BUILDING SURVEY THE SURVEY THE SURVEY - Boxall, … Survey.pdf · THE SURVEY THE SURVEY - 2 - ... flat roof covering is finished in felt. ... mastic sealant and re-clipped to maintain

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THE SURVEY THE SURVEY

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A INFORMATION

A1 Name and Address of

Client

A2 Address of property

A3 Council tax band or

rating assessment as

applicable (Verbal

enquiry only)

We understand from a verbal enquiry with Council that this property is in Council Tax Band G.

A4 Date of inspection 18 September 2013

A5 Weather Sunny and generally dry with intermittent light showers.

A6 Limits to inspection

(Including extent to

which the property was

furnished and/or the

floors were covered)

We have not inspected any parts of the property which were covered, unexposed or inaccessible and cannot therefore guarantee those parts to be free from defect. No services were tested. The property was fully furnished and occupied with floor coverings in place throughout. Our inspection was carried out from a ground level position.

A7 Tenure We are informed the property is Freehold. Your Legal Adviser should verify.

A8 Apparent tenancies

(If any, details and

rent(s) )

None apparent. We understand the property is to be sold with the benefit of vacant possession.

B GENERAL

DESCRIPTION OF

PROPERTY

B1 Description of property The property comprises a two storey extended detached family residence.

B2 Accommodation Ground Floor:- Reception hall, sitting room with study area off, breakfast kitchen, dining room, snug, drawing room, conservatory, utility room, rear hall, cloakroom and boiler/service room.

First Floor:- Master bedroom suite with dressing room and en-suite bathroom, galleried landing, two further double bedrooms, fourth bedroom with en-suite bathroom and en-suite changing area, master bathroom with built in store cupboard.

Externally:- The property stands in mature grounds with well cultivated gardens within close proximity of the house. According to the agents sales particulars we understand that the property stands in grounds of approximately 18 acres and being surrounded by hills. The property is very privately located. Running through the grounds are a number of spring fed streams and ponds which eventually discharge into the nearby river Churnet.

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B3 Outbuildings and

parking

There is a large detached steel portal frame barn with store rooms off (stables) with first floor mezzanine store over. Ample on site car parking for a large number of vehicles. The property stands in grounds, we are informed by the selling agents, of approximately 18 acres.

B4 Approximate age

(including date if

available of extensions

and conversions where

applicable)

We believe that the original property was built around 1850 and extended during 1970 to 1975 and again in 2004.

B5 Location and amenities The property is quietly situated along a private road towards the outskirts of the village of Alton. Alton is a very popular and sought after village which is within 4 miles of Cheadle, 9 miles from Uttoxeter, 15 miles from Stoke on Trent, 20 miles from Stafford, 50 miles from Birmingham and 20 miles from Derby. There are limited village facilities in nearby Alton village centre, although better facilities can be found in nearby Cheadle which is approximately 4 miles driving distance away. The property is situated in what is considered to be a wholly rural retreat.

B6 Summary of

construction (Some

buildings may not

comply with the

requirements for

today's new buildings,

and could include

harmful or hazardous

materials. This report

will include details of

such materials where

their use is apparent

from the visual

inspection but with

certain types of

buildings it may be

impossible to confirm

the details of

construction).

The property has been constructed in three differing era’s. The original structure we believe was built around 1850 and is constructed in solid sandstone block walls, below a pitched Staffordshire blue clay tile clad roof. The 1970’s extension we believe is constructed in cavity brick walls with an external skin finished in facing brickwork and an internal skin believed finished in concrete thermal block work. The roof is pitched and over clad in Staffordshire blue clay tiles with a flat felt roof section to the rear elevation. The more modern extension has again been finished in cavity brick walls (internal wall surfaces are dry-lined) below a pitched Staffordshire blue clay tile clad roof.

C EXTERNAL

CONDITION

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C1 Chimney stacks and

boiler flues (including

associated flashings,

etc.)

There are six chimney stacks in total. Each of the stacks was inspected from ground level using binoculars. All of the chimney stacks are finished in brick and all lead flashings generally appeared to be in fair repair with no major defects noted. The stacks are surmounted by clay pots. We would, however, advise that the third chimney stack (when counting from the left) requires some minor re-pointing. The fourth chimney stack is leaning slightly. The sixth chimney stack which was viewed from the rear elevation revealed some shaling brickwork and these bricks will eventually require to be chopped out and replaced.

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C2 Roofs (including

valleys, flashings and

soakers)

The principal roof to the property is pitched and clad with Staffordshire blue clay tiles. The roof could be split into three sections, left-hand, middle and right-hand sections as the property is of differing ages. It is fair to say that the main roof slopes are considered to be in typical repair for a property of this age. A large number of the tiles are reclaimed and are of some age. We feel, no doubt, that the tiles have been mixed with varying differing batches with the more modern sections still over clad with an old type tile which has no doubt been installed to match the existing tiles. As an overview a small number of chipped and broken tiles were noted to both front and rear elevations. The owner is aware of this and we are informed by her that usually in October of every year since she has been in occupation a local roofing contractor is called to the property to carry out replacement of all chipped and broken tiles. Apparently within the grounds of the property there are a large number of stored tiles which are retrieved for this purpose. The flashing has fallen away from the left-hand dormer window and requires to be properly reinstated. We are of the opinion that as the tiles are brittle (due to their age) there will certainly be constant and ongoing maintenance of the tiles during future years, although we feel bound to state that this is not uncommon for a tile of this age. Particularly evident from the rear elevation and viewed from the higher ground at the rear with binoculars there is a flat roofed area. It would appear that this flat roof covering is finished in felt. The felt is not, however, over clad with reflective paint or spar chippings which helps reflect sunlight, dissipate rainwater to prolong the life of the felt. We therefore advise that this work is carried out. One small area was noted where water was ponding, although this in itself is not a major defect. Please be aware that felt usually has, if properly maintained, a life of up to ten years and future re-cladding must therefore be budgeted for. We are of the opinion, however, that this will not be particularly expensive as it is not a very large roof area. Please be aware also that felt can fail suddenly and without warning which is why constant and ongoing maintenance will be required. As at the date of inspection the roof was watertight and there were no signs of any moisture ingress to internal ceiling surfaces. We would, however, refer you to later comments particularly referring to Section D Internal Condition Galleried Landing area.

