THE R.I.C.S.
HOMEBUYERS
SURVEY AND VALUATION
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| Client Address |
Mr Client
His House
His Street
His Town
His Postcode |
| Property |
His property Address goes here..
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Prepared By
1stAssociated.co.uk Ltd
INDEPENDENT CHARTERED SURVEYORS, ENGINEERS AND VALUERS.
0800 295 5454
ASSOCIATED OFFICES NATIONWIDE |
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PLEASE READ
THIS PAGE AND THE OVERALL OPINION ON THE FOLLOWING PAGE WITH EXTRA CARE
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A: INTRODUCTION
Please note that this Report is solely for your use and your professional
advisers’, and no liability to anyone else is accepted. Should you
not act upon specific, reasonable advice contained in the Report, no responsibility
is accepted for the consequences. [Standard Terms of Engagement, Clause
6]
The Report has been prepared in line with the Description of the HOMEBUYER
Service already provided (an additional copy is attached). If any addition
to the standard Service was agreed before the Inspection, this is confirmed
at the foot of the last page.
OBJECTIVE
The principal objective of the Report and Valuation is to assist you
to:
l make a reasoned and informed judgement on whether or not to proceed
with the purchase
l assess whether or not the Property is a reasonable purchase at the agreed
price
l be clear what decisions and actions should be taken before contracts
are exchanged.
CONTENT
The general condition and particular features of the Property are covered,
but the Report focuses on the matters which the Surveyor judges to be
urgent or significant.
Urgent matters are defects judged to be an actual or developing threat
either to the fabric of the building or to personal safety; it will be
advisable to have these put right as soon as possible after purchase (in
some cases even before). Significant matters are those which, typically,
in negotiations over price would be reflected in the amount finally agreed.
Matters assessed as not urgent or not significant are outside the scope
of the HOMEBUYER Service, and are generally not reported. However, other
matters (such as legal and safety considerations) are reported where the
Surveyor judges this to be helpful and constructive.
ACTION
If - after reading and considering all the information and advice in
the Report - you decide to proceed with the purchase, then there are probably
some things on which you should take action at once. Each such item is
highlighted in the Report with the word ACTION and is also listed in Section
F: Summary together with advice on what to do next.
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OVERALL
OPINION |
Below are the Surveyor's conclusions, in brief, on whether or
not this Property is a reasonable purchase at the agreed price, and on
particular features which affect its present value and may affect its
future resale. The opinion takes no account of factors outside the scope
of the HOMEBUYER Service.
We are pleased to advise you that in our opinion this property is, on
the whole, a reasonable proposition for purchase.
It is hoped that this overall view will help you to keep in perspective
the detailed facts and advice which follow. You are asked to bear in mind
particularly that it can be misleading to treat individual matters in
isolation. So that you may use this Report to best advantage in reaching
your decision on whether or not to proceed with the purchase of this Property,
you are most strongly advised to read and consider its contents as a whole. |
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| B1 THE PROPERTY |
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B: THE PROPERTY & LOCATION
This section covers the important general background information on the
Property and its location, including amenities and features of the vicinity
as well as any environmental and other wider considerations. It also includes
the state of occupation and the weather at the time of the Inspection.
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| Type and age |
This is a two-storey detached modern property believed
to have been built approximately 12 years ago (1990).
The precise date of construction can usually be ascertained by your Legal
Advisors on your behalf from the original conveyancing documents if you
so wish.
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| Construction |
Roofs: Pitched roof with concrete tile finish
Walls: Cavity brickwork (assumed).
Floors:
Ground Floor
Suspended timber floor (assumed, based on the timber seen where the carpet
was lifted near the entrance door).
First Floor
Joist and floorboards construction (assumed).
We have used the term assumed because we have not opened up the structure
as this goes beyond the scope of the Homebuyers Report. |
| Accommodation |
Ground Floor:
Entrance lobby, through lounge and kitchen with stair access to the first
floor from the lounge.
First Floor
Two double bedrooms and one single bedroom, bathroom and an airing cupboard. |
| Garage and grounds |
Garage
The garage is integral and our comments are included in the main body of
the report.
Gardens
There are average size gardens for this age, type and style of property. |
| B2 THE LOCATION |
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The property is situated in a relatively new but established
residential area, convenient for local amenities and transport facilities.
Leighton Buzzard is said to have a good range of schools and still retains
its market town atmosphere and is well positioned for access to Milton Keynes,
Bedford, Hemel Hempstead, Luton and Luton Airport and the M1/M25 road system. |
| B3 CIRUMSTANCES OF THE INSPECTION |
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The survey was a sunny day, therefore as it was not raining at the time
of our inspection, we cannot comment upon the adequacy or water tightness
of rainwater goods, although we have made our best assumptions.
