Property address Client's name Date of inspection Sample report, EN3 Mrs Sample 01 November 2013 2
A B C D E F G H I J K L Introduction to the report About the inspection Overall opinion and summary of the condition ratings About the property Outside the property Inside the property Services Grounds (including shared areas for flats) Issues for your legal advisers Risks Valuation Surveyor's declaration What to do now Description of the RICS HomeBuyer Service Typical house diagram RICS is the world's leading qualification when it comes to professional standards in land, property and construction. In a world where more and more people, governments, banks and commercial organisations demand greater certainty of professional standards and ethics, attaining RICS status is the recognised mark of property professionalism. Over 100,000 property professionals working in the major established and emerging economies of the world have already recognised the importance of securing RICS status by becoming members. RICS is an independent professional body originally established in the UK by Royal Charter. Since 1868, RICS has been committed to setting and upholding the highest standards of excellence and integrity ­ providing impartial, authoritative advice on key issues affecting businesses and society. The RICS HomeBuyer Report is reproduced with the permission of the Royal Institution of Chartered Surveyors who owns the copyright. © 2010 RICS 3
This HomeBuyer Report is produced by an RICS surveyor who has written this report for you to use. If you decide not to act on the advice in this report, you do this at your own risk. The HomeBuyer Report aims to help you: make a reasoned and informed decision on whether to go ahead with buying the property; make an informed decision on what is a reasonable price to pay for the property; take account of any repairs or replacements the property needs; and consider what further advice you should take before committing to purchase the property. Any extra services we provide that are not covered by the terms and conditions of this report must be covered by a separate contract. If you want to complain about the service, please refer to the complaints handling procedure in the 'Description of the RICS HomeBuyer Service' at the back of this report. Property address
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Surveyor's name
Surveyor's RICS number
Company name
Date of the inspection
Related party disclosure
Keith Barnfield
0058638
Barnfields
01 November 2013 Report reference number
P9615
No conflicts of interest were found from reasonable enquiry.
Full address
and postcode
of the property
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Weather conditions
when the inspection
took place
The weather was overcast but dry.
The status of the
property when the
inspection took place
Property address
The property was occupied by the sellers. The accommodation was fully furnished and the floors were fully covered.
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We inspect the inside and outside of the main building and all permanent outbuildings, but we do not force or open up the fabric. We also inspect the parts of the electricity, gas/oil, water, heating and drainage services that can be seen, but we do not test them. To help describe the condition of the home, we give condition ratings to the main parts (the 'elements') of the building, garage and some parts outside. Some elements can be made up of several different parts. In the element boxes in parts E, F, G and H, we describe the part that has the worst condition rating first and then briefly outline the condition of the other parts. The condition ratings are described as follows. Defects that are serious and/or need to be repaired, replaced or investigated urgently. Defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way. No repair is currently needed. The property must be maintained in the normal way. Not inspected (see 'Important note' below). The report covers matters that, in the surveyor's opinion, need to be dealt with or may affect the value of the property. Important note: We carry out only a visual inspection. This means that we do not take up carpets, floor coverings or floorboards, move furniture or remove the contents of cupboards. Also, we do not remove secured panels or undo electrical fittings. We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if necessary, from neighbouring public property and with the help of binoculars. We inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulation material, stored goods or other contents). We examine floor surfaces and under­floor spaces so far as there is safe access to these (although we do not move or lift furniture, floor coverings or other contents). We are not able to assess the condition of the inside of any chimney, boiler or other flues. We note in our report if we are not able to check any parts of the property that the inspection would normally cover. If we are concerned about these parts, the report will tell you about any further investigations that are needed. We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance and repairs we suggest may be expensive. Please read the 'Description of the RICS HomeBuyer Report Service' (at the back of this report) for details of what is, and is
not, inspected. Property address
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This section provides our overall opinion of the property, and summarises the condition ratings of the different elements of the property. If an element is made up of a number of different parts (for example, a pitched roof to the main building and a flat roof to an extension), only the part in the worst condition is shown here. To make sure you get a balanced impression of the property, we strongly recommend that you read all sections of the report, in particular the 'What to do now' section. Our overall opinion of the property This is a much­altered house which, because of removal of original features, now has a rather bland appearance. On the positive side, it is located in the quieter part of xxxxxx Road and there is an outlook over a park to the rear. The price you have agreed is £272,000. In our view that figure is at the upper end of the expected range for a three­bedroomed house in EN3, and one would expect the condition of the property to be good. Our survey has highlighted shortcomings that you will need to address. For that reason our own valuation falls a little short of the agreed price. The fact that the the property is within an area that could be prone to flooding may deter some purchasers. Also the positioning of the cloakroom in a substandard lean­to is a drawback. Otherwise we do not envisage any significant problems on resale. Section of the report
E: Outside the property
F: Inside the property
G: Services
Section of the report
E: Outside the property
F: Inside the property
H: Grounds(part)
Property address
Element Number
E1
E3
E4
F4
F5
F7
G1
G4
Element Number
E2
E5
E7
E8
F3
F8
H2
Element Name
Chimney stacks
Rainwater pipes and gutters
Main walls
Floors
Fireplaces, chimney breasts and flues
Woodwork (for example, staircase and joinery)
Electricity
Heating
Element Name
Roof coverings
Windows
Conservatory and porches
Other joinery and finishes
Walls and partitions
Bathroom fittings
Other
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Section of the report
E: Outside the property
F: Inside the property
Element Number
E6
F1
F2
F6
G: Services
Property address
G2
G3
G5
Element Name
Outside doors (including patio doors)
Roof structure
Ceilings
Built­in fittings (built­in kitchen and other fittings, not including appliances)
Gas/oil
Water
Water heating
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Type of property
The property comprises a two­storey semi­detached house. The front faces approximately north.