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C3 Rainwater goods

(including parapet

gutters)

Both front and rear elevation rainwater goods are finished in upvc sections with some areas laid on rise and fall brackets. The rainwater gutters have in our opinion been replaced at some stage in the recent past. We noted some slight staining at joint work to both and front and rear elevations which can be an indicator that the rainwater gutters may leak during periods of heavy rainfall. We therefore advise that during inclement weather an external inspection is undertaken just to confirm that rainwater goods are watertight. If leaks are occurring then we would advise that the joints are un-clipped, sealed with a mastic sealant and re-clipped to maintain their watertightness. Please be aware that this is an important maintenance issue.

C4 Main walls and damp

proof course

(The foundations, cavity

wall ties or other

concealed structural

elements have not been

exposed for examination

and therefore not all

defects can be fully

diagnosed. The

adequacy of sub-floor

ventilation is assessed

only from the visible

exterior surfaces).

Main walls to the property are finished in three distinct types. The older sections of the property are finished in believed solid sandstone block work with one or two gritstones noted. The rear elevation is finished in believed 9” (270mm) solid brickwork. The 1975 built extension to the front right-hand section is believed finished in cavity brick walls with an external skin finished in facing brickwork and an internal skin believed finished in concrete thermal block work. The extension completed in or around 2004 to the property’s principal left-hand elevation is again finished in cavity brickwork with the inclusion of reclaimed quoins which we believe are of gritstone finish. Parts of the rear elevation walls to the original property are rendered down to ground level. This render is in poor repair and ideally should be hacked back to a minimum of 150mm above external ground level to prevent bridging of the damp proof course (if any). Joint work between the various extensions is either butt jointed or finished in block tooth bonding. This is considered satisfactory. Generally wall surfaces for a property of this age were considered to be in reasonable repair and in typical condition. This comment applies to all types of external wall finish. Slight lateral thrust was noted to the front elevation original section of the sandstone block work, although we consider that this is very old movement and there were no signs of any current or ongoing movement as at the date of inspection. The lower wall surfaces to the right-hand section (1975 built era) require some re-pointing as open joint work was noted. The property has a mixture of damp proof courses and where evident we noted bituminous felt to part original and 1975 built sections with visqueen installed to the more modern extension. Particularly evident to the stone walls we note that the stones have been physically cut to enable felt to be installed. This is sometimes known as a Discovac system.

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We would, however, point out and as revealed later in this report that areas of rising and penetrating dampness were noted to some internal walls particularly evident to the original sections of the property (1850’s). Readings taken with our electronic moisture meter were considered to be excessive indicating that some of the damp proof courses are now no longer entirely effective. Some air bricks were noted to have been installed to the more modern extension to lower wall surfaces, the reasons for which are not readily apparent and we therefore make no further comment. As an overview external wall surfaces were generally considered to be in reasonable repair. There is no sign of any structural or ongoing movement as at the date of inspection other than the minor and historic movement noted to the front elevation of the original property.

C5 Windows, doors and

joinery

All windows to front, side and rear elevations are finished in upvc units which are now considered to be of some age, although are functioning perfectly well. We feel bound to state at this stage that the windows in our opinion detract from the overall aesthetic appeal of the property. Consideration could be given to replacing the upvc units with say timber windows which we feel will be more aesthetically pleasing than upvc units, although again we would point out that this will involve greater future maintenance liability as regular redecoration will be required. This is a matter of personal choice and we will not make any further comment in this respect, but nevertheless bring this to your attention. Some loose soffits were noted to the rear elevation, this is to the 1975 section of the property and these require to be properly reinstated and secured. The front elevation timber doors generally appeared to be in reasonable repair and both doors opened and closed quite freely. You will note that the property has a timber conservatory, although we would point out that the conservatory requires redecoration and we also note that some of the timbers are now starting to suffer from wet rot attack. Currently timbers which are affected are localised and somewhat isolated in nature. However, immediate repairs will be required to prevent the spread of the rot attack. We would advise that a local joiner is called to the property to carry out splicing and repair as found to be necessary. Please also see C6 below.

C6 External decoration Generally considered satisfactory with the exception of the decoration to the conservatory which now requires to be carried out. Some of the conservatory timbers are now showing signs of rot attack and repairs will be required prior to redecoration.

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C7 Garage(s) and

outbuilding(s)

(Comment is restricted

to important defects

likely to have a material

affect on value.

Inspection of leisure

facilities, etc., is

excluded)

There is one steel portal frame light industrial unit which has been converted internally to provide stabling/storage rooms with first floor mezzanine storage over. The in-fill walls are of cavity construction and are finished in part mock stone with a concrete thermal block inner skin surmounted by plastic coated vertically clad external sheets below a pitched corrugated sheet clad roof. The external finish of the roof could not be ascertained from ground level position and indeed internally the sheeting is insulated. The building was, however, wind and watertight at the date of inspection. There are a number of small timber outbuildings including summer houses, greenhouse etc dotted around the property all within a short walking distance of the main house. These structures were again generally considered to be in typical repair, although we would point out that rather advance wet rot attack was noted to the doors and frame of the greenhouse which will require substantial repair/replacement. You will also be aware that there is a very large pond within the grounds of the property and this can be an extreme danger if young children are present, although we make no further comment in this respect but nevertheless bring this to your attention.

C8 The Site (Only

significant visible

defects in boundary

fences, walls, paths and

drives are reported.

Reference to potential

hazards such as

flooding and tree roots

is included where these

are readily apparent.)

During our inspection of the property we confined our inspection to land immediately adjoining the subject property and woodland and fields etc were not inspected as this is not covered under the terms of a building survey which only addresses problems and issues with structures. We also note that there is a watercourse running through the property, although when questioned the owners have confirmed that there have never been any problems regarding flooding etc. When questioned the owners confirmed that there have never been any problems regarding flooding. This watercourse eventually discharges into the nearby river Churnet. The driveway and ménage is generally considered to be in good repair. We would, however, advise that there are a large number of loose coping stones to the front elevation wall (front driveway). These require to be properly re-set and bedded. To the rear of the property you will no doubt be aware that there is a small stone outbuilding which currently houses two donkeys. This was considered to be in rather basic repair and if not in typical condition. It would appear, however, that the roof has been re-clad. The donkey compound is over clad with concrete and is supported by a small retaining wall which is in poor repair and has deflected quite considerably. In our opinion this requires to be taken down and re-built. The floor of the compound is also in poor condition and again should be broken up and properly re-covered in concrete.