Our inspection was limited to those parts which could be seen from ground
level within the boundaries of the property and from the public highway
or rights of way.
Fitted carpets, floor coverings, furniture, household effects and the amount
of stored items in the garage prevented a detailed inspection of some areas
of the property. |
| C: THE BUILDING |
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Movement, timber defects and dampness are, in their various
forms, the three greatest potential threats to the structure of a building.
Where evidence is found of any of these conditions, advice is given on what
action should be taken. (Where a problem is judged to be serious, it might
prove necessary for a separate, detailed examination to be undertaken -
perhaps by specialists. For example, the foundations might have to be laid
open to analyse the cause of some structural movement, or the full extent
of timber rot might require further investigation.) |
| C1 MOVEMENT |
Our random inspection of the main walls did not reveal any
signs of significant movement (significant as defined by the Homebuyers
Report). Although we would draw your attention to hairline cracking that
has formed around some of the openings in the property where the original
windows have been replaced with plastic; this has allowed some minor settlement.
There is also minor step cracking to the rear left hand corner of the property.
Please see our comments within the Walls and the External Joinery Sections
of this report. |
| C2 TIMBER DEFECTS |
Woodworm
Our random inspection of timbers throughout the property, including the
roof timbers, revealed no signs of significant woodworm attack (significant
as defined within the Homebuyers Report).
During the course of our random inspection we saw no significant signs
of wet rot/dry rot. |
| C3 DAMPNESS |
Damp-proof course
In a property of this age a damp proof course would have been built in,
damp proof courses minimise rising damp although in older properties they
can break down, in this case a plastic damp proof course was visible to
the rear of the property near the French doors.
Rising and penetrating damp
It was not possible to take damp meter readings as the property is dry
lined. (Dry Lining Defined
This is where studwork is applied to a wall and plasterboard is added.
Usually in modern construction there is also insulation added between
the studwork.)
However a random visual inspection was carried out and no signs
of dampness were noted.
Condensation
There did not appear to be any significant condensation problems. Many
properties are affected to some degree by condensation and in order to
minimise the problem it is necessary to achieve a balance between insulation,
ventilation and heating.
Windows
The property is double glazed. The double glazing will assist thermal
insulation in the building, but ventilation levels may need to be improved
to prevent condensation problems. We noted that the windows were of an
age where there was no ‘trickle’ vent (a vent that vents the
internal airspace without the windows having to be opened).
Roof
We were pleased to see that the soffit boards were vented. This allows
the roof in turn to be vented which stops condensation. The eaves should
be kept clear of insulating or other material to allow through-ventilation. |
| C4 INSULATION |
Roof
Some insulation is present in the roof void, although this is below current
building regulation requirements which recommend a minimum of 200 mm. Although
we would add that many houses do not have this.
Walls
In this age of property the walls should have cavity insulation, although
it is impossible to say without opening the structure up, which goes beyond
the scope of this report. It seems likely that the property is dry lined
which will also add thermal properties.
Windows
The property is also double glazed which will further increase insulation
values. |
| C: THE BUILDING (continued) |
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The roofs, chimneys and other external surfaces of the building are examined
from ground level, where necessary from adjoining public property and with
the help of binoculars. The roof structure is examined from inside the roof
space where accessible (insulation material, stored goods and other contents
are not moved or lifted). The efficiency of rainwater fittings (gutters
and downpipes) can only be assessed properly during the Inspection if there
is heavy rain. |
| C5 THE EXTERIOR |
Roof structure and covering
Main Roof
The property has a pitched concrete tile roof. The roof coverings appear
to be generally fair for the age and type of property. No significant
sagging or deflection could be seen from a limited inspection from ground
level. As is common on concrete tiles there is a minor amount of moss.
In extreme circumstances this can lead to gutters being blocked and cause
water penetration in the property.
Other Roofs
There is also a small pitched roof over the garage and entrance hall area
for which we would make the same comments as for the main roof. There
is also a small leaded roof over the bay window which is a poor detail,
usually carried out for cheapness.
We note that the mortar around the flashing is starting to deteriorate
and re-pointing will be needed in due course.
Chimneys
There are no chimney stacks to this property.
Rainwater fittings
The rainwater goods are plastic with a square profile and white in colour.
From ground level the condition and alignment of the rainwater goods appeared
to be satisfactory. We would always recommend gutters and gullies should
be cleaned out and inspected for defects. (Remember this has to be carried
out periodically).
It was noted the rainwater pipes discharge into the ground. Where rainwater
pipes discharge directly into the below ground drainage, the drains may
be more prone to blockages from obstructions entering the system at eaves
level. The provision of an intermediate gully and grid is recommended
when they next block.