Approximate year the property was built The house dates from 1907.
Approximate year the property was extended There is a small single storey extension at the rear. It is more than ten years old (precise date unknown).
Approximate year the property was converted Not applicable.
Information relevant to flats and maisonettes Not applicable.
Accommodation Floor Living rooms Bed­ rooms Bath or Separate Kitchen shower toilet Utility room Conser­ vatory Other Lower ground Ground Name of other 1 1 1 2 Entrance lobby, hallway Landing First 3 1 1 Second Third Other Roof space Construction The house is of traditional construction. The external walls are principally of 225mm solid yellow stock brickwork. The main and back addition roofs are pitched and clad with concrete interlocking tiles, mounted on battens and lined internally with vinyl. The upper floor is of timber. The ground floor is partly of timber and partly of solid concrete. Property address
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Energy We have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC, then we will present the ratings here. We have not checked these ratings and so cannot comment on their accuracy. We are advised that the property's current energy performance, as recorded in the EPC, is: Energy­efficiency rating
Not on particulars. Refer to agents.
Environmental
impact rating
Not applicable.
Mains services The marked boxes show that the mains services are present. Gas Electricity Water Drainage Central heating Gas Electric Solid fuel Oil None Other services or energy sources (including feed­in tariffs) Not applicable. Grounds There are gardens at front and rear. A shed/gymnasium outbuilding stands at the rear of the site. There is a lean­to at the side of the back addition; the downstairs wc is contained within this outbuilding. Location The locality is primarily residential and is reasonably popular. The road is made up and local authority adopted. There is no parking on­site. Occasional parking congestion can be expected in the road. The stream known as Turkey Brook flows behind the site. There is a park beyond that. Property address
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Facilities The area is adequately served by all usual amenities. Enfield Lock Station is nearby. Local environment The geological drift map indicates that this particular property is likely to be founded on Kempton Park gravel. This should be less volatile than soil such as London clay but nevertheless careful management of trees and shrubs growing near to buildings should be observed in order to prevent roots from interfering with the soil below foundations. At present there are no large trees near to the house. There is the stump of a former moderately­sized tree in the front garden of 193. It is only a metre from the front corner of the subject house; we can only say that no evidence of any root action damage to the building was noted. The property is in an area that is within the 'extent of extreme flood' on the Environment Agency map. As far as we are aware there is no modern history of flooding to the subject site (see section J2 Risks). Radon Gas is not an issue in this location. Property address
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Limitations to inspection Normal limitations apply. E1
Chimney stacks
There are two chimneys.
The brickwork of the main party chimney is satisfactory. As far as we can see the disused pots have not been capped­off. Condition rating 1.
The back addition chimney brickwork shows missing pointing and open joints which threaten its stability. Condition rating 3.
The back addition chimney and the adjoining party parapet wall should be repointed and its two disused pots capped­off. Alternatively, and probably preferably, this redundant stack should be demolished and the roof made good. See also section F5.
To repair the chimney safely and avoid damaging the roof covering, contractors will have to use appropriate access equipment (for example scaffolding, hydraulic platforms, etc.).
E2
Roof coverings
Overall the main and back addition roof tiling, which is probably about twenty years old, is satisfactory from ground level viewing. Small growths of moss and lichen on the tile surfaces are not a significant problem. Some weathering of the sand faces of the tiles has occurred although this is an aesthetic shortcoming only. There are no loft ventilators. Condition rating 2.
Insulated lofts should be ventilated. Vents can be incorporated in the eaves soffits, and ideally at least one ventilating tile installed in each of the roof slopes.
The single storey extension, which adjoins the back addition end wall, has a flat timber deck roof with a covering of bituminous felt that is currently satisfactory. Condition rating 1.
Please note that felt roof coverings do not last as long as tiles, and they can deteriorate quite quickly.
E3
Rainwater pipes
and gutters
Most of the rainwater fittings are of modern plastic type. There are some gutter distortions; please check the watertightness of the gutters during rain. Specifically you must check that rainwater is not being discharged down the walls at the point where the back addition and rear main walls meet. Previous gutter leakage there has caused lateral penetration of damp in the middle bedroom. The front rainwater pipe is of ageing cast iron. Behind its position, in the front bedroom, there is also some penetrating damp. All of the rainwater from the rear roofs goes into the lean­to gutter which may struggle to cope with peak flow.
