PA R T 1 . SINGLE SURVEY - Gibson Estate Agents

SINGLESURVEY

A report on the condition of the property, with categories being rated from 1 to 3.

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P A R T 1 .

Single Survey

Survey report on:

Customer Dr R & Mr S Miller

Customer address 3a St. Ronan's TerraceInnerleithenEH44 6RB

Date of Inspection 10/10/2017

Prepared by Kevin Hughes, MRICSPeebles - Allied Surveyors Scotland Plc

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1. INFORMATION AND SCOPE OF INSPECTION

This section tells you about the type, accommodation, neighbourhood, age andconstruction of the property. It also tells you about the extent of the inspection andhighlights anything that the Surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property withoutmoving any obstructions and externally from ground level within the site and adjoiningpublic areas. Any references to left or right in a description of the exterior of the propertyrefer to the view of someone standing facing that part of the property from the outside.

The inspection is carried out without causing damage to the building or its contents andwithout endangering the occupiers or the Surveyor. Heavy furniture, stored items andinsulation are not moved. Unless identified in the report the Surveyor will assume that noharmful or hazardous materials or techniques have been used in the construction. Thepresence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and otherleisure facilities will not be inspected or reported on.

Description The property is a one and half storey detached house.

Accommodation The accommodation comprises:

GROUND FLOOR:Entrance VestibuleHallLoungeKitchen / Dining RoomUtility RoomBoot RoomWC CompartmentTwo BedroomsBathroom with additional shower cubicle and WCStudy / Bedroom 5

FIRST FLOOR:LandingMaster Bedroom with en-suite Shower Room with WDressing RoomOne additional Bedroom

Gross internal floorarea (m2)

The gross internal floor area is approximately 241m2.

Neighbourhood andlocation

The property is situated within a private residential area, withall usual town centre facilities available within easy reach ofthe dwelling.

Age The property was constructed around 1999.

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Weather At the time of inspection it was overcast but dry, following aperiod of mixed weather. The report should be read incontext of these weather conditions.

Chimney stacks There are no chimney stacks.

Roofing including roofspace

The roof is pitched and concrete tiled, over a timberframework.

Access to the roof spaces was gained through hatches inthe boot room and the first floor landing. The roof spaceareas were found to be insulated, with the exception of thearea directly above the garage.

There is a hatch into a section of eaves at the rear of theproperty, although this was not inspected as the hatch wasscrewed shut at the time of inspection.Sloping roofs were visually inspected with the aid of binocularswhere required.

Flat roofs were visually inspected from vantage points within theproperty and where safe and reasonable to do so from a 3m ladderexternally.

Roof spaces were visually inspected and were entered where therewas safe and reasonable access, normally defined as being from a3m ladder within the property. If this is not possible, then physicalaccess to the roof space may be taken by other means if theSurveyor deems it safe and reasonable to do so.

Rainwater fittings The gutters and downpipes are of a PVC type.Visually inspected with the aid of binoculars where required.

Main walls The main walls of the property are of timber framedconstruction, with a masonry and rendered outer leaf, withpartial reconstituted stone facings.Visually inspected with the aid of binoculars where required.Foundations and concealed parts were not exposed or inspected.

Windows, externaldoors and joinery

The windows are double glazed in timber and PVC frames.

There are timber and glazed external doors, along withdouble glazed patio doors.

There are timber fascia boards and soffits.Internal and external doors were opened and closed where keys wereavailable.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

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External decorations There are painted finishes to the external timbers, to thefascia boards, soffits, windows and doors.Visually inspected.

Conservatories /porches

There are no conservatories or porches.

Communal areas There are no communal areas.

Garages andpermanentoutbuildings

There is an integral single car garage. There is analuminium framed greenhouse and a large timber store.Visually inspected.

Outside areas andboundaries

There are areas of garden ground surrounding the property,bounded by timber fencing, post and wire fencing andhedges. There are also brick and rendered retaining walls.Visually inspected.

Ceilings The ceilings are finished in plasterboard.Visually inspected from floor level.

Internal walls The internal walls are of a stud partition type, finished inplasterboard.Visually inspected from floor level.

Using a moisture meter, walls were randomly tested for dampnesswhere considered appropriate.

Floors including subfloors

The flooring is of suspended timber construction.

Access to the flooring was limited due to the presence offitted floor coverings throughout.

No sub floor inspection was possible, as there was noreadily accessible hatch noted into this area.Surfaces of exposed floors were visually inspected. No carpets orfloor coverings were lifted.

Internal joinery andkitchen fittings

The internal doors are of a timber panelled type.

There is a timber staircase linking ground and first floors andthere are also a number of small internal steps.

The kitchen and utility room are provided with fitted wall andbase units.Built-in cupboards were looked into but no stored items were moved.

Kitchen units were visually inspected excluding appliances.

Chimney breasts andfireplaces

There is a gas fire within the lounge, served by a balancedflue, fitted to a decorative timber and marble fireplace.

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Visually inspected. No testing of the flues or fittings was carried out.