Main Walls
The property is brick built with a cement mortar in a cavity wall pattern.
In cavity construction, the inner and outer leaves of the walls are bonded
together by means of ties. The cavity has not been inspected and we cannot
comment on the condition of these ties, nor on the presence of waste material
which may block or obstruct the cavity.
In cavity walls built before 1982, metal wall ties may be subject to
corrosion and this process can occur before visible signs become apparent.
In severe cases, costly repair is necessary. There is no evidence in this
instance.
The condition of the external brickwork and pointing appears to be generally
satisfactory. No immediate repairs are considered necessary.
Please note our comments with regard to hairline cracking in the windows
section. In addition we would draw your attention to the very minor hairline
crack to the far left hand corner where there is a step crack below the
window and a hairline crack to the brickwork above. This, we believe,
may relate to a minor leak on the drainage from the rainwater goods.
ACTION: Please phone us with regard to the hairline cracking to discuss
the matter further.
External joinery
Fascias and Soffits
The fascias and soffits have been replaced with plastic ones. We are advised
that they have been replaced as opposed to clad over. We have no way of
confirming this without moving the cladding (over cladding causes wet
rot and possibly dry rot in extreme circumstances, which is why we try
to clarify whether the fascias and soffits are replacement or over clad).
Windows
We are advised that the windows are replacement and were installed by
Coldseal and have a ten year guarantee of which approximately four years
is remaining. Unfortunately the guarantee was not available for us to
inspect at the time of our survey.
There is some minor movement above the windows, which is not uncommon
with replacement plastic windows as it seems that sometimes the windows
that are fitted are of a slightly different size, i.e. smaller and the
brickwork drops slightly to rest upon the new window frame leaving hairline
cracks.
In the instance of the rear left hand corner there has also been stepped
settlement below it, which we believe relates to a minor leak on the drainage
run as previously discussed. Please see our comments within the Drainage
Section.
External decoration
As far as we can see the external decorations are limited to the painting
of fencing.
Other
No further comment. |
| C: THE BUILDING (continued) |
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Floor surfaces and under-floor spaces are examined so far
as they are accessible (furniture, floor coverings and other contents are
not moved or lifted). If a part or area normally examined was found to be
not accessible, this is reported; if a problem is suspected, advice is given
on what action should be taken. It is not possible to assess the internal
condition of any chimney, boiler or other flues. (In some cases, when furniture
and pictures are removed internal decorations may prove to be damaged or
faded.) |
| C6 THE INTERIOR |
Roof space
This is accessed from the top of the landing via a loft ladder. There
is also a permanent light within the roof.
The property has a timber trussed rafter, but without seeing the manufacturers
recommended installation details we cannot confirm it is 100% correct.
However, visually we could not see anything unusual. We are pleased to
add that we noted wind bracing in the form of timber batons, which is
sometimes forgotten.
There were a fair amount of stored items within the roof space; this limited
our visibility of some of the rafters. In a property of this age there
may be active woodworm in these areas but lifting and moving the items
goes beyond the scope of the Homebuyers Report.
Ceilings
The plasterboard ceilings are in fair condition, although you may from
time to time get some hairline cracks within it, this is due to general
shrinkage and differential movement within the property this is particularly
prevalent in modern properties.
Floors
Unfortunately as we were unable to see any of the floor our conclusions
are drawn literally from walking on the carpet which, in the areas walked
on, was level, firm and true and as we would expect for a floor of this
age. Our inspection of floors was severely restricted by carpets and furniture
and we cannot categorically confirm that they are all free from defect.
We would be happy to return and carry out a more detailed inspection once
all carpets and furniture have been removed.
Ground Floor
The ground floor is a suspended timber floor, which we were able to view
in one area only, next to the main entrance.
First Floor
We can only assume that this is joist and floorboarding, often chipboard
is used.
Internal walls and partitions The internal walls tested
sounded hollow when tapped; this indicates that they are made of studwork.
There therefore may be some noise transfer between rooms, depending upon
the amount of insulation used in the studwork.
Studwork Defined
Usually a timber framework
with plasterboard covering.
Fireplaces etc
There is a fireplace in the through lounge, which we are advised is electric
simulation fire.
Internal joinery
The internal joinery is in a generally satisfactory condition, although
some minor making good will be needed prior to redecoration. We did note
in the rear bedroom that the property has dropped slightly. We would also
comment that the property has hollow core doors, which are not that impact
resistant.
The kitchen fittings are of fair quality and considered to be adequate.
Internal decoration
Internal decorations are generally satisfactory but you may wish to redecorate
to your own taste.