Condition rating 3. Renew the front rainwater pipe and check all other rainwater fittings for leakage/overspill during rain. Clear the gutters of obstructing vegetation.
E4
Main walls
Property address
The appearance of the front of the house has been altered considerably. The former bay has been demolished and the stone dressings removed. The reason for this change is Sample report, EN3
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unclear but it may have been prompted by differential structural movement of the bay, and a decision to remove, rather than repair that feature of the house. The bricks that have been used on the revised, and rather bland, façade are not a perfect match but are a good effort. Some minor cracks were noted to the brickwork and rendering on all elevations but no there are no indications of serious movement. The flank wall has suffered lateral distortions that are within acceptable tolerances. Where the bricks are fully exposed to the elements the mortar pointing between them is mostly fair although a few decayed or detached sections were noted.
In the 1960's a pair of maisonettes was built on the adjoining plot (193) and the left flank wall of that building was constructed just 200mm from the flank wall of 195. Within the resulting gap the brickwork pointing can be seen to be poor, although the wall has little exposure to the weather. In practical terms maintenance of the obscured brickwork will not be possible.
Condition rating 2. We recommend that lateral stability at the top of the flank wall be improved by installing simple steel straps to connect the brickwork to the rafters and ceiling joists in the loft, in the manner that would be required for new houses. The gap between the two buildings should be cleared of all debris/rubble.
The rear main and back addition walls have been rendered and painted white. There are internal patches of penetrating damp to these walls (see F3). Previously the white paint has been applied to a damp background, trapping moisture in the masonry. The paint film is now coming adrift.
Condition rating 3. Clean down, stabilise and repaint the rendering. This work is best done during the summer months.
The damp­proof courses are concealed by plinths, the neighbouring building and decking.
Condition rating 2. The gap between buildings should be cleaned out. There are also potential issues of dpc bridging associated with the decking; ideally it should be isolated from the back addition end wall.
The extension walls are of cavity construction. Condition rating 1.
E5
Windows
The windows are of upvc­framed double glazing, mostly pre­dating the 2002 upgrades and FENSA requirements although there are a few exceptions. The middle bedroom and rear bedroom upper glazing units have failed, causing unsightly condensation between the panes. These two windows would also be awkward to escape through in the event of a fire.
Condition rating 2. Ideally renew either the failed glazing units or the middle bedroom and rear bedroom windows in their entirety. Any windows installed since 2002 should carry FENSA certification.
E6
Outside doors
(including patio doors)
The entrance door and patio doors are of upvc with double­glazed panels. There is a timber door from the kitchen to the lean­to with sectional single­glazed panes.
Condition rating 1. Check FENSA certification for the patio doors.
Property address
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E7
Conservatory
and porches
The lean­to is partly of 100mm concrete blockwork and partly of timber framing with glazed side panels and a polycarbonate roof. The roof is sealed at its edges with cheap adhesive flashband. The glazing unit to the end window has failed. We cannot confirm that the timber floor is isolated from sources of damp.
Condition rating 2. There are maintenance issues associated with this outbuilding, but more importantly the siting of a cloakroom/wc within such a low standard structure is inappropriate and contravenes Building Regulations. Tolerate the situation for now if you wish, but make plans for change before long.
E8
Other joinery
and finishes
The eaves timbers, which need repainting, may also be found to require repair on closer inspection.
Condition rating 2. As an alternative to repair/maintenance you may choose to install upvc eaves details incorporating loft ventilators.
E9
Other
Property address
Not applicable.
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Limitations to inspection At the time of our visit the property was fully furnished and fitted carpets or other fixed floor coverings were present throughout. Accordingly our inspection of the floors was severely restricted. F1
Roof structure
Access to the main and back addition roof voids is through a hatch in the landing ceiling. Boards have been laid over the ceiling joists for storage purposes but most are loose and care must be shown when walking on them. The roof is framed­out in traditional fashion. The timbers show the usual splits and shakes (natural defects) together with some distortions that are within acceptable tolerances; the roof was not strengthened when the concrete tiles were laid but this has not resulted in any serious detriment. There are some damp stains to the timbers but as far as we can see there is no current rainwater penetration. Fibreglass quilt insulation has been laid between the ceiling joists to a depth of about 150mm (current recommended standard is 250mm). There is mildew on a few of the rafters; this is likely to have been caused by condensation. Roofs of this age were rarely provided with dedicated ventilation but the subsequent addition of loft insulation makes ventilation desirable (see E2). There is an abandoned wasps nest. Condition rating 1.
F2
Ceilings
As far as we can tell the ceilings have been renewed in plasterboard. Typically some minor cracks have opened up at the plasterboard joints in response to slight movements in the structure. Condition rating 1.