Internal decorations The property is decorated in painted and papered finishes.There are tiled areas within the kitchen, WC and en-suiteshower room.Visually inspected.

Cellars There are no cellars.

Electricity There is a mains supply of electricity. The electricity meter islocated within an external meter box at the side of thehouse.

There is an additional electricity meter, connected to thephotovoltaic cells, within the side hall. The fusebox, whichcontains mini circuit breakers, is located within the cupboardat the boot room.

Photovoltaic cells are present on the rear roof slope, whichgenerate electricity and provide an annual income, in theform of a feed in tariff for the property.Accessible parts of the wiring were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently and meetmodern standards. If any services are turned off, the Surveyor willstate that in the report and will not turn them on.

Gas There is a mains gas supply to the property. The gas meteris located within an external meter box.Accessible parts of the system were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently and meetmodern standards. If any services are turned off, the Surveyor willstate that in the report and will not turn them on.

Water, plumbing andbathroom fittings

There is a mains water supply to the property. The pipework,where visible, was found to be a mixture of PVC and coppertypes.

There is a plastic cold water tank within the roof space.

The sanitary fittings comprise a mixture of ceramic andacrylic types.Visual inspection of the accessible pipework, water tanks, cylindersand fittings without removing any insulation.

No tests whatsoever were carried out to the system or appliances.

Heating and hot water The property has the benefit of a gas fired central heatingsystem with radiators, provided by a Worcester Bosch

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Highflow 400 boiler. This is a combination boiler which alsosupplies hot water, on demand, to the property. Additionalheating is provided by the gas fire within the lounge.Accessible parts of the system were visually inspected apart fromcommunal systems, which were not inspected.


Drainage Drainage is understood to be connected to the main publicsewer.Drainage covers etc were not lifted.

Neither drains nor drainage systems were tested.

Fire, smoke and burglaralarms

Smoke alarms are provided within the entrance hall, utilityroom and landing.Visually inspected.


Any additional limits toinspection

The property was occupied at the time of inspection, withfitted floor coverings in place.An inspection for Japanese Knotweed was not carried out. This is aplant which is subject to control regulation, is considered to beinvasive and one which can render a property unsuitable for somemortgage lenders. It is therefore assumed that there is no JapaneseKnotweed within the boundaries of the property or its neighbouringproperty. Identification of Japanese Knotweed is best undertaken bya specialist contractor. If it exists removal must be undertaken in acontrolled manner by specialist contractors. This can prove to beexpensive.

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2. CONDITIONThis section identifies problems and tells you about the urgency of any repairs by usingone of the following 3 categories:

Category 3 Category 2 Category 1

Urgent repairs or replacement are needednow. Failure to deal with them may causeproblems to other parts of the property orcause a safety hazard. Estimates forrepairs or replacement are needed now.

Repairs or replacementrequiring future attention,but estimates are stilladvised.

No immediateaction or repairis needed.

Structural movement

Repair category:

Notes: There was no evidence of any significant structural movementnoted at the time of inspection.

Dampness, rot and infestation

Repair category:

Notes: Readings were taken with a moisture meter at appropriate areaswithin the property and all readings taken were found to be withinan acceptable range.

There is some evidence of light condensation staining on thesarking boards within the roof space.

There was no visual evidence of timber decay or infestation.

Chimney stacks

Repair category:

Notes: There are no chimney stacks.

Roofing including roof space

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Repairs or replacementrequiring futureattention, but estimatesare still advised.


Repair category:

Notes: No significant defects were noted.

As stated above, some light condensation staining was noted to thesarking boards.

Rainwater fittings

Repair category:

Notes: Several of the couplings between the downpipes and drain pipes atthe rear were found to be loose.

Main walls

Repair category:


Windows, external doors and joinery

Repair category:

Notes: There are indications that some of the double glazed units withinthe property have failed, resulting in moisture becoming trappedbetween the panes of glass.

Some softening of joinery timbers was also noted, with degradationalso evident to the mastic pointing.

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External decorations

Repair category:

Notes: Flaking was evident to the external paintwork, particularly at thefascia boards.

Conservatories / porches

Repair category:

Notes: There are no conservatories or porches.

Communal areas

Repair category:

Notes: There are no communal areas.

Garages and permanent outbuildings

Repair category:


Outside areas and boundaries

Repair category:

Some deterioration was noted to the external timbers at the

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Notes: boundary fencing.

Rotted timbers were noted tohe handrail at the rear of the diningroom.

Loose coping was noted to the masonry wall adjacent to theparking area. Cracked render was also evident to this wall.

Ceilings

Repair category:

Notes: Some plaster cracking was noted at the ceiling joints.

Internal walls

Repair category:


Floors including sub-floors

Repair category:

Notes: No visible defects were noted.

Internal joinery and kitchen fittings

Repair category:

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Chimney breasts and fireplaces

Repair category:


Internal decorations

Repair category:


Cellars

Repair category:

Notes: There are no cellars.