Other
No further comment. |
| D: THE SERVICES & SITE
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The efficiency, compliance with regulations and adequacy of
design of services can only be assessed by tests conducted by suitably qualified
specialists. Although surveyors are not specialists in these particular
areas, an informed opinion can be given on the basis of the accessible evidence.
Where possible, drainage inspection-chambers are examined (except in the
case of flats), but drains are not tested during the Inspection. However,
in all cases advice is given if there is cause to suspect a problem. Leisure
facilities and non-permanent outbuildings are noted but not examined. |
| D1 THE SERVICES |
Electricity
Located in the garage on the left hand side. Without the benefit of a
specialist report we cannot comment as to the condition or standard of
installation.
Visible wiring and fittings are of a modern pattern. If there is no record
of an electrical test having been undertaken within the last five years,
it is recommended that the installation be tested by a competent electrician
(preferably NICEIC registered) and all recommendations implemented. Thereafter,
the installation should be re-tested every five years.
Gas
Mains gas is connected and the meters are located in the garage on the
left hand side.
We note an Ideal Classic boiler in the kitchen, which we are advised has
been regularly serviced by British Gas. The contract has, however, been
recently cancelled.
Water
The water stopcock is located under the kitchen sink. We cannot comment
on the condition of the water service pipe to the building. It should
be appreciated that leaks can occur for some time before signs are apparent
on the surface, although it is unlikely in this age of property.
The water service pipe may be shared with other properties and this may
lead to inadequate flow pressure at peak times, again this is unlikely
in this age of property.
A cold water system tank is located in the roof space and lagged.
The sanitary fittings are of modern pattern and appear satisfactory.
Heating
Our limited inspection of the hot water and central heating system revealed
no evidence to suggest any serious defects but we would nevertheless recommend
that the system be tested and overhauled before exchange of contracts
and that a regular maintenance contract be placed with an approved heating
engineer.
Other
We would recommend an extract fan is located in the bathroom.
We would also recommend that a security system is added to NACOSS standards. |
| D2 DRAINAGE |
The waste pipes and soil stack appear to be satisfactory where
a surface inspection is possible, although for the most part they run in
ducts and cannot be inspected. We were unable to find any manholes within
the curtilage of the property and the owner did not know of any either,
therefore we were unable to check the manhole chambers. We did however run
the taps for 15 minutes and there was no build up or back up in the bath,
the bathroom sink, or the kitchen sink during this time. |
| D3 THE SITE |
Garage and outbuildings
There is an integral garage with this property constructed of the same
material as the house with a concrete floor. It is in acceptable condition
for its purpose.
Grounds and Boundaries
Ownership of the boundaries should be ascertained by your legal adviser
in order that you may be aware of your liabilities in this respect. We
did note the Leylandii to the right hand side of the property that need
regular and constant pruning.
We noted minor movement had occurred on the path that looked to have been
caused by a root. |
| E: LEGAL & OTHER MATTERS |
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Your Legal Advisers are responsible for checking relevant documents relating
to the Property (these might include servicing records and any guarantees,
reports and specifications on previous repair works) as well as for carrying
out all the standard searches and inquiries. However, if any specific
matters are identified which the Legal Advisers should investigate on
your behalf, these are reported in this section. You are asked to pay
particular attention to the ACTION paragraph at E4 below.
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| E1 TENURE |
Freehold. This information was obtained from
the occupier. |
| E2 REGULATIONS etc |
Even a property this new would not meet current
Building Regulations as they are being constantly updated – the last
update was in April 2003, however you should not get concerned about this
as it is very rare for someone to be asked to retrospectively alter a property
to meet the building regulations unless they are having alterations carried
out. |
| E3 GUARANTEES etc |
Your Legal Advisor should ensure any transferable
guarantees are passed forward to you.
- ACTION: Legal Advisor to investigate and establish any transferable
guarantees.
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| E4 OTHER MATTERS |
- ACTION: You should immediately pass a copy of this report to your
Legal Advisors with a request that in addition to the necessary standard
searches and enquiries they check each and every one of the relevant
item referred to in Sections E1 - E4 above, as well as all standard
assumptions made in arriving at the Market Value (these are noted in
section G1).
Please let us know if any of this information is found to be inaccurate
as this might have an adverse effect on the valuation given in section
G.
If you intend to proceed with the purchase, your Legal Adviser should
be asked to confirm that they will check:
- not only each of the items raised in this Section
- but also the standard assumptions concerning legal matters made in
arriving at the opinion of the Market Value.
The roads are made up and are assumed to be adopted by the local authority. |
| F: SUMMARY |
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Assuming that you decide to proceed with the
purchase of this Property, there may be some things on which you should
take action before you exchange contracts such as obtaining competitive
quotations for urgent repairs. (If any further investigation of some urgent
matter is recommended, this will involve a second visit to the Property,
perhaps by an appropriate specialist who will submit a separate report.) |
| F1 ACTION |
Copy of Report to Legal Advisers
- ACTION: If you intend to proceed with the purchase you must ensure
that your legal adviser refers to a copy of this report, see E4.
