The one farmhouse door to the end of the annexe leading into the small bedroom is still functional and in good repair although there is quite gap between the timber door panel and frame which could result in excessive heat loss and needs to be sealed.

Other repair Carry out localised repairs to the timber framework and beading of the doors and framework to the main reception hall. Guideline budget £450.

EXTERIOR DECORATIONS

Description Outside decorations have been carried out in previous years with sections of oil based varnish and gloss paint to the windows and door frames including those of the single storey annexe.

Condition External decorations are now required in the next 12 months or so where large sections of the external oil based paint/varnish has begun to weather and is flaking in certain areas. I would probably estimate a guideline budget of around about £4,000 will need to be allocated for the cost of further decorations in the next 12 months or so.

INTERIOR

MAIN ROOF CONSTRUCTION

Description The roof of the two storey barn is conventional timber pitched construction built out of substantial oak purlins on top of which are softwood timber rafters incorporating substantial oak A-frames eitherside of the main reception hall and landing. It appears that the rafters have been replaced or reinstated during the course of general improvement and also underlined with plasterboard panelling between the timbers themselves.

Condition The main structural timbers to the roof itself incorporate a substantial oak A-frame at first floor level to the main external walls to the front and rear of the building and on top of which is ship lap boarding as weather proofing material. The timbers have been retained and whilst there are some signs of historic wood boring beetle to some of the beams there does not appear to be any evidence of ongoing infestation at this point in time. I would however recommend that advice be obtained from a timber specialist contractor to establish if any further treatment is required in the short to medium term. At the same time make enquiries of the owners to determine if there are any guarantees relating to timber treatment work carried out in the last 30 years or so. In all other respects the main structural timbers of the roof provide adequate support to the tiled cladding and no major replacement work would seem necessary. There are two loft spaces at first floor level above the bedroom accommodation both of which were examined with the aid of ceiling hatches enabling further examination of the main structural timbers. Where accessible off the first floor left hand bedroom and above the walk-in wardrobe in the main bedroom the main structural timbers were only visible for very limited depth due to the height of the plasterboard panelled ceilings. There appears to be some form of polystyrene lining underneath the timber rafters and secured with plasterboard panelling and with areas of fibreglass quilt insulation across the ceiling joists where exposed all of which appears to be in good repair and watertight.

SECONDARY ROOF CONSTRUCTION

Description The roof of the single storey annexe is of traditional timber construction built incorporating substantial A-frames supporting the wooden purlins and on top of which are timber jack rafters and all of which have been underlined with modern plasterboard panelling.

Condition Where the roof space was examined as far as possible from a ceiling hatch off the sitting room it appears that the main jack rafters have been replaced during the course of improvement over the last few years. The tiles are supported by timber battens although the cement torching beneath is now perished in quite a few places and this traditional method of construction does not include any form of waterproof felt. There were however no excessive signs of stormwater ingress, thrust deflection or other major disrepair. Detailed examination was however restricted due to limited height of the roof space. There are no signs of thermal insulation inside the roof and this will need to be supplied and fitted to a depth of about 300mm to include the EPC rating for potential letting in the future.

CEILINGS

Description Throughout the barn as well as the annexe the internal ceilings have all been replaced with modern plasterboard panels including a skim coat finish. These have been secured to the ceiling joists at ground floor level and the internal rafters in the first floor accommodation.

Condition The internal ceilings all seem to be of good quality and generally secure and there were no signs of impact damage, settlement cracks, stormwater ingress or other major disrepair at this stage.

WALLS, PARTITIONS AND PLASTERWORK

Description Inside the main two storey barn the walls at ground and first floor level eitherside of the reception hall have been built out of local stone or brick and dry lined with modern plasterboard. Above there is a wooden A-frame to the main roof which have also been filled with plasterboard panels. Additional timber stud walls have also been created to reconfigure the first floor living accommodation and bathroom facilities.

Condition The internal walls are perpendicular and generally secure formed from local stone or brickwork and original oak box frame of the two storey barn. There were no signs of internal movement to the building fabric and the walls are all perpendicular and generally secure. Internal walls inside the annexe have also been dry lined with plasterboard panelling and appear to constitute single skin brick and timber stud partitions which have also been modified to an acceptable standard.