Electricity

Repair category:


The trade bodies governing electrical installations currently advisethat these should be tested prior to a change of occupancy and,thereafter, at least once every five years, by a competent

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Electrician.

Gas

Repair category:


The trade bodies governing gas installations currently advise thatthese should be tested prior to a change of occupancy and,thereafter, at least once per year, by a Gas Safe RegisteredContractor.

Water, plumbing and bathroom fittings

Repair category:

Notes: An overflow pipe from the WC at ground floor level was noted to bedripping externally.

Heating and hot water

Repair category:


It has been assumed that the heating installation has beenregularly serviced and that recent service history records will bemade available.

Drainage

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Repair category:


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Set out below is a summary of the condition of the property which is provided for reference only.You should refer to the comments above for detailed information

Structural movement 1Dampness, rot and infestation 1Chimney stacksRoofing including roof space 1Rainwater fittings 1Main walls 1Windows, external doors and joinery 2External decorations 2Conservatories / porchesCommunal areasGarages and permanent outbuildings 1Outside areas and boundaries 2Ceilings 1Internal walls 1Floors including sub-floors 1Internal joinery and kitchen fittings 1Chimney breasts and fireplaces 1Internal decorations 1CellarsElectricity 1Gas 1Water, plumbing and bathroom fittings 1Heating and hot water 1Drainage 1

RememberThe cost of repairs may influence the amount someone is prepared to pay for the property. Werecommend that relevant estimates and reports are obtained in your own name.

WarningIf left unattended, even for a relatively short period, Category 2 repairs can rapidly develop intomore serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have anadverse effect on marketability, value and the sale price ultimately achieved for the property. Thisis particularly true during slow market conditions where the effect can be considerable.

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3. ACCESSIBILITY INFORMATION

Guidance Notes on Accessibility Information

Three steps or fewer to a main entrance door of the property: In flatted developmentsthe 'main entrance' would be the flat's own entrance door, not the external door to thecommunal stair. The 'three steps or fewer' are counted from external ground level to theflat's entrance door. Where a lift is present, the count is based on the number of stepsclimbed when using the lift.

Unrestricted parking within 25 metres: For this purpose, 'Unrestricted parking' includesparking available by means of a parking permit. Restricted parking includes parking that issubject to parking restrictions, as indicated by the presence of solid yellow, red or whitelines at the edge of the road or by a parking control sign, parking meters or othercoinoperated machines.

1. Which floor(s) is the living accommodation on? Ground and first

2. Are there three steps or fewer to a main entrance door of theproperty? [ ]YES [x]NO

3. Is there a lift to the main entrance door of the property? [ ]YES [x]NO

4. Are all door openings greater than 750mm? [ ]YES [x]NO

5. Is there a toilet on the same level as the living room andkitchen? [ ]YES [x]NO

6. Is there a toilet on the same level as a bedroom? [x]YES [ ]NO

7. Are all rooms on the same level with no internal steps orstairs? [ ]YES [x]NO

8. Is there unrestricted parking within 25 metres of an entrancedoor to the building? [x]YES [ ]NO

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4. VALUATION AND CONVEYANCER ISSUES

This section highlights information that should be checked with a solicitor or licensedconveyancer. It also gives an opinion of market value and an estimated re-instatementcost for insurance purposes.

Matters for a solicitor or licensed conveyancer

Photovoltaic cells have been added to the roof, in order to provide electricity generation.Details of the installation should be obtained by the Conveyancer, to confirm that thefeed in tariff will be passed on to any prospective purchaser. The valuation assumes thatthe installation is owned outright.

The window to one of the first floor bedrooms is of a type which would not normallycomply with current Building Regulations, although it is understood that this wasapproved by the Local Authority. The Conveyancer should ascertain if this was verifiedin writing and obtain the appropriate documentation.

Estimated re-instatement cost (£) for insurance purposes

The estimated reinstatement cost for insurance purposes is £400,000 ( Four HundredThousand Pounds Sterling).This figure is an opinion of an appropriate sum for which the property and substantialoutbuildings should be insured against total destruction, on a reinstatement basis,assuming reconstruction of the property in its existing design and materials. Finishingsand fittings have not been included. No allowance has been included for inflation duringthe insurance period or during reconstruction and no allowance has been made for VAT,other than on professional fees. Further discussions with your insurers are advised. Thefigure should be reviewed annually and in light of any future alterations or additions.

Valuation (£) and market comments

The market value of the property described in this report is £375,000 (Three Hundredand Seventy Five Thousand Pounds Sterling)This figure assumes vacant possession and that the property is unaffected by anyadverse planning proposals, onerous burdens, title restrictions or servitude rights.

Report author: Kevin Hughes, MRICS

Company name: Peebles - Allied Surveyors Scotland Plc

Address: Unit2, Silverbirch StudiosCavalry ParkPeeblesEH45 9BU

Electronically Signed: 103237-58FD6A5D-FCDD

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Signed:

Date of report: 12/10/2017

PA R T 1 . SINGLE SURVEY - Gibson Estate Agents

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