Urgent Repairs
We do not feel that there are any urgent repairs as defined by the Homebuyers
report.
Further Investigation
There is a chance that there is a minor leak to the drainage on the far
right hand corner. Please see our earlier comments within the Walls Section
and phone us with regard to this matter.
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| F2 MAINTENANCE CONSIDERATIONS |
We have provided some preventative maintenance
notes at the end of this report for your benefit.
Some re-pointing will be necessary in due course around the flashings. |
| F3 OTHER CONSIDERATIONS |
The housing market is very unsettled at this
moment with some, such as the Halifax and the Nationwide (who it could be
argued have a vested interest in the market due to their mortgage lending
companies) suggesting the market is slowing but still going up and others
such as Hometrack and the RICS indicating that the market is going down. |
| G: VALUATION |
In arriving at the opinion of the Property Market Value as defined in Section
D2 of the Description of the HOMEBUYER Service (attached), a set of standard
assumptions* is adopted, subject to any change stated below. Legal Advisers,
and others who undertake property conveyancing, should be familiar with
the assumptions and are responsible for checking those concerning legal
matters. The opinion of the Market Value given below could be affected by
the outcome of the inquiries by your Legal Advisers [Section E] and/or any
further investigation and quotations for urgent repairs [Section F]. The
valuation assumes that your Legal Advisers will obtain satisfactory replies
to their inquiries relating to the assumptions made in this Report. |
| G1 MARKET VALUE |
We assume your mortgage valuer has provided this
information. |
G2 INSURANCE
COVER (Reinstatement Cost) |
We assume your mortgage valuer has provided this
information. |
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- This Report is provided in accordance with the terms of the Description
of the HOMEBUYER Service previously supplied, subject to any agreed
addition noted below. (An additional copy is attached herewith.)
- The Report is solely for your use and your professional advisers',
and no liability to anyone else is accepted. Should you not act upon
specific, reasonable advice contained in the Report, no responsibility
is accepted for the consequences.
- I hereby certify that the Property has been inspected by me and that
I have prepared this Report, including the opinion of Market Value.
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Signature |
For and on behalf of 1stAssociated.co.uk |
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Surveyor's Name and
Professional Qualifications |
M G Hurst
BSc, MSc, Chartered Surveyor |
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Name and Address of
Surveyor's Organisation |
1stAssociated.co.uk
44a Stanley Street
Bedford
Bedfordshire
MK41 7RZ |
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Agreed Addition (if any) to
The Description of the Service |
None |
| |
- Full details of these assumptions are available from the Surveyor.
The most important are, in brief:
concerning the materials, construction, services, fixtures and fittings,
etc., that:
- No significant defects or cause to alter the valuation would be revealed
by an inspection of those parts which have not been inspected;
- No hazardous or damaging materials or building techniques have been
used in the Property; there is no contamination in or from the ground;
and the ground is not land-filled;
- The Property is connected to, and there is the right to use, the reported
main services; and
- The valuation takes no account of furnishings, removable fittings
and sales incentives of any description.
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concerning legal matters, that:
- The Property is sold "with vacant possession" (i.e. only
you will be entitled to occupy it when it is sold);
- No laws are broken by the condition of the Property or by its present
or intended use;
- The Property is not subject to any particularly trouble-some or unusual
restrictions; it is not affected by any problems which would be revealed
by the usual legal inquiries; and all necessary planning permissions
and building regulations consents (including consents for alterations)
have been obtained and complied with; and
- The Property has the right to use the main services on normal terms;
and the sewers, main services and roads giving access to the Property
have been "adopted" (i.e. are under local authority, not private,
control).
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These notes have been produced to act as a
guide to assist you when inspecting your property and to help keep it
in good order. They must not be considered in any way to be definitive,
but are intended to assist you in recognising potential problems.
Regular preventative maintenance inspections and prompt repair of any
defects noticed will help keep your repair costs to a minimum. Neglect
will ultimately lead to expensive repairs being required. We recommend
that regular quarterly checks are made and these should include:- |
| EXTERNALLY Roofs |
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| Pitched |
Check that all coverings are in good order. Any
cracked, slipped, damaged or deteriorating tiles, slates, etc should be
renewed and care taken to ensure that no defects have arisen beneath the
damaged areas. Ridge and hip tiles, valleys at the junction between roof
slopes, dormer roofs, etc, should also be checked. Mortar pointing to the
verges (edges of roof slopes) should be maintained in sound condition. All
roof coverings should be checked for defects. |
| Flat |
Check that there are no cracks, splits or other
damage to the flat roof coverings and that lightweight coverings such as
zinc and plastic are properly secured. Any evidence of blistering to felt
and asphalt roofs should be checked as this may indicate that water penetration
is occurring. Solar protective coverings should be properly maintained (inspection
should be from vantage points and not direct access). |
| Flashings |
These are normally found at junctions between
roofs and other structures such as parapets, chimney stacks and main walls
to the house. They should be checked to ensure that they are sound and that
lead and zinc flashings are properly dressed in position.