FIREPLACES, FLUES AND CHIMNEY BREASTS

Description To the left hand wall in the kitchen is a cast iron multi-fuel stove which is a ‘Clearview’ fitting connected to an external flue. There is also a further ‘Clearview’ multi-fuel stove inside an inglenook fireplace in the living room which sits on a brick hearth and with a timber mantle and plasterboard panelling above. There is a further wood burning stove in the annexe as well which is a similar style.

Condition The internal stoves would seem to have been used in recent times by the current owners but none of which were fully tested. I would therefore recommend that the installations are examined by a HETAS registered engineer or Installation Certificates supplied by the owners prior to purchase to ensure their compliance with current Safety Regulations. At the same time the flues will need to be examined to make sure they are free from potential blockage although I understand from the owners they have not been swept on a regular basis in the past.

Further investigation Certify the three wood burning/multi-fuel stoves in the main barn and single storey annexe prior to purchase to ensure their compliance with Safety Regulations.

FLOORS

Description The ground floor of the barn and annexe are of solid construction. These appear to have been dug up and relaid with flagstones on a concrete screed underneath which I am advised is a damp proof membrane to the main ground floor living accommodation. At first floor level is a suspended timber floor with pitch pine floor boarding on suspended wooden joists.

Condition Detailed examination of quite a number of the floors was restricted due to carpets and other floor coverings and items of furniture. Where exposed the flagstones downstairs have been laid to a good standard and appear to be fairly level and secure and there are no instrumental signs of dampness below. It appears that an adequate membrane has been fitted although the internal walls have been subjected to moisture ingress which is dealt with under a separate heading of ‘damp proof course’. A drop heel test was applied on the suspended timber floors upstairs and all of which appear to be generally secure underfoot with no obvious signs of excessive bounce or movement. Suspended timber floor boards have also been fitted in the left hand side conservatory but do not appear to include any form of sub-floor ventilation although there are no obvious signs of disrepair at this point in time.

INTERIOR DOORS

Description Internal joinery components comprise softwood skirting boards, door linings and pitch pine timber brace and ledge panelled doors with external latch mechanisms to the internal rooms. There is an old oak timber brace and ledge door between the kitchen and sitting room in the ground floor annexe as well as fairly modern pine panelled brace and ledge doors with lever latches to the remaining rooms.

Condition All of the internal joinery fittings have been upgraded to a fairly good standard over the last few years, appear quite functional and adequate for purpose and no further replacement would seem necessary at this point in time.

STAIRCASES

Description At the back of the reception hall is a custom made staircase built out of timber with wooden treads and risers supported by strings eitherside as well as a timber balustrade and handrail and top gallery landing.

Condition The staircase structure itself was custom built and fitted when the property was converted some years ago. There are no signs of loose or springy treads and the main structural timbers are of good quality and generally secure. The gallery landing to the right hand bedroom space also appears to be supported by substantial pine beams and there are no obvious signs of displacement.

BUILT IN AND KITCHEN FITTINGS

Description The single storey annexe contains a basic range of base units and wall cupboards in chipboard melamine carcassing with panelled doors and laminated worktops. Similar fittings have been installed inside the main barn although the door panels have been decorated with a cream paint finish at some stage in the last few years.

Condition The single storey annexe contains adequate kitchen units which are suitable for purpose. The farmhouse kitchen does however include a number of modifications with split level full height door to a corner pantry cupboard. Some of the laminated plinths at ground level are slightly damaged and need to be replaced and the units themselves are somewhat dated by modern standards and also show signs of general wear and tear. The doors have been decorated in the past and could be retained for future use although you may give thought to their replacement at some stage in the future. I have not provided a separate guideline budget for the cost of this work and this will very much depend upon the quality units that you require.

SANITARY FITTINGS

Description Off the rear of the hall is a separate toilet which contains a white low flush WC and a pedestal wash hand basin with tiled splash and a ‘Heatrae Sadia Concept’ electric water heater as well as a steel cold pillar tap. The main family bathroom on the first floor contains a pedestal wash hand basin with brass plated mixer tap, cast iron toll top bath on claw feet with gold plated mixer tap including a shower attachment as well as a low flush WC in a part patterned tiled surround with blue border tile. Off the principal bedroom is an en-suite which contains a shower cubicle with an aluminium folding door and screen and a wall mounted ‘Redring Superflow 3000’ power shower, low flush WC and pedestal wash hand basin in a part tiled surround. The bathroom in the annexe contains a white low flush WC, pedestal wash hand basin and a corner acrylic bath with a wall mounted mixer tap as well as a corner shower cubicle with sliding glass doors and aluminium screen and a wall mounted mixer.