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C9 Drainage When questioned, the owners have confirmed that drainage is to a private septic tank. The septic tank has recently been emptied and the owner has confirmed that substantial repair work has been carried out to the herringbone soakaway drainage system which we understand and according to the owners has been replaced/repaired as necessary. We obviously cannot comment upon this item further, although nevertheless bring this to your attention. Please be aware that depending upon the usage of the property and indeed the amount of people which occupy the property this may increase or decrease the emptying of the septic tank on an annual basis. We therefore will make no further comment in this respect.

D INTERNAL

CONDITION SCHEDULE OF ACCOMMODATION

Room:

Conservatory

Ceiling: Finished in sealed unit double glazed panels.

Floor: Solid and over clad with tiles.

Wall: Finished in painted plaster. All lower wall surfaces tested with an electronic moisture meter readings were found to be within acceptable limits.

Other: Built-in solid fuel stove into the wall. We understand from the owner that this stove will only burn timber. One window pen sealed unit blown and requires replacement. Gutters require cleaning out and leaks noted at joint work. Repairs are required.

Room:

Sitting room/Study

Ceiling: Finished in painted plaster. Generally considered to be in good condition.

Floor: Solid and over clad with carpets with concrete flooring noted below.

Wall: Finished in part timber panelling. Generally considered to be in good condition. All lower wall surfaces tested with an electronic moisture meter readings were found to be within acceptable limits.

Other: None.

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Room:

Hallway

Ceiling: Finished in painted plaster. Considered in good repair.

Floor: Solid and finished in ceramic tiles. Generally considered to be in fair repair.

Wall: Finished in part timber panelling and part wallpapering. Generally considered to be in fair repair. All lower wall surfaces tested with an electronic moisture meter readings were found to be within acceptable limits.

Other: None.

Room:

Boiler room (store

room)

Ceiling: Plastered. In basic repair.

Floor: Solid and over clad with concrete.

Wall: Bare plaster with numerous electrical fittings installed. All lower wall surfaces tested with an electronic moisture meter, readings were found to be within acceptable limits.

Other: None.

Room:

Dining kitchen

Ceiling: Finished in painted plaster. Considered to be in fair repair.

Floor: Solid and over clad with ceramic tiles.

Wall: Mainly finished in painted plaster. Lower wall surfaces tested for rising dampness. Readings noted to be excessive to the main wall of the original house.

Other: Range of good quality fitted wall and floor units with no major defects evident.

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Room:

Walk-in Pantry (store

room one)

Ceiling: Painted plaster and generally considered to be in fair repair.

Floor: Solid and over clad with tiles. Generally considered to be in fair repair.

Wall: Finished in painted plaster. Lower wall surfaces tested with an electronic moisture meter. High levels of dampness detected (original structure).

Other: None.

Room:

Utility room

Ceiling: Finished in painted plaster. Considered to be in good repair.

Floor: Solid and over clad with tiles. Considered to be in good repair.

Wall: Finished in painted plaster. Considered to be in good repair.

Other: Good quality fitted matching kitchen units.

Room:

Dining room

Ceiling: Finished in painted plaster. Some slight staining evident believed due to past roof leaks. The ceiling was tested (off the galleried landing) with an electronic moisture and all readings were found to be dry as at the date of inspection.

Floor: Solid and over clad with carpet. Generally considered to be in fair repair.

Wall: Papered. All lower wall surfaces were tested with an electronic moisture meter and rising dampness discovered (original structure).

Other: There is a solid fuel stove which we understand is currently in use.

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Room:

Reception Hall/Snug

Ceiling: Mock beams evident. Generally considered to be in fair repair.

Floor: Solid. Generally considered to be in fair repair. Slight dampness noted adjacent the front door where we believe there is slight moisture ingress passing below the door frame/threshold strip of the door.

Wall: Papered. Lower wall surfaces were tested with an electronic moisture meter and rising dampness detected (original structure).

Other: Solid fuel stove. Generally considered to be in reasonable repair. The owners have confirmed that this fire has been in recent use. Rising dampness detected with our electronic moisture meter. Woodworm infestation evident to skirting boards, suspected weevil infestation.

Room:

Drawing room

Ceiling: Beamed. Finished in painted plaster and considered to be in fair repair.

Floor: Solid and over clad with concrete. Some minor perimeter crumbling concrete evident adjacent the front elevation wall possibly due to poor compaction of hardcore when the extension was built. No further recommendations made.

Wall: Papered. Generally considered to be in fair repair. All lower wall surfaces tested with an electronic moisture meter and readings found to be within acceptable limits. Slight readings of dampness evident on wall abutting the sitting room/snug (original parts of the structure).

Other: There is an open fire which has been burning all types of solid fuel with a stone fireplace surround.

Room:

Rear Hall/Cloakroom

Ceiling: Finished in painted plaster. Generally considered to be in fair repair.

Floor: Solid. Considered to be in fair repair.

Wall: Finished in paper. Areas of rising dampness noted to lower wall surfaces (original structure).

Other: There are glass panel doors which can be a danger if young children are present. It is not known whether the glass is toughened or armoured and further investigation is advised. The wc suite was generally considered to be in good repair with no major defects evident. We noted what appeared to be a stop tap to the right-hand of the wc. When questioned, the owner was unaware of this and was not sure of its operation. Please see later in this report.

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Room:

Master Bedroom Suite

Ceiling: Finished in painted plaster. Generally considered to be in fair repair.

Floor: Finished in timber tongue and groove boarding. Some squeaky floorboards evident.

Wall: Papered with dry lining evident. Dry lining takes the form of affixing plasterboard panels onto battens and or plaster dabs which effectively creates a second cavity and can increase the property’s thermal efficiency.

Other: None.

Room:

Dressing Room


Floor: Suspended timber construction (timber tongue and groove boarding). Considered to be in good repair.

Wall: Finished in paper. Generally considered to be in fair repair.

Other: None.

Room:

En-suite Bathroom


Floor: Over clad with tiling. Considered to be in good repair.

Wall: Over clad with tiling. Considered to be in good repair.

Other: Good quality fitted bathroom suite. Generally considered to be in good repair with no major defects evident.

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Room:

Rear landing area

Ceiling: Finished in painted plaster. Large timber beams evident. Woodworm infestation noted to timbers, although the woodworm is now inactive and there were no signs of any current activity as at the date of inspection. Some stains were noted to the ceiling (see dining room). These were tested with an electronic moisture meter and were found to be dry at the date of inspection.

Floor: Finished in suspended timber. No major defects evident.

Wall: Finished in paper. Generally considered in fair repair.

Other: There is a cracked window pane which requires replacement.

Room:

Front Bedroom two

Ceiling: Finished in painted plaster with timber beams. Generally considered to be in fair repair.