Mortar and tile fillet flashings only have a limited life and are subject
to regular cracking and disturbance. Any signs of such defects should be
rectified preferably with lead flashings. Defective flashings are a common
source of damp penetration. Adhesive flashings are normally only suitable
for temporary repairs. |
| Rainwater goods |
Gutters should be laid to even falls towards
the outlets and regular checks should be made to ensure that they are
clear of all debris and sediment which will involve regular cleaning.
Joints should be properly checked for leaks and re-made as necessary.
All brackets should be checked and repaired/renewed as appropriate. Cracked
or broken sections of gutters and downpipes should be renewed immediately
on discovery to prevent damp penetration to other parts of the fabric.
All rainwater downpipes should discharge clear of the property either
over gullies or direct into the below ground drainage. Gullies should
be properly cleared of all debris to ensure that water can flow away freely.
Gully kerbs where provided should be properly maintained in a sound condition. |
| Chimney stacks |
All stacks should be checked for damage including
deterioration and leaning. Flue pots should be checked to ensure that they
are properly bedded and pointing should be renewed where defective. Flashings
should also be properly checked. Any television aerials should be maintained
in good condition and renewed where necessary. |
| Walls and brickwork |
Confirm that all of the pointing is in good
and sound condition and renew where necessary to prevent damp penetration
occurring.
Ensure that all junctions between windows or door frames and the brickwork
are maintained in a watertight condition. Ensure that joints around pipes
where they extend through the wall are properly sealed and that pipework
is properly attached to walls.
If minor cracking is noted ensure that it is made good. If the cracking
recurs or larger cracks are noted, seek further professional advice from
a Chartered Surveyor as to the nature of repairs required.
If the property is rendered or covered with an alternative form of cladding,
make sure that it is maintained in good condition and renew defective
areas as and when found. Poor maintenance may lead to water penetration
and could also cause timber decay. Regular redecoration of painted walls
and claddings should be undertaken.
Keep soil, pavings, patios, etc at least 150mm below the level of the
damp proof course, airbricks or internal floor levels, whichever is the
lowest, to prevent dampness occurring. If airbricks are provided to ventilate
the sub-floor voids, ensure that they are maintained in good condition
and are free from any blockages. These can easily be cleaned out with
a length of stout wire. |
| External joinery (including patios and windows) |
Periodically inspect all areas of external joinery
for defects including poor or blistered paintwork, dampness or decay. Prepare
and redecorate as necessary. Regular painting/treatment helps resist timber
decay.
Replace all cracked or broken panes of glass and renew loose or missing
putties and redecorate to avoid timber decay. Replace broken sash cords
and window furniture. Ease and adjust opening windows to ensure that they
work freely and do not bind on frames thereby causing damage to external
decorations. Ensure that all windows and doors are provided with adequate
security. Do not allow condensation to cause decay to internal sections
of windows and doors. |
| External Decorations |
Maintain in good and sound condition and renew
on a regular basis every 3-4 years (or sooner if necessary), ensuring that
all woodwork, metalwork and other painted surfaces are properly prepared
after maintenance ready to receive the new decorative finishes. Decoration
should not be undertaken during damp conditions. |
| Drainage |
Periodically lift manhole covers to ensure
that there are no blockages. Defective and leaking drains can damage the
foundations leading to structural movements.
Confirm that all covers to manholes are in good condition, and suitable
for the type of use, ie. appropriate covers in areas where vehicles are
likely to pass.
Ensure that all chambers are maintained in good condition and that adequate
ventilation is provided.
If you have a private drainage system, ensure that it is properly maintained
and is of adequate size for your current needs. |
| INTERNALLY |
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| Roof voids |
Make regular inspections to ensure that there
are no obvious signs of leaks or other areas of dampness which could lead
to decay. Carry out any necessary repairs immediately after the discovery
of defects.
Check the condition of any exposed brickwork including chimney stacks for
cracking or other defects.
Make sure that there is no evidence of timber defects either in the form
of cracked, split or broken timbers, timber beetle infestation or decay.