Condition The sanitary fittings were supplied and fitted some years ago but most of which seem to be generally functional and adequate for purpose. The screen and door to the en-suite shower facility does not contain safety glass and will need replacing and the power shower itself is a little difficult to operate where the plastic lever has broken. The panelled bath in the annexe has a loose mixer connection to the taps and appears to have been disconnected at the time of my survey and therefore needs to be examined by a competent plumbing contractor and an estimate obtained for the cost of its localised repair or replacement. The cloakroom downstairs seems to be in good condition and generally secure and adequate for purpose and the en-suite is also of an acceptable standard. Whilst localised repairs are required and the sanitary fittings are a little dated by modern standards the cost of upgrading very much depends upon the quality of the units that you require.

INTERIOR DECORATIONS

Description Internal walls and ceilings throughout this and the annexe contain coats of emulsion paintwork with stained varnish finishes to the joinery timbers and some sections of cream and off white eggshell paint.

Condition Large areas of the main barn and the annexe are showing signs of some minor wear and tear and general soiling and further decoration would be considered desirable after completion. No major attention is however required prior to taking up occupation.

SERVICES

NOTE Only detailed specialist tests will confirm the adequacy, efficiency and/or safety of services’ installations. Surveyors are not qualified to undertake these tests. Any comments on services in this report are made by way of general observation of the visible parts only. We recommend that you arrange for the services’ installations to be inspected by specialists.

DRAINAGE

Description Foul waste from the barn and annexe feed into two separate septic tanks with inspection cover at the back of the barn with underground pipes leading into a septic tank in the middle of the central flower bed at the top of the driveway. There is an additional septic tank by the oil tank connected to the single storey annexe. Stormwater drains appear to discharge waste from the main roofs into soakaways around the perimeter of the building. This situation seems to be quite adequate for purpose although the underground drains were not fully tested in detail. They should therefore be examined as well as the downpipes during the course of general maintenance to ensure there is no evidence of blockage from silt or moss or other deposits.

Condition Both septic tanks appear to be of conventional design with herringbone filters enabling discharge of treated waste into the local ground or water course although the tanks may need to be emptied periodically. I understand from the owners that both tanks have been emptied by a local contractor in the last few months although over a long period of time natural filtration has occurred to remove any foul waste although the need for further maintenance obviously depends upon the intensity of use in the future. In that respect I would recommend you seek the advice of a local contractor in terms of the cost of periodic servicing or maintenance. Septic tanks have to occasionally be emptied usually between 6 months and 2 years. Your legal advisor should enquire as to when the septic tank was last emptied. New septic tank rules came into force on 1st January 2015 stating that if the liquid septic effluent discharges to a surface water ditch, stream, river etc. then the septic tank must be replaced or upgraded to a full sewage treatment plant by 1st January 2020 or when the property is sold, if it is before this date. It was not clear where the liquid septic effluent discharges. If the vendor cannot provide this information you should ask the vendor to instruct an appropriately qualified British Water service engineer to inspect the system and advise prior to exchange of contracts. Sceptic tanks have a limited life span and depending upon the age, the system may need to be upgraded, the cost of which could be considerable. NB: The septic tanks covers were not screwed shut as per current safety requirements. This is a safety hazard.

Matter for your Solicitor As per the New Septic Tank Regulations under the general binding rules (January 2015), the seller must provide a full description of the septic tank and drainage field, the location of the septic tank and drainage field, details of any changes, details of maintenance and record of maintenance. Please obtain this information and advise purchaser.

COLD WATER

Description Domestic cold water is supplied by a polypipe rising main from Severn Trent Water Authority with a meter and stop cock in the main public highway on the grass verge and there is a stop tap inside the ground floor cloakroom as well as a separate stop tap to the single storey annexe as well as the stable block.

Condition It appears the cold water supply was updated some years ago with a modern plastic system and the supply seems to be of adequate pressure where examined but not fully tested.

OIL

Description There are two separate oil storage tanks for central heating connected to the main barn and single storey annexe. Both of these are ‘Bunded’ storage tanks.