Floor: Finished in suspended timber construction. Apart from one or two squeaky floorboards no major defects were noted.

Wall: Finished in painted plaster. Considered to be in fair repair.

Other: None.

Room:

Master Bathroom


Floor: Over clad with ceramic tiles. Generally considered to be in good repair.

Wall: Half tiled and half painted plaster. Generally considered to be in good repair.

Other: This is a good quality fitted bathroom suite and no major defects were evident as at the date of inspection.

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Room:

Bedroom Three


Floor: Finished in suspended timber construction. No major defects evident.

Wall: Papered. Considered to be in fair repair.

Other: Good quality built in wardrobes with no major defects evident.

Room:

Bedroom Four


Floor: Finished in suspended timber construction. Considered to be in fair repair.

Wall: Finished in paper. Considered to be in good repair.

Other: None.

Room:

En-suite


Floor: Over clad with tiling. Generally considered to be in good repair.

Wall: Finished in painted plaster. Considered to be in good repair.

Other: The door giving access to the en-suite requires easing and adjusting. There is an en-suite changing room with good quality fitted wardrobes and generally considered to be in good repair with no major defects evident. Bathroom suite considered in good repair. No major defects evident.

Room:

Airing Cupboard

Other: With fitted insulated hot water cylinder. The door require easing and adjusting as it does not close properly.

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D1 Roof spaces

(See paragraph C2. It

should be noted that the

inspection of the roof

space is confined to

details of design and

basic construction.

Individual timbers have

not been examined for

defects although where

defects have been

observed as part of the

general examination,

such defects are noted

in this report.)

There are four roof voids, each of which have been viewed with the larger roof void being able to be entered due to clearance. The first void was inspected over the master bedroom (to the right-hand 1975 structure). This revealed a typical rafter timber sub-structure with roof tiles having been under felted. We noted approximately 270mm (10”) of insulation which is generally in line with current regulations for insulation of roof void areas. Some droppings were noted which we believe is possibly due to mice infestation, although there were no signs of any current activity as at the date of inspection.

1. The second roof void was inspection from the hatchway and no access could be gained due to clearance. This revealed a typical rafter timber sub-structure. Again we noted approximately 270mm (10”) of insulation which has been installed, although this has been rather haphazardly laid. We also note what appears to be original plaster in between the rafters which could be the original bedroom ceilings of the property. Some woodworm infestation were noted to some of the timbers. This is generally considered to be a light scattering and we believe it is of the common furniture beetle variety (Anobium Punctatum). Further droppings were also noted on the roof void floor (on top of the insulation) which again could be attributable to mice infestation. There is also the possibility of bats being present, although none were noted to be roosting where we were able to view the roof void areas.

2. The third roof void was inspected from the hatchway and this again revealed a typical rafter timber sub-structure with foil backed insulation noted to have been installed in between the rafters. Some of the panels have fallen off and require to be reinstated. There is no insulation to the roof void floor which is generally considered to be inadequate. We also noted some electrical switch gear and when questioned the owners could not confirm what this switch gear operates and we therefore make no further comment but nevertheless bring this to your attention. Woodworm infestation was noted to the timbers and we refer to aforementioned comments. The fourth roof void (the main hatchway over the landing area) extends over the original sections of the property. This revealed a typical purlin and rafter timber sub-structure. Active woodworm infestation were noted and in particular the ridge rafter has been somewhat badly affected and will require part replacement. Tiles have been under felted, although we note minimal installation (6” which is considered inadequate) has been installed to the roof void floor and this should be increased to a minimum depth of 270mm (10”). We also noted a large wasps nest which did not appear to be active, although we advise that this is removed. As an overview the timbers within the roof void are generally considered to be working perfectly well and there was no sign of any undue deflection or distress to the timbers where we were able to properly view them. We would, however, advise that the woodworm infestation is treated and in this respect we refer to a report which we have commissioned on your behalf which is appended to this report.

D2 Ceilings Please see Schedule of Accommodation.

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D3 Walls and partitions Please see Schedule of Accommodation.

D4 Fireplaces, flues and

chimney breasts (It is

not possible to indicate

the condition of flues or

presence of flue liners.

No assumption should

be made as to the

practicability of using

the chimneys. It is

recommended that any

flues should be swept

prior to occupation.)

We refer to earlier comments mentioned under the Schedule of Accommodation and advise that there are a number of solid fuel burning stoves throughout the property. The owners have confirmed that the flues are regularly swept and we would point out that each of the stoves is in fact still in full operation. These stoves were, however, not being used at the date of inspection and we cannot confirm their serviceability, although please be advised that it is important to ensure that the flues are swept on an annual basis.

D5 Floors (only the surface

of floors which are not

covered have been

inspected but accessible

corners of any coverings

were lifted where

possible to identify the

nature of the surface

beneath.)

Please see Schedule of Accommodation.

D6 Dampness Please see Schedule of Accommodation.

D7 Woodworm, dry rot

and other timber

defects

Please see Schedule of Accommodation.

D8 Internal joinery

including windows,

doors, staircases, built-

in fitments and kitchen

fittings

Generally considered to be in good condition throughout with no major defects evident. We would, however, refer to the Schedule of Accommodation and point that some of the internal joinery is being affected by two types of woodworm infestation (woodboring weevil and common furniture beetle) and the areas affected have been identified in our Schedule which has been further inspected by Messrs. Preserva and a copy of their report is appended to this survey. Kitchen units are considered to be of good quality and the staircase was generally easily ascended and descended.

D9 Internal decorations Generally considered good. The property has been extremely well decorated internally and no major defects were evident.

D10 Cellars and vaults None.

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D11 Thermal insulation The property by modern standards is reasonably well insulated, although would not fully comply with modern building regulation requirements. This comment is made virtually to most properties that have been built which are in excess of 5 years of age. Building Regulations are upgraded regularly with particular reference made to thermal insulation. We refer to the above comments and particularly advise that a minimum of 10” (270mm) of insulation should be installed within all roof voids.

D12 Services (No tests have been carried out. Only significant defects and deficiencies

readily apparent from a visual inspection are reported. Compliance with

regulations and adequacy of design conditions or efficiency can only be

assessed as a result of a test and, should you require any further

information in this respect, it is essential that you should obtain reports

from appropriate specialists before entering into a legal commitment to

purchase.)