F3
Walls and partitions
The internal walls are partly of timber stud and are partly of solid type. Typically for a property of this age the first floor partitions show drops at the heads of door openings, an indication of old settlement. In places old cracking is perceptible to the plaster beyond the decorations. It is not possible to determine the means of support above either the through reception room opening or the open plan kitchen. In the reception room there is no pier below the party wall end of the beam; seating of this beam could be less than Building Regulations require. We can merely say that no outwardly apparent difficulties have resulted from these longstanding arrangements to date. Condition rating 1.
Several areas of penetrating damp were detected. High damp meter readings are obtainable to the plaster at both sides of the middle bedroom and rear bedroom window openings. As already indicated, the rendering and paintwork has trapped damp within the wall. Defective rainwater fittings may have worsened this problem, and are likely to be the cause of an area of damp to the left side of the front bedroom window (position corresponding with a cast iron rainwater pipe). There is also a small area of damp to the base of the flank wall just inside the entrance door.
Condition rating 2. If the sources of damp are removed it is possible the plaster will dry but we suggest you allow for some replastering in the areas concerned when redecorating.
Property address
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F4
Floors
Whilst we did not find evidence of woodworm attack to floor timbers etc, we would caution that infestation by common furniture beetle (a type of woodworm) is by no means unusual in houses of this age and there exists a possibility that boreholes will be found in the floorboards if floor coverings are taken up. Modern chemical treatments against woodworm are relatively inexpensive but can be both disruptive and unpleasant.
Some of the floorboards are loose and creak under tread. In the bathroom several floor tiles are cracked because they have been laid on an unsteady base.
Ventilation below the suspended timber ground floor is currently inadequate, principally because any vents at the bases of the rear main and back addition flank walls (part of the kitchen floor is of timber) have been obscured by the lean­to floor.
Condition rating 3. Insufficient ventilation can lead to dampness and rot below the floor. Reinstate ventilators from the rear.
F5
Fireplaces, chimney
breasts and flues
Only one of the three original chimney breasts is intact: that one serves the front bedroom and reception room where the fireplace openings have been sealed up. The truncated brickwork of the rear main chimney breast rests on gallows brackets in the loft. The remaining brickwork of the back addition chimney breast has been left ragged and completely unsupported.
Condition rating 3. Provide a means of support that would be acceptable under Building Regulations to the back addition chimney breast. Alternatively demolish the chimney and the remaining brickwork below it (see also E1).
F6
Built­in fittings (built­in
kitchen and other fittings,
not including appliances)
The kitchen units are modern and satisfactory. Condition rating 1.
There are no fitted wardrobes in the bedroom.
F7
Woodwork (for
example, staircase
and joinery)
Typically for a house of this age the staircase is steeper than would be permitted nowadays and there is no handrail at the side of it.
Condition rating 3. Install a handrail.
Most of the doors are of moulded panel type. The inner entrance door needs adjustment to permit closure. The rest are of modern glazed panel design although the glass is not marked as being of safety type. Sundry restoration work will be needed to the fixed joinery (eg skirting boards) when redecorating. Condition rating 1.
F8
Bathroom fittings
The bathroom fitting are reasonably modern. Sundry faults include a loose flushing handle to the wc and some chips in the bath enamel. Condition rating 1.
Waste from the cloakroom/wc goes to a mechanical processor and is pumped from there into the drainage system, although the point at which it connects to the drains is not visible. The lid of the processor is cracked. The wash basin is also cracked.
Condition rating 2. As previously indicated, these sanitary fittings are inappropriately sited Property address
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in a substandard outbuilding, a situation which you are advised to address before long.
F9
Other
Property address
Not applicable.
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Services are generally hidden within the construction of the property. This means that we can only inspect the visible parts of the available services, and we do not carry out specialist tests. The visual inspection cannot assess the services to make sure they work efficiently and safely, and meet modern standards. Limitations to inspection We did not find any drainage inspection chambers. However, upon enquiry the seller told us there is one below the lean­to floor, under the present washing machine position. For practical reasons we could not examine it. G1
Electricity
Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property and its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council. The electricity meter and fusebox are located in the understairs cupboard. The fusebox is of modern type with miniature circuit breaker fuses and a residual current detector device. Some of the connected wiring cables are of obsolete rubber cable. At least two of the power points are connected up with exposed surface cables. There is a broken switching box on the landing skirting board which we believe is intended to serve the bathroom extractor fan.
Condition rating 3. Rubber cables are potentially hazardous. Obtain a report from an accredited electrician with a view to addressing all safety shortcomings in the wiring installation.
G2
Gas/oil
Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced by a registered 'competent person' and in line with the manufacturer's instructions. This is important to make sure that the equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning and to prevent carbon dioxide and other greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register for gas installations, and OFTEC for oil installations. The positioning of a gas meter in the same cupboard as an electricity meter is something that is not normally undertaken nowadays, although it is a situation which still exists in many older houses. The gas pipe from the meter onwards was found to be of copper where visible.
Condition rating 1, although ideally the gas meter should be moved to outside.