Condition The property has two domestic oil fuel storage tanks, one supplying the main house and one supplying the annexe. They are situated at the rear of the property and to the front of the annexe. The tanks are plastic bunded (a tank with a second skin) tanks. Trees, foliage and timber storage are too close to the tanks and there should be a minimum of 600mm clearance around the tanks. There is no adequate base for the tanks. This should be constructed of concrete or paving and extend by 300mm beyond all sides of the tank. The pipework from the tank at the rear is exposed and runs under the lip of the paving steps to the conservatory. This is a hazard due to the risk of damage and subsequent oil spillage. Much of the pipework installation is concealed and inspection was limited to the visible parts. No testing was undertaken.

Further investigation Seek the advice of an OFTEC Engineer as to the location of the external oil supply pipe to the central heating boiler and the location of the storage tanks which would need to be upgraded or relocated. I have not provided an estimate for the cost of these works as it will very much depend upon the extent of upgrading required and would recommend that an independent report is obtained prior to purchase. There was no evidence of a recent test of the system, this is a safety hazard. You should ask an appropriately qualified OFTEC engineer to inspect the tanks and installation prior to exchange of contracts.

ELECTRICITY

Description Mains electric is supplied to both lighting and power circuits with an electric meter located in a field on the neighbouring property at the bottom of the drive and which then feeds underground and connects to the barn, outbuildings and stables.

Condition Each of the individual buildings has a separate consumer unit which would probably have complied at the time of the installation but now need to be tested prior to purchase. I would therefore recommend that an electrical contractors report is obtained to determine the cost of modification and upgrading to comply with current NICEIC or NAPIT regulations.

Further investigation Obtain an Electrical Contractor’s report and estimate for the cost of any upgrading for the wiring circuits to both the barn, stable and annexe.

HOT WATER

Description At first floor level in the barn are two separate hot water storage cylinders fired by the oil fired boiler with an independent supply from an immersion heater. The annexe is provided by a combination oil fired boiler in front of the central courtyard.

Condition The hot water supply seems to be functional although the system was not fully tested. I would therefore recommend that service records in terms of the combination boiler are obtained from the current owners prior to purchase to ensure the reliability of the supply to the annexe. The flow of water is also of limited pressure and would therefore suggest you seek the advice of a competent plumbing/heating contractor before proceeding with your purchase.

HEATING

Description Oil fired central heating to conventional water filled steel panel radiators is provided by a ‘Mistral’ central heating boiler to the corner of the left hand conservatory contained within a timber frame and sloping fibreboard roof. The central heating to the annexe is provided by a ‘Warmflow’ combination boiler at the front of the annexe.

Condition Both central heating boilers are probably in need of upgrading or total replacement. There does appear to be some leakage from the pipework leading to the combination boiler which has stained the external footpaths and brickwork. The other central heating boiler to the main two storey dwelling is also quite dated. I would therefore recommend that detailed report is obtained from an OFTEC heating engineer before you proceed with your purchase as I suspect that total replacement may be required at some stage in the near future. I would estimate a guideline budget of probably somewhere in the region of up to around about £10,000 may need to be allocated for the cost of their replacement including any relocation of the external oil pipes.

Essential repair Obtain the advice of an OFTEC Heating Engineer and an estimate for the cost of replacing both central heating boilers. Guideline budget £10,000.

THERMAL INSULATION

Description Detailed examination of the roof space inside the barn was somewhat restricted due to the vaulted ceilings. There does however appear to be some fibreglass quilt across the plasterboard ceiling in the storage cupboard off the left hand bedroom. The roof space over the annexe was also examined although there are no obvious signs of insulation across the plane of the ceilings.

Condition Additional insulation material needs to be supplied and fitted inside the annexe in order to avoid excessive heat loss and comply with current Energy Efficiency Guidelines. This will also be required to improve the EPC rating for any potential letting in the future.

GROUNDS

THE SITE

Description The property stands within approximately 10 acres of grazing land as well as a paddock and menage plus numerous timber and steel outbuildings all of which will obviously require some general further maintenance over a long period of time. None of the perimeter fences were examined in detail although you will obviously need to obtain a copy of a new Title Deed Plan from the vendors Solicitors to determine the exact position of the boundary lines in relation to your acquisition. I understand part of the site is being retained by the owners over which there will be a vehicular right of way and easement for access to the barn once they have developed their own property at the bottom of the driveway.