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D12.1 Electricity Mains electricity is available and connected. The mains switch gear etc is in the ground floor store room/boiler room. As we are not qualified electricians we have questioned the owner over the operation of the electrical switch gear systems and we were advised that she is unsure as to its precise operation. You will note from the enclosed photographic documentary evidence that this is a very complicated system and we believe that the ground and first floor circuits are possibly powered and fed via different fuse boxes. It is clear that electrical systems have been upgraded and it was confirmed by the owner that the electrical systems were completely overhauled and upgraded in 2004 when the large extension was constructed to the left-hand of the property. It is important to ascertain the precise nature and operation of the electrical systems and bearing this in mind we would therefore advise that the previous electrical contractor is called to the property. We also questioned the owners whether or not there is a current valid test certificate. Current IEE Regulations (17

th Edition) advise that all electrical

systems are checked and tested every five years. The owner has advised that electrical systems have not been checked or tested since the extension was completed in 2004. The owner also cannot confirm whether or not a certificate was provided in 2004 when electrical systems were upgraded. We therefore advise Solicitors specifically check this point. If there is no current valid test certificate available and in accordance with current IEE Regulations we would advise that an NICEIC approved electrical contractor is called to the property for their report and recommendations. This comment is made with specific reference to the operational safety of the electrical systems. We also advise that ceiling mounted smoke detector units are installed at ground and first floor level and wired into the mains to increase the safety of occupancy of the property. Please note that as of January 2005 the law regarding domestic electrical installations has changed. Any works other than minor works such as changing a light fitting must be undertaken by a competent person (a suitably qualified electrical contractor). Current recommendations call for domestic installations to be checked at five yearly intervals. Consequently if there is no current valid test certificate available then we would advise that a standard up to date test certificate be obtained by a qualified electrical contractor, prior to exchange of contracts.

D12.2 Gas There is no gas supply.

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D12.3 Plumbing and

heating

We refer to earlier comments and advise that no major defects were noted to water supply systems where we were able to gain access. We questioned the owners over the location of the cold water stop tap. It was advised that there are two cold water stop taps. One cold water stop tap was noted in the utility room which the owner has advised cuts off the water supply to the whole of the property, although when pointed out that we had located a second cold water stop tap in the ground floor cloakroom the owner was unaware of this and is unsure as to its operation. We therefore advise that a plumbing contractor is called to the property to confirm and check and test that the cold water stop taps are working correctly and that water can be turned off in times of emergency.

Central Heating Heating is provided by the oil fired central heating boiler noted in the ground floor built-in store cupboard off the entrance hall. When questioned the owner confirmed that the boiler is due to be serviced in October (when the external roof is overhauled). We understand that the oil tanks are filled twice a year, although this may vary depending upon the usage and occupation of the property and severity of winter months etc. Please ensure that the boiler is serviced on an annual basis to ensure optimum service efficiency and above all safety during operation. We understand that the oil storage tanks to the left-hand of the property are gravity fed to the oil boiler. You will note that there is an airing cupboard with an insulated hot water cylinder and fitted immersion heater at first floor level. This will no doubt act as a back-up supply for domestic hot water. We also questioned the owners as to whether or not power showers have been installed to increase water pressure to the showers at first floor level and the owner had advised that this has not been carried out. The showers are therefore gravity fed. The owners have also advised that the immersion heater has never been used during her occupation as the oil central heating boiler automatically heats the water which is then stored in the insulated hot water cylinder mentioned above. Water, we understand, is automatically heated via a thermostat connected to the cylinder. It is strongly advised that the heating system is tested on an annual basis by an appropriately qualified heating engineer. We therefore advise that a test be obtained prior to exchange of contracts unless there is a valid safety certificate available.

D12.4 Sanitary fittings Generally considered in good repair throughout and no major defects were evident. We would, however, advise that the Expel-air to the ground floor cloakroom does not appear to work correctly and some repairs will be required.

D12.5 Other facilities None.

E COMMON PARTS

AND SERVICES

Not applicable to this property.

E1 Extent of inspection N/A

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E2 Condition of common

parts

N/A

E2.1 External N/A

E2.2 Internal N/A

E3 Common Services N/A

E3.1 Water and heating N/A

E3.2 Lifts N/A

E3.3 Security system N/A

E3.4 Fire escapes N/A

F FURTHER ADVICE

AND VALUATION

F1 Road and footpaths

(Including side and/or

rear.)

We have questioned over the maintenance of the roads and we understand that the road giving access to the property is jointly maintained (a private road) between Rakesdale House, a small detached house to the property’s right-hand passing up the lane. We are informed by the owner that she believes this driveway is within shared ownership and indeed maintenance, although she cannot confirm this. The owner has advised that there is a footpath close to the property to the front of the driveway. Bearing this in mind we therefore advise Solicitors specifically check this point.

F2 Matters apparent from

the inspection which

should be checked by

legal advisers

Solicitors to specifically check that full planning and building regulation approvals were sought and gained for the various extensions around the property. Solicitors to also specifically check who is responsible for the maintenance of the access road etc.

F2.1 Rights of way/

easements/ servitudes/

wayleaves

We have questioned the owners and we understand that there are no public rights of way passing through land within the ownership of the subject property, although no doubt Solicitors will specifically check this point. The owner has advised that there is a footpath close to the property to the front of the driveway.

F2.2 Road agreements Your Solicitor should advise over the maintenance and ownership of access roads to the property and thereafter confirm whether or not they are maintained by the Local Authority or indeed by the properties that use them for access purposes.

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F2.3 In the case of flats, etc.,

a properly formed

management company

N/A

F2.4 Drains/ sewers liability The property is not connected to mains drains and therefore the drains are within the ownership and indeed full maintained by the owners of the property.

F2.5 Other (eg. significant

planning or highway

proposals if known.

Suspected

contravention of

building regulations,

possibility of

enforcement action and

breach of likely

planning permission.)