Establish that cold water storage tanks are properly supported, insulated
and covered, and that overflows work freely, do not leak, and discharge
properly to the outside. Ensure that all valves and stopcocks work freely
and there is no contamination within the tank. Label the stopcocks for quick
reference.
Ensure that the insulation, minimum of 150mm is recommended, laid between
the ceiling joists, does not restrict the airflow at eaves level and that
condensation is not forming on the underside of the roof coverings. Provide
additional ventilation where there is evidence of condensation.
Check ceilings under flat roofs for any signs of leaks and investigate and
repair as necessary. Ensure that there is adequate ventilation within the
flat roof structure to prevent condensation and decay. If it is necessary
to replace the roof covering, consideration should be given to improving
the levels of insulation provided. |
| Plumbing and heating |
Internal and external main stopcocks should be
readily accessible and in good condition in case of an emergency.
Keep all plumbing in good condition and periodically clean out waste traps
to baths, sinks, wash basins, etc.
Overhaul leaking or defective taps to prevent water wastage.
Ensure that all central heating appliances, boilers etc. are serviced annually
by a suitably qualified person (i.e. Gas Company or "CORGI" registered
fitter).
Ensure that all exposed pipework is properly insulated and that external
taps are properly drained down and isolated during winter periods.
Check the hot water cylinder, radiators and radiator valves for any signs
of deterioration or leaks. |
| Electrical installation |
Arrange for the electrical installation to be
checked regularly in accordance with the Electricity Company's recommendations
at least once in every 5 years to confirm that there is no deterioration
in either the cables or fittings and that it is in good condition. If defects
occur, they should be corrected immediately by a qualified electrician.
Do not make any alteration to the electrical wiring without qualified advice.
Ensure that adequate safety equipment is installed at the fuseboard and
in other areas such as in the garage or sheds, particularly where electrical
equipment is to be utilised externally. All works should be carried out
in accordance with the IEE Regulations. Establish that insulation within
the roof voids or other areas is not causing cabling to overheat. |
| Internal joinery |
Ensure that all joinery is properly maintained.
Ease and adjust doors as necessary and ensure that door furniture is in
good condition.
Check that any glazed panels in doors, glazed screens and low level windows
comprise safety glass to prevent accidents.
Establish that stair treads are properly maintained in a firm condition
and that stair and other carpeting is safe.
Check for any signs of decay or timber infestation and carry out the necessary
remedial work. |
| |
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Standard Terms of Engagement: |
| PLEASE NOTE: These Standard Terms of
Engagement form part of the contract between the Surveyor and the
Client. A modified form of the HOMEBUYER Survey & Valuation
Service applies in Scotland.
Part 1: GENERAL
1 The Service. The standard HOMEBUYER Survey & Valuation Service
("the Service") which is described in Part 2 of these
Terms ("the Description") applies unless an addition to
the Service is agreed in writing before the Inspection. (An example
of such an addition is reporting upon parts which are not normally
inspected, such as the opening of all windows.)
2 The Surveyor who provides the Service will be a Chartered Surveyor,
or a Fellow or Associate of the Incorporated Society of Valuers
and Auctioneers, who is competent to survey, value and report upon
the Property which is the subject of these Terms.
3 Before the Inspection. The Client will inform the Surveyor of
the agreed price for the Property and of any particular concerns
(such as plans for extension) which he or she may have about the
Property.
4 Terms of payment. The Client agrees to pay the fee and any other
charges agreed in writing.
5 Cancellation. The Client will be entitled to cancel this contract
by notifying the Surveyor's office at any time before the day of
the Inspection. The Surveyor will be entitled not to proceed with
the provision of the Service (and will so report promptly to the
Client) if, after arriving at the
Property, he or she concludes:
(a) that it is of a type of construction of which he or she has
insufficient specialist knowledge to be able to provide the Service
satisfactorily; or
(b) that it would be in the typical Client's best interests to be
provided with a Building Survey, plus valuation, rather than the
HOMEBUYER Service.
In case of cancellation, the Surveyor will refund any money paid
by the Client for the Service, except for expenses reasonably incurred.
In the case of cancellation by the Surveyor, the reason will be
explained to the Client.
6 Liability. The Report provided is solely for the use of the Client
and the Client's professional advisers, and no liability to anyone
else is accepted. Should the Client not act upon specific, reasonable
advice |
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contained in the Report, no responsibility
is accepted for the consequences.
7 Complaints Handling Procedure. A copy of the firms complaints
handling procedure is available on request.
Part 2: Description of the HOMEBUYER Service
A The Service
Al The HOMEBUYER Service comprises:
l an Inspection of the Property (Section B below)
l a concise Report based on the Inspection (Section C)
l the Valuation which is part of the Report (Section D).