GARAGES

Description There are no permanent outbuildings as such or garage facilities.

PERMANENT OUTBUILDINGS

Description To the top left hand corner of the site is a portal steel framed barn with external profile and asbestos sheet cladding which was not examined in detail. There is however a structural engineers report in existence, a copy of which should be supplied by the vendors Solicitors which will report upon its structural integrity. To the right hand side of the courtyard is a stable block of single storey 223mm solid brick and stone construction surmounted by a timber pitched clay tiled roof. It includes the original structural timbers inside and which has been extended towards the front forming a canopy supported by external oak pillars and brick plinths. There are three separate stable compartments inside which are breeze block dividing walls. To the left hand side and across the rear of the house are timber framed double glazed conservatories on a stone and brick base.

Condition The main stable block was built many years ago alongside the two storey barn and is of 19th century origin. Quite a number of the brickwork to the right hand gable has perished due to frost damage and this exposed elevation. There are also signs of wood boring beetle to the internal roof timbers some of which have been the subject of some shakes and general deterioration over a period of time. The main roof structure does however appear to be fairly secure. The roof has been stripped and underlined with a breathable waterproof felt at some stage in the past although as mentioned under the heading of main external roofs there are quite a number of clay tiles that are perished and need replacing. We also noticed that the ground level across the back of the stable block is relatively high and is causing damp penetration and deterioration of the lime mortar and stone work. You will therefore need to be prepared to carry out extensive repairs at some stage in the future although this particular building has been on site for a considerable number of years and general upgrading and maintenance obviously will need to be attended to as and when required. Both conservatories framework are showing signs of extensive wear and tear. There are signs of extensive rot particularly to the left hand doors and framework at the side of the kitchen and further deterioration of the main timbers to the rear. These sections have probably reached the stage where ongoing repair is no longer economic and would suggest that estimates are obtained for the cost of their total replacement or demolition and removal. I have not provided a guideline budget for this work and this depends upon the quality of the fittings you require. I would however estimate that you probably need to be spending in the region of £6,000 - £7,000 for the replacement of each of the frames as long as the brick and stone bases are still functional.

EXTERNAL AREAS / PATIOS / PATHS ETC

Description The front courtyard has been laid with herringbone brick paviors over the years and with steps up to the main entrance door. There is also a concrete and brick footpath off an unmade driveway approach off the public highway. This has been covered with limestone, tarmac and gravel in the past.

Condition The external surfacing off the main public highway is of poor quality. The private driveway is quite rutted and potholed in quite a few places and will obviously require ongoing maintenance in the next few years. The front courtyard however seems to have been relaid in recent times to an acceptable standard and there are footpaths and steps to the rear entrance which have also been upgraded at some point.

RETAINING WALLS / EARTH RETAINING STRUCTURES

Description To the front of the courtyard is a brick built wall surmounted by clay coping stones and supporting pillars which run along the right hand gable wall of the stable block.

Condition External wall to the courtyard is of fairly poor quality. The brickwork has suffered from extensive frost damage over a long period of time and is in need of partial reconstruction. In particular there are a number of badly perished bricks to the right hand gable of the stable block which will require replacement at some point in time. I would estimate a budget of around about £2,000 - £2,500 will need to be allocated for essential repairs or replacement at some stage in the future.

BOUNDARIES AND FENCES

Description The property stands in substantial grounds including fields, paddocks and other open areas all enclosed by a different method of post and rail timber fencing, hedgerow and mature trees.

Condition The fence lines will obviously require periodic maintenance over the next few years and should be examined in more detail following completion of your purchase and any upgrading carried out as necessary.

GENERAL ENVIRONMENTAL FACTORS

Description The property stands in a rural location on the outskirts of Bridgnorth in a district known as Underton which is a small hamlet probably devoted to the farming industry when first developed over 300 years ago. As far as I am aware there are no adverse ground conditions in the locality in terms of coal mining, landfill or other contamination. I would however suggest that a report is obtained from the Environmental Agency to verify those details. At the same time enquiries should be made of Bridgnorth District Council to determine what Planning Approvals have been granted in the past for development apart from the one dwelling which is in the course of construction by the current owners.