We are not aware of any proposals affecting the property from a Planning or Highways point of view. We would refer you to the provisions of the Party Wall etc Act 1996. The Act defines a party wall as one which stands on the land of two Owners or one which encloses buildings of different Owners eg: a dividing wall between adjacent terraces or semi detached houses and fire check walls within a roof void. Where you intend to undertake any works to such a wall, even just your own part, you must first serve Notice upon the other Owner not less than two months before the work is proposed to be commenced specifying the name and address of the Owner of the building, details of the proposed work and the date it is intended to start. Three are further complicated elements of the Act, and the party upon whom the Notice has been served may withhold consent and also has the right of appeal. In this event a dispute will arise which can be resolved by appointing an independent Chartered Surveyor to settle the matter. Should you require further information relating to this, we would recommend that you contact your Legal Adviser. You may have heard about this naturally occurring radioactive gas which has no taste, smell or colour, and the following notes are provided to give you a little more information. The National Radiological Protection Board has identified the area in which the property is situated as one in which, in more than 1% of dwellings, the levels of radon gas entering the property are such that remedial action is recommended. It is not possible in the course of inspection / survey to determine whether radon gas is present in any given building, as the gas is colourless and odourless. Tests can be carried out to assess the level of radon in a building. In radon affected areas, free test instruments and results are available by post from the National Radiological Protection Board and other approved laboratories. The minimum testing period is three months. The National Radiological Protection Board strongly advises against using shorter term testing instruments as they can give misleading results. If tests have not been carried out, they are recommended. Where radon is discovered, it has been the experience of the National Radiological Protection Board that it is not expensive, in proportion to the value of the property, to effect the recommended remedial measures. For further information you should write to N.R.P.B., Chilton, Didcot, Oxon, OX11 0RO. We are informed by the owners that they have had an asbestos survey carried out to the property and this was completed on or around October 2003 when the property was originally purchased. We understand Solicitors have been given a copy of this report and we therefore advise that Solicitors specifically check this point.

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F3 Matters that might

materially affect value,

and any further advice

The property is generally considered to be in typical condition for its age and nature of construction design. Items of defect noted at the date of inspection are commonly found in properties of this age. As always continued and ongoing maintenance will be required particularly to the roof as we believe that further tiles will crack or break due to their age and as the owner has already advised she has the roof completely overhauled every October. The flat felt roof area will require some attention either over cladding with reflective chippings or reflective paint and we would also advise that you budget for its future replacement.

F3.1 In cases of flats,

apparent management

problems

N/A

F3.2 Obvious evidence of

serious disrepair/

potential hazard to the

property

None.

F4 Matters regarding the

condition requiring

immediate attention /

investigation (You are

advised to obtain

estimates of the cost of

dealing with any

matters referred to here

before committing

yourself to purchase.)

On your behalf we have commissioned a report from Messrs. Preserva which we regularly use to carry out damp and timber treatment work in and around this region and is appended to this report. We would advise that the woodworm infestation is treated together with the eradication of rising dampness as per the report, although this does not require to be carried out immediately and can be carried out over a period of time to suit yourselves.

Within this Survey report we may have advised you to obtain advice from

Contractors or Specialist Firms. Whilst this may take some time, we feel it is

essential that any necessary reports / quotes be obtained prior to exchange of

Contracts. Should you require any assistance relating to finding Contractors

then please feel free to speak to the Surveyor who prepared this report.

It is not possible for us to obtain the necessary reports on your behalf when

carrying out our inspection as we are obviously not aware as to any further

investigations that will be necessary before we inspect the property.

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F5 Maintenance

Considerations

The roof will require constant and ongoing maintenance. Areas of wet rot affected timbers require to be chopped out and replaced (conservatory) and regular external redecoration should be carried out to exposed softwood timbers. Please ensure that gutters are properly cleaned and consideration could be given to the installation of gutter guards which will prevent leaf debris entering the gutters and blocking gutters and or downpipes. Some repair works will be required to the front boundary wall together with the compound where the donkeys are kept. The steel portal frame barn/storage unit etc is generally considered to be in good repair with no major defects noted. Maintenance will be required to the numerous outbuildings surrounding the property, all of which will require works of repair and in particular the greenhouse.

F6 BUILDINGS

INSURANCE

F6.1 Estimated current

reinstatement cost in its

present form (unless

otherwise stated)

(This reinstatement figure must not be confused with the valuation at F6.)

(Including any garage and/or outbuildings, site clearance and professional

fees, excluding VAT, except on fees.) The property should be insured for a minimum figure of £764,700 (Seven Hundred and Sixty Four Thousand Seven Hundred Pounds).

F6.2 Approximate total

external floor area of

dwelling

564 sq m (6,074 sq ft)

F7 Open Market Value (With vacant possession, excluding any development value otherwise

stated, and excluding the value of carpets, curtains and other sales

inducements.)

F7.1 In its existing state Taking into account the current market conditions, together with the situation, nature and condition of the property, we are of the opinion that the open market value is reasonably reflected in the sum of:-

£1,225,000 (One Million, Two Hundred and Twenty Five Thousand

Pounds). Upon obtaining estimates for works contained within this report, if these become excessive or further works are uncovered from carrying out invasive investigations, then we suggest you renegotiate the purchase price and we reserve the right to alter our valuation under these circumstances.

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This report is provided on the terms set out in the Standard Conditions of

Engagement. I certify that the subject property has been inspected by me,

that I valued the property and that I prepared this report.

.............................................................................................

[Signature of Surveyor ]

[Name of Surveyor (and professional qualifications)]

ROBERT JONES BSc DIP EST MAN MRICS

[Date of report]

1 October 2013

[On behalf of (name and address of organisation)]

Boxall Brown & Jones

Joseph Wright House

34 Iron Gate

Derby

DE1 3GA

[Telephone number]

01332 292825

[Fax number]

01332 206075

[email address]

[email protected]

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Glossary of Building Terms Aggregate

Broken stone, gravel or sand used with cement to form concrete. Aggregates may be coarse or fine and are often used in the construction of "soakaways".

Airbrick A perforated brick built into a wall for the purposes of providing air for ventilation purposes. Used for instance, to ventilate the underside of a wooden floor or a roof space.

Architrave A moulding around a doorway or window opening. It usually covers the joints between the frame and the wall finish, thus hiding any shrinkage gaps which may occur.

Asbestos Material used in the past for insulation. Can sometimes be a health hazard. Specialist advice should be sought if asbestos (especially blue asbestos) is found.

Asbestos Cement Cement mixed with 15% asbestos fibre as reinforcement. Fragile - Will not usually bear heavy weights. Hazardous fibres may be released if cut or drilled.

Bargeboards See "Vergeboard".

Balanced Flue Common metal device normally serving gas appliances which allows air to be drawn to the appliance whilst also allowing fumes to escape.

Baluster A post or vertical pillar supporting a hand rail or parapet rail.

Balustrade A collective name for a row of balusters or other in filling below a hard rail on a stair or parapet.

Beetle Infestation (Wood boring insects et: woodworm.) Larvae of various species of beetle can tunnel into timber causing damage. Specialist treatment is normally required. Can also effect furniture.

Benching Shaped concrete slope beside drainage channel within an inspection chamber. Also known as "haunching".

Bitumen Black, sticky substance, similar to asphalt. Used in sealants, mineral felts and damp proof courses.