G3
Water
Property address
The parts of the plumbing that we were able to examine were found to consist of copper and plastic pipes but the possibility of some older lead pipes going unseen within the structure cannot be entirely discounted. There is a disconnected plastic tank in the back addition part of the loft. We did not find a working cold water storage tank and as far as we can establish all of the supplies to the various sanitary fittings are now run directly off of the rising main. Typically this results in reduced flows if two or more taps are opened at the same time, particularly on the hot water side. Condition rating 1.
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G4
Heating
Central heating is delivered by a Ferroli Domi Compact F30B gas fired combination boiler. This is a modern condensing boiler. The radiators are of steel panel type. They do not have individual thermostats. There is a roomstat for overall temperature control but the dial has been painted over.
Condition rating 3. Heating installations should be installed and serviced regularly (usually every year) by an appropriately qualified person who is registered under the government­
approved competent person scheme (Gas Safe). The seller has indicated orally that servicing by British Gas was last undertaken in August; documentary evidence of this should be obtained. You are advised to enquire as to how room teperature can be regulated, given that the roomstat appears to be stuck.
G5
Water heating
Hot water is delivered on demand by the boiler.
G6
Drainage
The property is connected to the public sewer and the drainage system consists of separate drains for surface water (rainwater, water from yard drains) and foul water (waste water from wcs, baths, showers sinks, basins and dishwashers).
G7
Common services
Property address
Not applicable.
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Limitations to inspection Normal limitations apply. H1
Garage
Not applicable.
H2
Other
The shed is of single skin brick and concrete blockwork construction with an inner plasterboard lining. It has a timber deck roof clad with bituminous felt. There is an electricity supply which should be checked as part of overall safety testing (see G1). The windows and doors are of upvc­framed double glazing. The outer pane of the rear window has been broken.
Condition rating 2. Repair the window before long.
H3
General
To the right side of the front garden the concrete slab boundary wall is cracked and partly unstable. In the back garden the left side fence is partly dilapidated.
Turkey Brook is behind the site. The shed in positioned close to the bank which has a retaining wall that has been added to at various times. However, the base of the bank is earth. The possibility of bank erosion does exist. You should keep regular watch on the condition of the bank by viewing it from the park.
Property address
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We do not act as 'the legal adviser' and will not comment on any legal documents. However, if during the inspection we identify issues that your legal advisers may need to investigate further, we may refer to these in the report (for example, check whether there is a warranty covering replacement windows). I1
Regulation
Your legal adviser should obtain confirmation that statutory consents were obtained for the following, and that building work was passed on final inspection by the Local Building Control Officer:
Construction of the extension
Chimney breast demolitions (unlikely to have received consent in their present form).
Through reception room and intermediate kitchen supports.
Window and door renewals (building regulations or accredited person scheme).
Roof retiling with materials heavier than the original.
Creation of the cloakroom (unlikely).
Demolition of the front bay and reinstatement of the front wall.
Quite often it is discovered that permission to undertake alteration work such as installing supports has not been obtained. In those circumstances we cannot comment upon the adequacy of hidden detailing and you will be taking the potential responsibility for corrective work on risk.
I2
Guarantees
Please check the existence of a service agreement for the boiler. Otherwise, as far as we are aware, there are no guarantees/warranties relating to any elements of the property.
I3
Other matters
You have told us that the property is freehold. You should ask your legal adviser to confirm this and explain the implications.
It is likely you will need to rely upon statutory rights of access for maintenance of the flank wall which stands on the boundary line.
Property address
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This section summarises defects and issues that present a risk to the building or grounds, or a safety risk to people. These may have been reported and condition rated against more than one part of the property or may be of a more general nature, having existed for some time and which cannot be reasonably changed. J1
Risks to the building
Structural movement: The building has suffered a degree of old movement common to many properties of this age and type. Risks of future movement should be minimised by properly managing trees/shrubs, and keeping the drains in good repair.
Dampness: Attention has been drawn to several areas of penetrating damp (section F3).
Most of the window frames lack trickle ventilators. Please minimise the risks of condensation by regularly opening windows and restoring the bathroom extractor fan to working order (or installing a new fan). The kitchen cooker hood serves a filter function only; ideally an extractor fan should be installed in the kitchen too.
Timber defects: In a building of this age there is a risk of woodworm to unseen timbers, and there is a potential for damp/rot problems to occur in poorly­ventilated floor voids.
J2
Risks to the grounds
Contamination: No contamination was seen or suspected.
Flooding: According to the Environment Agency (the Government organisation responsible for flood control), the property is within the extent of extreme flooding from the brook at the rear. You should ask your legal adviser about this and check with your insurer to make sure that they will cover a property in this location (see section I3). If not, it may affect the saleability of the property. There is also a risk of bank erosion.
Japanese knotweed: We found no evidence of this invasive shrub. However there are heightened risks of Japanese knotweed occurring near watercourses.