STRUCTURAL RISKS

NATURAL SUBSIDENCE RISK

Geology The Geological Survey Map shows the property standing in an area of Raglan Mudstone Formation, Siltstone and Mudstone Interbedded Sedimentary Bedrock formed in the Silurian Period.

Comments This is a slightly variable strata but of suitable bearing capacity for general residential development. See surveyor’s comments under Structural Movement below.

TREES

Inspection During my inspection of the property I did not see any tree that would have any significant effect on the foundations.

Comments See surveyor’s comments under Structural Movement below.

STRUCTURAL MOVEMENT

Past and current movement During the course of my survey inspection there were no visible signs of structural distress of any significance affecting the two storey barn, the stables or the annexe. Any areas of structural distress have been notified under the various headings concerned although there were no visible signs at the time of my own inspection.

Risk of future movement Geological mapping indicates that there is a low potential risk of foundation damage to domestic properties from subsidence hazards for the postcode in which the property is located.

DAMPNESS

Inspection Tests were carried out with an electronic moisture meter to all of the internal walls and floors at ground floor level as well as the barn and adjoining annexe.

Comments Although a damp proofing membrane appears to have been installed underneath the concrete floor in the barn at ground floor level we did find instrumental evidence of fairly high moisture readings to the internal walls in certain areas. These range from between 58% and 98% of moisture which would seem to be the result of rising damp from the walls at ground floor level even where they have been dry lined with plasterboard. This has caused some staining inside the reception hall on the right hand wall between that and the living room and around the perimeter walls of the kitchen. Whilst a certain amount of moisture is expected within a building of this age these appear to be beyond acceptable levels in places. I would therefore suggest you seek the advice of a damp specialist contractor and an estimate for the cost of further repairs.

TIMBER DEFECTS

Inspection We carried out an examination of the main structural timbers in terms of the roof and floors as far as possible during the course of our survey. Certain areas were however concealed by plasterboard panelling inside the main roof space.

Comments We found evidence of historic wood boring beetle to quite a number of the beams to the main roof inside the stable and original barn. It appears that treatment may have been carried out in previous years although enquiries should be made of the owners to establish if there are any long term guarantees still in existence. There are no other widespread timber defect. Where there are any specific problems these have been mentioned under the elements concerned.

STATUTORY & OTHER RISKS

PLANNING

Matter for your Solicitor No enquiries have been made of the Local Authority in connection with Planning matters. You should ask your Solicitor to advise you in this respect.

Comment I understand that Planning Consent has been granted for the construction of a brick and timber framed house at the bottom of the drive upon behalf of the current owners, although no further development potential has been established on any other parts of the site.

BUILDING REGULATIONS

Matter for your Solicitor No enquiries have been made of the Local Authority in connection with Building Regulation matters. You should ask your Solicitor to advise you in this respect.

Comments During my inspection of the property, I did not see evidence of any building works undertaken that would have required building regulation approval.

PARTY WALL ETC. ACT 1996

Note Since 1 July 1997, this Act has obliged anyone undertaking works of a structural nature to or near the party wall such as the installation of beams, installation of damp proof coursing or other structural works, to notify all adjoining owners, irrespective of whether planning permission has been applied for or granted.

Comments During my inspection of the property, I did not see evidence of any building works undertaken since 1 July 1997 to which the Act would apply.

ROADS

Matter for your Solicitor No enquiries have been made of the Local Authority in connection with the road. You should ask your Solicitor to advise you in this respect.

Comments From my inspection, I believe the road is made-up and adopted by the Local Highway Authority. The private driveway off the public highway is in fact in private ownership of the barn or its owners and over which we understand there will be rights of way and easements in favour of the new detached property at the bottom of the drive. This will also require legal documents to grant rights of way for pedestrian and vehicular access to the barn itself. Ownership of the drive should also be determined by reference to the vendors or their appointed solicitors and to determine who is responsible for maintenance of the lower section of the drive up until the boundary that is still to be decided between the two dwelling.

RIGHTS OF WAY

Matter for your Solicitor No enquiries have been made of the Local Authority in connection with rights of way. You should ask your Solicitor to advise you in this respect.

Comments Access over the shared driveway will need to be determined by reference to proposed Title Deeds and plans and responsibility for maintenance shold also be established prior to purchase.