A2 The Surveyor's main objective in the HOMEBUYER Service is to
give Clients considering buying a particular Property the professional
advice which will assist them:
l to make a reasoned and informed judgement on whether or not to
proceed with the purchase
l to assess whether or not the Property is a reasonable purchase
at the agreed price
l to be clear what decisions and actions should be taken before
contracts are exchanged.
A3 The HOMEBUYER Service therefore covers the general condition
of the Property and particular features which affect its present
value and may affect its future resale. The Report focuses on what
the Surveyor judges to be urgent or significant matters. Significant
matters are those which, typically, in negotiations over price would
be reflected in the amount finally agreed.
B The Inspection
B1 The Inspection is a general surface examination of those parts
of the Property which are accessible: in other words, visible and
readily available for examination from ground and floor levels,
without risk of causing damage to the Property or injury to the
Surveyor. Due care is therefore exercised throughout the Inspection
regarding safety, practicality and the constraints of being a visitor
to the Property (which may be occupied). So furniture, floor coverings
and other contents are not moved or lifted; and no part is forced
or laid open to make it accessible.
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| B2 The services are inspected (except, in the case
of flats, for drainage, lifts and security systems), but the Surveyor
does not test or assess the efficiency of electrical, gas, plumbing,
heating or drainage installations, or compliance with current regulations,
or the internal condition of any chimney, boiler or other flue.
Also, the Surveyor does not research the presence (or possible consequences)
of contamination by any harmful substance. However, if a problem
is suspected in any of these areas, advice is given on what action
should be taken.
B3 Where necessary, parts of the Inspection are made from adjoining
public property. Such equipment as a damp-meter, binoculars and
torch may be used. A ladder is used for hatches and also for flat
roofs not more than three metres above ground level. Leisure facilities
and non-permanent outbuildings (such as pools and timber sheds)
are noted but not examined. In the case of flats, exterior surfaces
of the building containing the Property, as well as its access areas,
are examined in order to assess their general condition; roof spaces
are inspected if there is a hatch within the flat.
C The Report
C1 The Report provides the Surveyor's opinion of those matters
which are urgent or significant and need action or evaluation by
the Client before contracts are exchanged. It includes some or all
of the following:
- urgent repairs (e.g. gas leak, defective chimney stacks) -
for which the Client should obtain quotations where appropriate
- significant matters requiring further investigation where essential
(e.g. suspected subsidence) - for which the Client should obtain
(and may have to pay for) reports and quotations from suitable
contractors
- significant but not urgent repairs and renewals (e.g. new covering
for flat roof before long)
- other significant considerations (e.g. some potential source
of inconvenience) which the Surveyor wishes to draw to the attention
of the Client
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- legal matters (e.g. a possible right of way) which the Client
should instruct the Legal Advisers to include in their inquiries.
C2 Matters assessed as not urgent or not significant are outside
the scope of the HOMEBUYER Service and are generally not reported.
However, other matters (such as safety) are reported where the Surveyor
judges this to be helpful and constructive. If a part or area normally
examined is found to be not accessible during the Inspection, this
is reported; if a problem is suspected, advice is given on what
action should be taken.
C3 The Report is in a standard format arranged in the following
sequence: Introduction & Overall Opinion; The Property &
Location; The Building; The Services & Site; Legal & Other
Matters; Summary; Valuation. In the case of leaseholds, the Report
is accompanied by a standard appendix called Leasehold Properties.
D The Valuation and Reinstatement Cost
D1 The last section of the Report contains the Surveyor's opinion
both of the Market Value of the Property and of the Reinstatement
Cost, as defined below.
D2 "Market Value" is the best price at which the sale
of an interest in property would have been completed unconditionally
for cash consideration on the date of valuation. In arriving at
the opinion of the Open Market Value, the Surveyor also makes various
standard assumptions covering, for example: vacant possession; tenure
and other legal considerations; contami-nation and hazardous materials;
the condition of uninspected parts; the right to use mains services;
and the exclusion of curtains, carpets, etc., from the valuation.
(If required, details are available from the Surveyor.) Any additional
assumption, or any found not to apply, is reported.
D3 "Reinstatement Cost" is an estimate for insurance
purposes of the current cost of rebuilding the Property in its present
form, unless otherwise stated. This includes the cost of rebuilding
the garage and permanent outbuildings, site clearance and professional
fees, but excludes VAT (except on fees). |
| Photo page of (this section is only included by
us) |
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| Front Elevation |
Rear Elevation |
Floot roof |
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| Overgrown Conifers |
Broken Tiles |
Tacked on felt |
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| Moss in Gutter |
Poor fitting facias |
Rainwater goods |
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| Akward detail of roof |
Akwarf detail closeup |
Shingle is only comsetic |
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| Inside roof |
Free running drains |
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