J3
Risks to people
The following are actual or potential safety hazards:­
Door glazing not marked as being of modern safety type.
Electric wiring installation without a current test certificate.
Difficulty of escaping through middle bedroom and rear bedroom windows.
Loose boards in the loft.
Unsupported chimney breast.
No staircase handrail.
J4
Other
Property address
Not applicable.
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In my opinion the Market Value on
£ 268000 as inspected was: 04 November 2013 TWO HUNDRED AND SIXTY EIGHT THOUSAND POUNDS (amount in words) Tenure
Freehold.
Area of property (sq m)
115 sq m gross external.
In my opinion the current reinstatement cost of the property (see note below) is: £ 200000 TWO HUNDRED THOUSAND POUNDS (amount in words) In arriving at my valuation, I made the following assumptions. With regard to the materials, construction, services, fixtures and fittings, and so on I have assumed that: an inspection of those parts that I could not inspect would not identify significant defects or a cause to alter the valuation; no dangerous or damaging materials or building techniques have been used in the property; there is no contamination in or from the ground, and the ground has not been used as landfill; the property is connected to, and has the right to use, the mains services mentioned in the report; and the valuation does not take account of any furnishings, removable fittings or sales incentives. With regard to legal matters I have assumed that: the property is sold with 'vacant possession' (your legal advisers can give you more information on this term); the condition of the property, or the purpose the property is or will be used for, does not break any laws; no particularly troublesome or unusual restrictions apply to the property, that the property is not affected by problems which would be revealed by the usual legal inquiries and that 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 mains services on normal terms, and that the sewers, mains services and roads giving access to the property have been 'adopted' (that is, they are under local­authority, not private, control). Any additional assumptions relating to the valuation There are none. Your legal advisers, and other people who carry out property conveyancing, should be familiar with these assumptions and are responsible for checking those concerning legal matters. My opinion of the Market Value shown here could be affected by the outcome of the enquiries by your legal advisers (section I) and/or any further investigations and quotations for repairs or replacements. The valuation assumes that your legal advisers will receive satisfactory replies to their enquiries about any assumptions in the report. Other considerations affecting value There are none. Note: You can find information about the assumptions I have made in calculating this reinstatement cost in the 'Description of the RICS HomeBuyer Service' provided. The reinstatement cost is the cost of rebuilding an average home of the type and style inspected to its existing standard using modern materials and techniques, and by acting in line with current Building Regulations and other legal requirements. This will help you decide on the amount of buildings insurance cover you will need for the property. Property address
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"I confirm that I have inspected the property and prepared this report, and the Market Value given in the report." Signature
Surveyor's RICS number
0058638
Qualifications
FRICS
For and on behalf of Company
Address
Town
Postcode
Website
Email
Property address
Client's name
Barnfields
1a Windmill Hill
County
Enfield
EN2 6SE
http://www.barnfields.com
Phone number
Middlesex
020 8363 3394
Fax number
020 8367 3746
[email protected]
Sample report, EN3 Mrs Sample
Date this report 15 January 2014 was produced
RICS Disclaimers 1. This report has been prepared by a surveyor ('the Employee') on behalf of a firm or company of surveyors ('the Employer'). The statements and opinions expressed in this report are expressed on behalf of the Employer, who
accepts full responsibility for these. Without prejudice and separately to the above, the Employee will have no personal liability in respect of any statements and opinions contained in this report, which shall at all times remain the sole responsibility of the Employer to the exclusion of the Employee. In the case of sole practitioners, the surveyor may sign the report in his or her own name unless the surveyor operates as a sole trader limited liability company. To the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract Terms Act 1977 it does not apply to death or personal injury resulting from negligence. 2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and is available only to parties who have signed a licence agreement with RICS. RICS gives no representations or warranties, express or implied, and no responsibility or liability is accepted for the accuracy or completeness of the information inserted in the document or any other written or oral information
Property address
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given to any interested party or its advisers. Any such liability is expressly disclaimed. Please read the 'Description of the RICS HomeBuyer Report Service' (at the back of this report) for details of what is, and is
not, inspected. Property address
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Getting quotations The cost of repairs may influence the amount you are prepared to pay for the property. Before you make a legal commitment to buy the property, you should get reports and quotations for all the repairs and further investigations the surveyor may have identified. You should get at least two quotations from experienced contractors who are properly insured. You should also: ask them for references from people they have worked for; describe in writing exactly what you will want them to do; and get the contractors to put the quotations in writing. Some repairs will need contractors with specialist skills and who are members of regulated organisations (for example, electricians, gas engineers, plumbers and so on). Some work may also need you to get Building Regulations permission or planning permission from your local authority. Further investigations If the surveyor is concerned about the condition of a hidden part of the building, could only see part of a defect or does not have the specialist knowledge to assess part of the property fully, the surveyor may have recommended that further investigations should be carried out to discover the true extent of the problem. Who you should use for these further investigations You should ask an appropriately qualified person, though it is not possible to tell you which one. Specialists belonging to different types of organisations will be able to do this. For example, qualified electricians can belong to five different government­approved schemes. If you want further advice, please contact the surveyor. What the further investigations will involve This will depend on the type of problem, but to do this properly, parts of the home may have to be disturbed and so you should discuss this matter with the current owner. In some cases, the cost of investigation