OUR TERMS & CONDITIONS

1. These terms and conditions form (together with the Order Form) part of a contract between Paul Jackson FRICS and the Customer named on the front of the report. These terms and conditions apply to the exclusion of all other terms and conditions. However, the report is objective and can be relied upon by any party that has a valid legal interest in the condition of the property, provided that interest has been notified to and acknowledged by us in writing. If required, upon payment of a reasonable administration fee we will re-issue the report, e.g. in the name of a purchaser of the property.

Important: No-one should rely on the report or make any inferences from it beyond the extent of the original instructions accepted by Paul Jackson FRICS

2. The purpose of the inspection and the verbal and written reports is to put the present condition and performance of the property into an overall perspective and this inspection will be undertaken by a person (the “Surveyor”) who is assessed and approved by Paul Jackson FRICS.

3. The report is NOT a guarantee that the property is free from defects other than those mentioned in the report, nor is it an insurance policy.

4. The report will NOT include a market valuation unless additional fees are agreed in writing beforehand.

5. The report WILL include an IRV - Insurance Reinstatement Valuation - based on the Guide to House Rebuilding Costs prepared by the Building Cost Information Service of the Royal Institution of Chartered Surveyors and The Association of British Insurers.

6. The report follows a visual inspection of the accessible parts of the property. Notes are taken during the inspection and these notes contain the original information to which the Surveyor refers and upon which the Surveyor relies when subsequently reporting to a client, either verbally or in writing. A written report supersedes any verbal report and should be considered fully before any legally binding decision is made in respect of any expenditure on the property.

7. The inspection and report will focus on the condition of the principal elements of the property. Fittings and finishes will be subject to general inspection only. Comparatively minor points will be excluded. Permanent outbuildings converted to habitable use will be inspected to the same level as the main house.

8. There will be practical limitations on the scope of the inspection. The Surveyor will not break out or open up the structure, lift fitted carpets, cut floorboards or move heavy or delicate furniture. Ladders are carried for access to flat roofs and structures up to a height of three metres. The Surveyor will inspect accessible and safe roof spaces and areas below floors, but will be unable to report that parts of the property which are covered, unexposed or otherwise inaccessible are free from defects.

9. The report will include a Summary that will summarise the Surveyor’s findings under the headings of “property”, “brief overall assessment”, “serious defects”, “essential repairs”, “other repairs”, “further investigation”, “environmental matters” and “matters for your Solicitor”. The comments in this summary are derived from the report and must be read in conjunction with the report in its entirety.

10. “Serious defects” are defined as defects that, in the Surveyor’s opinion, threaten the stability and safety of the structure or of persons using the property. Examples include subsidence; wall-tie failure; excessive bowing or fracturing of walls or chimneystacks; and extensive dry rot in structural timbers.

11. “Essential repairs” are defined as defects that, in the Surveyor’s opinion, require attention within six months to prevent the defect from becoming a “serious defect”. Examples include failing roof coverings; blocked, broken or inadequate gutters and downpipes; heavily eroded pointing; and active beetle infestation.

12. “Other repairs” are defined as defects that, in the Surveyor’s opinion, are not “serious defects” or “essential repairs” within our definition, but require attention either now or at some time in the future to put the property into, or maintain it in, good condition for its age and type. Examples include plasterwork repairs; insulation upgrades; internal and external decorations. “Other Repairs” are beyond the scope of and are not reported in the Headline Survey.

13. “Further investigation” is recommended where the Surveyor has good reason to suspect the presence of a “serious defect” or “essential repair” but has been unable to confirm this or ascertain the extent of the problem. Examples include blocked or leaking drains; timber decay; questionable alterations to the structure.

14. Guideline Budgets for repairs are included in a report where appropriate, but they are based on information available to the Surveyor at the time. We recommend that all repair costs are subject to confirmation by further investigation/specification and then contractors’ competitive tenders prior to making any legal commitment.

15. Surveyors are not qualified to test or confirm the adequacy or safety of services installations. The Surveyor will report on the basis of a visual inspection of the accessible parts. We recommend that you arrange for specialist tests of the water supply, drains, electrical, gas and/or heating installations.

16. Surveyors are not qualified to test or confirm the condition of leisure facilities such as swimming pools, Jacuzzis, gyms, tennis courts, etc. Customers are advised to commission their own specialist inspection.