Bond The regular arrangement of bricks or stones in a wall so that the units may be joined together. The principal types of "bond" used in domestic construction being English, Flemish, header, stretcher, diagonal or garden wall bond.

Breeze Block Originally made from clinker cinders or "breeze". The term now commonly, but incorrectly, used to refer to various types of concrete and cement building blocks.

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Carbonation A natural process affecting the outer layer of concrete. Metal reinforcement within that layer is liable to early corrosion, with consequent fracturing of the concrete in some cases.

Casement Window A window composed of hinged, pivoted or fixed sashes.

Cavity Wall Traditional modern method of building external walls of houses comprising two leaves of brick or blockwork usually by a gap "cavity" of about 50 mm (two inches).

Cavity Wall

Insulation

Filling of wall cavities by one of various forms of insulation material: Beads: Polystyrene beads pumped in to the cavities. Will easily fall out if the wall is broken open for any reason. Foam: Urea formaldehyde foam, mixed on site, and then pumped in to the cavities where it sets. Can led to problems of dampness and make replacement of wall ties more difficult. Fibreglass: Inert mineral fibre pumped in to the cavity.

Cesspool A simple method of drain comprising a holding tank which needs frequent emptying. Not to be confused with "septic tank".

Chipboard Often referred to as "particle board". Chips of wood compressed and glued in to sheet form. Cheap method of decking to flat roofs, floors and (with formica or melamine surface) furniture, especially kitchen units.

Cleaning Eye Sometimes known as an "access eye" or "rodding eye". An opening in a drain or ventilation pipe, covered by a plate, the removal of which allows the drain to be rodded to clear blockages.

Cob Walling of damp earth sometimes mixed with cement, rammed without reinforcement in to a formwork. This cheap method of walling has in the past been practised mainly in East Anglia and the West of England.

Collar Beam A horizontal tie beam of a roof, which is joined to opposing rafters and a level above that of the wall plates.

Collar Horizontal timber member designed to restrain opposing roof slopes. Absence, removal or weakening can lead to roof spread.

Combination

Boiler

Modern form of gas boiler which activates on demand usually within a pressurised system. With this form of boiler there is no need for water storage tanks, hot water cylinders etc.

Coping / Coping

Stone

Usually stone or concrete, laid on top of a wall as a decorative finish and designed to stop rainwater soaking in to the wall.

Corbel Projection of stone, brick, timber or metal jutting out from a wall to support a weight above it.

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Cornice A large moulding at the junction between an inside wall and a ceiling. Can also include a moulding at the top of an outside wall designed to project and throw raindrops clear of the wall.

Coving Curved junction between wall and ceiling.

Dado Rail A wooden moulding fixed to the wall or capping panelling and forming the top most part of a dado. Originally designed to avoid damage to the wall where people or furniture brushed against it.

Damp Proof

Course (or DPC)

Layer of impervious material (mineral felt, PVC etc) incorporated in to a wall and designed to prevent dampness rising up the wall or lateral dampness around windows, doors, etc. Various proprietary methods are available for damp proofing existing walls including "electro-osmosis" and chemical injection.

Death Watch

Beetle

(Xestobium Refovillosum). Extremely serious insect pest which attacks structural timbers. Usually effects old hardwoods with fungal decay already present.

Double Glazing A method of thermal insulation usually either: Sealed Unit: Two panes of glass fixed and hermetically sealed together, or Secondary: In effect a second "window" positioned inside the original window.

Double hung

Sash Window

A window in which the opening lights slides vertically within a casement window, counter balanced by weights supported on sash cords which pass over pulleys in the frame.

Dry Rot (Serpula Lacrymans). A very serious form of fungus which attacks structural and joinery timbers, often with devastating results. Can flourish in moist, unventilated areas.

Eaves The overhanging edge of a roof.

Efflorescence Powdery white salts crystallised on the surface of a wall as a result of moisture evaporation.

Engineering

Brick

Particularly strong and dense type of brick, often used as a damp proof course in older buildings.

Fibreboard Cheap, lightweight board material of little strength, used in ceilings or as insulation to attics.

Flashing Building technique designed to prevent leakage at a roof joint. Normally metal (led, zinc and copper) but can be cement, felt or proprietary material.

Flaunching A cement mortar weathering on the top of a chimney stack surrounding the base of the chimney pots to throw off the rain and thus prevent it from saturating the stack.

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Flue A smoke duct in a chimney or a proprietary pipe serving a heat producing appliance such as a central heating boiler.

Flue Lining Metal (usually stainless steel) tube within a flue - Essential for high output appliances such as boilers. May also be manufactured from clay and built in to the flue. Other proprietary flue liners are also available.

Foundations Normally concrete, laid underground as a structural base to a wall. In older buildings these may be brick or stone.

Frog An indentation, usually V shaped in the bedding fact of the brick to reduce its weight. "Frog down" or "frog up" are the generally accepted ways of describing how the bricks are laid.

Gable Upper section of a wall, usually triangular in shape, at either end of a ridged roof.

Ground Heave Swelling of clay sub soil due to the presence of moisture. Can cause an upward movement of foundations in extreme cases.

Gully An opening in to which rain and waste water are collected before entering the drain.

Gutter A channel along the eaves of a roof or the edge of a path for the removal of rainwater.

Hardcore Broken bricks or stones which, consolidated, are used as a foundation for paths, drives or solid floors.

Haunching See "Benching". Also term used to describe the support to a drain underground.

Hip Tile A saddle shaped or angular tile fitting over the intersection of those roofing tiles which meet at a hip.

In Situ "In position" - applied to work done in the position where it is finally required eg: concrete may be precast in sections which are later taken to the position where they are required or it may be cast "in situ".

Inspection

Chamber

Commonly called the "manhole". Access point to a drain comprising a chamber (of brick, concrete or plastic) with the drainage channel at its base and a removable cover at ground level.

Jamb Vertical side face of a doorway or window.

Joist A timber or steel beam directly supporting a floor and sometimes alternatively or additionally supporting a ceiling. Steel beams are usually referred to a RSJs (rolled steel joists).

Key The roughness of a surface which provides a bond for any application of paint, plaster, rendering, tiles etc, or spaces between laths or wire meshes which provide a grip for plaster.

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Landslip Downhill movement of unstable earth, clay, rock, etc, often following prolonged heavy rain or coastal erosion, but sometimes due to sub soil having cohesion.

Lath Thin strip of wood used in the fixing of roof tiles or slates, or as a backing to plaster.

Lintel A horizontal beam over a door or window opening usually carrying the load of the wall above. Often lintels can be partially or completely hidden from view.