may be high. When to do the work The condition ratings help describe the urgency of the repair and replacement work. The following summary may help you decide when to do the work. Condition rating 2 ­ repairs should be done soon. Exactly when will depend on the type of problem, but it usually does not have to be done right away. Many repairs could wait weeks or months, giving you time to organise suitable reports and quotations. Condition rating 3 ­ repairs should be done as soon as possible. The speed of your response will depend on the nature of the problem. For example, repairs to a badly leaking roof or a dangerous gas boiler need to be carried out within a matter of hours, while other less important critical repairs could wait for a few days. Warning Although repairs of elements with a condition rating 2 are not considered urgent, if they are not addressed they may develop into defects needing more serious repairs. Flat roofs and gutters are typical examples. These can quickly get worse without warning and result in serious leaks. As a result, you should regularly check elements with a condition rating 2 to make sure they are not getting worse. Property address
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The service The RICS HomeBuyer Service includes: an inspection of the property (see 'The inspection'); a report based on the inspection (see 'The report'); and a valuation, which is part of the report (see 'The valuation'). The surveyor who provides the RICS HomeBuyer Service aims to give you professional advice to help you to: make an informed decision on whether to go ahead with buying the property; make an informed decision on what is a reasonable price to pay for the property; take account of any repairs or replacements the property needs; and consider what further advice you should take before committing to purchase the property. The inspection The surveyor inspects the inside and outside of the main building and all permanent outbuildings, but does not force or open up the fabric. This means that the surveyor does not take up carpets, floor coverings or floorboards, move furniture, remove the contents of cupboards, roof spaces, etc., remove secured panels and/or hatches or undo electrical fittings. If necessary, the surveyor carries out parts of the inspection when standing at ground level from public property next door where accessible. The surveyor may use equipment such as a damp­meter, binoculars and torch, and may use a ladder for flat roofs and for hatches no more than 3 metres above level ground (outside) or floor surfaces (inside) if it is safe to do so. Services to the property Services are generally hidden within the construction of the property. This means that only the visible parts of the available services can be inspected, and the surveyor does not carry out specialist tests. The visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources; plumbing, heating or drainage installations (or whether they meet current regulations); or the inside condition of any chimney, boiler or other flue. Outside the property The surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common (shared) use. To inspect these areas, the surveyor walks around the grounds and any neighbouring public property where access can be obtained. Buildings with swimming pools and sports facilities are also treated as permanent outbuildings, but the surveyor does not report on the leisure facilities, such as the pool itself and its equipment, landscaping and other facilities (for example, tennis courts and temporary outbuildings). Flats When inspecting flats, the surveyor assesses the general condition of outside surfaces of the building, as well as its access areas (for example, shared hallways and staircases). The surveyor inspects roof spaces only if they are accessible from within the property. The surveyor does not inspect drains, lifts, fire alarms and security systems. Dangerous materials, contamination and environmental issues The surveyor does not make any enquiries about contamination or other environmental dangers. However, if the surveyor suspects a problem, he or she should recommend a further investigation. The surveyor may assume that no harmful or dangerous materials have been used in the construction, and does not have a duty to justify making this assumption. However, if the
inspection shows that these materials have been used, the
surveyor must report this and ask for further instructions.
The surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when inspecting properties that may fall within the Control of Asbestos Regulations 2006. With flats, the surveyor assumes that there is a 'dutyholder' (as defined in the regulations), and that in place are an asbestos register and an effective management plan which does not present a significant risk to health or need any immediate payment. The surveyor does not consult the dutyholder. The report The surveyor produces a report of the inspection for you to use, but cannot accept any liability if it is used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk. The report focuses on matters that, in the surveyor's opinion, may affect the value of the property if they are not addressed. The report is in a standard format and includes the following sections. A
B
C
D
E
F
G
H
I
J
K
L
Introduction to the report About the inspection Overall opinion and summary of the condition ratings About the property Outside the property Inside the property Services Grounds (including shared areas for flats) Issues for your legal advisers Risks Valuation Surveyor's declaration What to do now Description of the RICS HomeBuyer Service Typical house diagram Condition ratings The surveyor gives condition ratings to the main parts (the 'elements') of the main building, garage and some outside elements. The condition ratings are described as follows. Condition rating 3 ­ defects that are serious and/or need to be repaired, replaced or investigated urgently. Condition rating 2 ­ defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way. Condition rating 1 ­ no repair is currently needed. The property must be maintained in the normal way. N I ­ not inspected. The surveyor notes in the report if it was not possible to check any parts of the property that the inspection would normally cover. If the surveyor is concerned about these parts, the report tells you about any further investigations that are needed. The surveyor does not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. However, there is general advice in the 'What to do now' section at the end of the report. Energy The surveyor has not prepared the Energy Performance Certificate (EPC) as part of the RICS HomeBuyer Service for the property. If the surveyor has seen the current EPC, he or she will present the energy­efficiency and environmental impact ratings in this report. The surveyor does not check the ratings and cannot comment on their accuracy. Issues for legal advisers The surveyor does not act as 'the legal adviser' and does not comment on any legal documents. If, during the inspection, the surveyor identifies issues that your legal advisers may need to investigate further, the surveyor may refer to these in the
report (for example, check whether there is a warranty covering
replacement windows).