17. This is NOT a specific asbestos or other hazardous materials survey. The sampling and testing of asbestos containing materials or other hazardous or suspect materials lies outside the scope of the building survey. Where such materials are discovered or suspected within the normal scope of inspection, they will be reported and appropriate recommendations made for further investigation.

18. If the property is offered leasehold, then you must obtain advice from your solicitor in respect of your legal liabilities under the leasehold arrangements for the property and in particular in respect of the repairs. The scope of the Surveyor’s inspection will relate to internal finishes of the leasehold property to be purchased and adjacent fabric within the immediate curtilage of the property. Other elements of the structure will be subject to a brief inspection from the exterior and/or common parts only.

19. Unless otherwise agreed, fees for further investigations, follow-up advice and/or other Surveying services are charged at the current rate per hour plus expenses and VAT.

20. Force Majeure – whilst every reasonable effort will be made to carry out the inspection at the date/time agreed, we cannot be held liable for any losses caused by matters outside our control, such as, but not exclusively:- surveyor illness, traffic/vehicle delay/breakdown, extreme weather conditions or vendor unavailability.

21. Health and Safety – Paul Jackson FRICS and its surveyors are required to comply with Health and Safety legislation and RICS Guidance Note “Surveying Safely – A commitment to Surveying Safely”. The surveyor will assess the safety implications presented by the site and may have to restrict the scope of the inspection that is able to be carried out.

22. We operate a complaints procedure, a copy of which is available on request.

23. If we are found to be negligent in providing any of the services under this contract, the measure of damages for and limit of any liability will be diminution of property value at the time of the report.

24. This contract is governed by English Law and the parties hereto hereby submit to the exclusive jurisdiction of the English courts.

25. These terms and conditions may be varied by Paul Jackson FRICS on written notice to the Customer at its address shown on the Order Form.

ADDENDUM A GENERAL BINDING RULES FOR SEPTIC TANK

Septic Tanks

Septic tanks have to occasionally be emptied usually between 6 months and 2 years. Your legal advisor should enquire as to when the septic tank was last emptied. (See Section I3). New septic tank rules came into force on 1st January 2015 stating that if the liquid septic effluent discharges to a surface water ditch, stream, river etc. then the septic tank must be replaced or upgraded to a full sewage treatment plant by 1st January 2020 or when the property is sold, if it is before this date. It was not clear where the liquid septic effluent discharges (See Section I3). If the vendor cannot provide this information you should ask the vendor to instruct an appropriately qualified British Water service engineer to inspect the system and advise prior to exchange of contracts. Sceptic tanks have al limited life span and depending upon the age, the system may need to be upgraded, the cost of which could be considerable. NB: The septic tanks covers were not screwed shut as per current safety requirements. This is a safety hazard. Legal Section - Septic As per the New Septic Tank Regulations under the general binding rules (January 2015), the seller must provide a full description of the septic tank and drainage field, the location of the septic tank and drainage field, details of any changes, details of maintenance and record of maintenance. Please obtain this information and advise purchaser.

ADDENDUM B GENERAL GUIDELINES FOR OIL FIRED CENTRAL HEATING & STORAGE CYLINDERS

Oil The property has two domestic oil fuel storage tanks, one supplying the main house and one supplying the annexe. They are situated at the rear of the property and to the front of the annexe. The tanks are plastic bunded (a tank with a second skin) tanks. Trees, foliage and timber storage are too close to the tanks and there should be a minimum of 600mm clearance around the tanks. There is no adequate base for the tanks. This should be constructed of concrete or paving and extend by 300mm beyond all sides of the tank. The pipework from the tank at the rear is exposed and runs under the lip of the paving steps to the conservatory. This is a hazard due to the risk of damage and subsequent oil spillage. Much of the pipework installation is concealed and inspection was limited to the visible parts. No testing was undertaken. There was no evidence of a recent test of the system, this is a safety hazard (See Section J3). You should ask an appropriately qualified OFTEC engineer to inspect the tanks and installation prior to exchange of contracts.

ADDENDUM C PHOTOGRAPHS EMAILED SEPARATELY

HBS- V.1 TEMPLATE · 2020. 8. 21. · Paul Jackson FRICS, “Rockmount”, Dark Lane, Kinver, South...

Documents

Transcript of HBS- V.1 TEMPLATE · 2020. 8. 21. · Paul Jackson FRICS, “Rockmount”, Dark Lane, Kinver, South...