Longhorn

Beetle

(Hylotrupe Bajulus). A serious insect pest mainly confined to the extreme south east of England, which can totally destroy the structural strength of wood.

LPG Liquid Petroleum Gas or Propane. Available to serve gas appliances in areas without mains gas. Requires a storage tank.

Mortar Mixture of sand, cement, water and sometimes lime used to join stones or bricks.

Mullion Vertical bar dividing individual lights in a window.

Newel Stout post supporting a staircase at top and bottom. Also, the central pillar of a winding spiral staircase.

Oversite Rough concrete below timber ground floors.

Parapet Low wall along the edge of a roof, balcony etc.

Parapet Gutter A timber gutter of rectangular cross-section usually provided with a flexible metal or other impervious lining. Used behind a parapet or sometimes at a valley.

Pier A vertical column of brickwork or other material, used to strengthen the wall or to support a weight.

Plasterboard Stiff "sandwich" of plaster between coarse paper. Now in widespread use for ceilings and walls.

Pointing Outer edge of mortar joint between bricks, stones etc.

Powder Post

Beetle

(Bostrychide or Lyctidae family of beetles). Relatively uncommon pest which can, if untreated, cause widespread damage to structural timbers.

Purlin Horizontal beam in a roof upon which rafters rest.

Quoin The external angle of a building, or specifically, bricks or stone blocks forming that angle.

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Rafter A sloping roof beam usually timber, forming the carcass of a roof.

Random Rubble Basic early method of stone wall construction with no attempt at bonding or coursing.

Rendering Vertical covering of wall, either plaster (internally) or cement (externally), sometimes with pebbledash, stucco or Tyrolean textured finish.

Reveals The side faces of a window or door opening.

Ridge The highest part or apex of a roof, usually horizontal.

Ridge Tile A specially shaped tile for covering and making weather tight the ridge of a roof. These tiles may have a rounded or angular cross-section.

Riser The vertical part of a step or stair.

Rising Damp Moisture soaking up a wall from below ground, by capillary action which can cause rot in timbers, plaster decay, decoration failure etc.

Roof Spread Outward bowing of a wall caused by the thrust of a badly restrained roof framework (see "Collar").

RSJ Frequently used abbreviation for rolled steel joist.

Screed Final, smooth finish of a solid floor, usually cement, concrete or asphalt.

Septic Tank Drain installation whereby sewage decomposes through the action of bacteria, which can be slowed down or stopped altogether by the use of chemicals such as bleach, biological washing powders etc.

Settlement All properties settle to some extent, and this can show as cracking and / or distortion in walls. Very often minor settlement is not of great significance to the building as a whole.

Sewer A large, underground pipe or drain used for conveying waste water and sewage. The Local Authority is usually responsible for the sewers, which collect the effluent from various drains, the drains being the responsibility of the land owners.

Shakes Naturally, occurring cracks in timber, in building timbers, shakes can appear quite dramatic, but strength is not always impaired.

Shaling Damage to roof slates and tiles caused by weather action (see "Spalling").

Shingles Small rectangular slabs of wood used on roofs instead of tiles, slates, etc.

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Soakaway A pit, filled with broken stones, etc, below ground to take drainage from rainwater pipes or land drains and allow it to disperse.

Soaker Piece of flexible metal fitted to interlock with slates or tiles and make a watertight joint between a wall and a roof or at a hip or valley. Stepped flashings are used over the soakers at a joint against the wall.

Soffit The underside of an arch, beam, staircase, eaves or other features of a building.

Soil Pipe /

Soil Stack

A vertical pipe which conveys sewage to the drains. Its upper end is usually vented above the eaves.

Solid Fuel Heating fuel, normally wood, coke or one of a variety of proprietary fuels.

Spalling Deterioration of brickwork through the action of weathering caused by freeze / thaw action, especially during inclement weather conditions.

Spandrel Space above and to the sides of an arch, also the space below a staircase.

Stopcock A valve on a gas or water supply pipe which is used to cut off the supply.

Stud Partition Lightweight, sometimes non loadbearing wall construction comprising a framework of timber faced with plaster, plasterboard or other finish.

Subsidence Ground movement, generally downwards, possibly a result of mining activities or failure of the subsoil.

Sub Soil Soil lying immediately below the top soil.

Sulphate Attack Chemical reaction, activated by water, between tricalcium aliminate and soluble sulphates which can cause deterioration of brick walls and concrete floors.

Tie Bar Metal bar passing through a wall, or walls in an attempt to brace a structure suffering from structural instability.

Torching Mortar applied on the underside of roof tiles or slates to help prevent moisture penetration. Not necessary when a roof is underdrawn in felt.

Transom Horizontal bar of wood or stone across a window or top of a door.

Treat The horizontal part of a step or stair.

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Trussed Rafter Method of roof construction utilising prefabricated triangular framework of timbers. Now widely used in domestic construction.

Underpinning Method of strengthening weak foundations whereby a new, stronger foundation is placed beneath the original.

Valley Gutter Horizontal or sloping gutter, usually lead or tile lined, at the internal intersection between two roof slopes.

Ventilation Necessary in all buildings to disperse moisture resulting from bathing, cooking, breathing, etc, and to assist in prevention of condensation. Floors: Necessary to avoid rot, especially dry rot, achieved by airbricks near to the ground level. Roofs: Necessary to disperse condensation within roof spaces, achieved either by airbricks in the gable or ducts at the eaves.

Verge The edge of a roof, especially over a gable or around a dormer window or skylight.

Verge Board Timber, sometimes decorative, placed at the verge of a roof, also known as "bargeboard".

Wall Plate Timber placed at the eaves of a roof, designed to take the weight of the roof timbers and coverings.

Wall Tie See "Cavity Wall Tie".

Waste Pipe A pipe from a wash hand basin, sink or bath to carry away the waste water in to the drain.

Weather

Boarding

Horizontal overlapping boards nailed on the outside of a building to provide the finished wall surface.

Wet Rot (Coniophora Puteana). Decay of timber due to damp conditions. Not to be confused with the more serious dry rot.

Woodworm Colloquial term for beetle infestation, usually intended to mean Common Furniture Beetle (Anobium Punctatum), by far the most frequently encountered insect attack in structural and joinery timbers.

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Documents

BUILDING SURVEY THE SURVEY THE SURVEY - Boxall, … Survey.pdf · THE SURVEY THE SURVEY - 2 - ... flat roof covering is finished in felt. ... mastic sealant and re-clipped to maintain