Continued...
27
Risks Reinstatement cost This section summarises defects and issues that present a risk to the building or grounds, or a safety risk to people. These may have been reported and condition rated against more than one part of the property or may be of a more general nature, having existed for some time and which cannot reasonably be changed. Reinstatement cost is the cost of rebuilding an average home of the type and style inspected to its existing standard using modern materials and techniques and in line with current Building Regulations and other legal requirements. If the property is leasehold, the surveyor gives you general advice and details of questions you should ask your legal advisers. This includes the cost of rebuilding any garage, boundary or retaining walls and permanent outbuildings, and clearing the site. It also includes professional fees, but does not include VAT (except on fees). The valuation The reinstatement cost helps you decide on the amount of buildings insurance cover you will need for the property. The surveyor gives an opinion on both the Market Value of the property and the reinstatement cost at the time of the inspection (see the 'Reinstatement cost' section). Standard terms of engagement 1
Market Value 'Market Value' is the estimated amount for which a property should exchange, on the date of the valuation between a willing buyer and a willing seller, in an arm's length transaction after the property was properly marketed wherein the parties had each acted knowledgeably, prudently and without compulsion. The materials, construction, services, fixtures and fittings, and so on an inspection of those parts that have not yet been inspected would not identify significant defects or cause the surveyor to alter the valuation; no dangerous or damaging materials or building techniques have been used in the property; there is no contamination in or from the ground, and the ground has not been used as landfill; the property is connected to, and has the right to use, the mains services mentioned in the report; and the valuation does not take account of any furnishings, removable fittings and sales incentives of any description. 2
The surveyor ­ the service is to be provided by an AssocRICS, MRICS or FRICS member of the Royal Institution of Chartered Surveyors, who has the skills, knowledge and experience to survey, value and report on the
property. 3
Before the inspection ­ you tell the surveyor if there is already an agreed, or proposed, price for the property, and if you have any particular concerns (such as plans for
extension) about the property. 4
Terms of payment ­ you agree to pay the surveyor's fee and
any other charges agreed in writing. 5
Cancelling this contract ­ you are entitled to cancel this contract by giving notice to the surveyor's office at any time before the day of the inspection. The surveyor does not provide the service (and reports this to you as soon as possible) if, after arriving at the property, the surveyor decides that: Legal matters The surveyor assumes that: the property is sold with 'vacant possession' (your legal advisers can give you more information on this term); the condition of the property, or the purpose that the property is or will be used for, does not break any laws; no particularly troublesome or unusual restrictions apply to the property, that the property is not affected by problems which would be revealed by the usual legal enquiries and that all necessary planning and Building Regulations permissions (including permission to make alterations) have been obtained and any works undertaken comply with such permissions; and the property has the right to use the mains services on normal terms, and that the sewers, mains services and roads giving access to the property have been 'adopted' (that is, they are under local­authority, not private, control). The surveyor reports any more assumptions that have been made or found not to apply. If the property is leasehold, the general advice referred to earlier explains what other assumptions the surveyor has made. (a) he or she lacks enough specialist knowledge of the method of construction used to build the property; or
(b) it would be in your best interests to have a building survey and a valuation, rather than the RICS HomeBuyer
Service. If you cancel this contract, the surveyor will refund any money
you have paid for the service, except for any reasonable expenses. If the surveyor cancels this contract, he or she will explain the reason to you. 6
Liability ­ the report is provided for your use, and the surveyor cannot accept responsibility if it used, or relied upon,
by anyone else. Complaints handling procedure The surveyor will have a complaints handling procedure and will give you a copy if you ask. Note: These terms form part of the contract between you and the surveyor. This report is for use in England, Wales, Northern Ireland, Channel Islands and Isle of Man. 12091f9e-4e7d-4df6-941f-27d9b83f0345
costing of repairs; schedules of works; supervision of works; re­inspection; detailed specific issue reports; and market valuation (after repairs). When deciding on the Market Value, the surveyor also makes the following assumptions. The surveyor assumes that: The service ­ the surveyor provides the standard RICS HomeBuyer Service ('the service') described in the 'Description of the RICS HomeBuyer Service', unless you and the surveyor agree in writing before the inspection that the surveyor will provide extra services. Any extra service will
require separate terms of engagement to be entered into with the surveyor. Examples of extra services include: 28
This diagram illustrates where you may find some of the building elements referred to in the report. Property address
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