home report - lows · pdf filestone (stugged and snecked sandstone ashlar according to the...

Prepared by: John S Stockan Chartered Surveyor, Holland House, Harray, Orkney, KW17 2LQ

Property address: Braebuster House Deerness Orkney KW17 2QL

Customer: Mr M.J. and Mrs S.J. Dobson Customer address: Braebuster House Deerness Orkney KW17 2QL Date of inspection: 24 & 25th March 2016

Home Report

JOHN S STOCKAN, BSc FRICS Chartered Surveyor

125N – Braebuster House, Deerness, Orkney KW17 2QL Page 1

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1. INFORMATION AND SCOPE OF INSPECTION

This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It also tells you about the extent of the inspection and highlights anything that the surveyor could not inspect. All references to visual inspection refer to an inspection from within the property without the need to move any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right are taken facing the front of the property. The inspection is carried out without causing damage to the building or its contents and without endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction. The presence or possible consequences of any site contamination will not be researched. Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. were not inspected or reported on.

Description A detached house together with various outbuildings, separate cottage and grounds extending to approximately 1.6 acres. The property is used for entirely residential purposes. The front of the property faces west. The house (including the boundary walls, gatepiers and cottage) are Listed Category C(S). It is understood that the name may derive from a combination of the words broad and bister, meaning a broad farm settlement.

Accommodation Ground Floor: Entrance Vestibule, Hallway and

Staircase, Drawing Room, Dining Room, Library/Study, Breakfast Room, Kitchen, Utility, Toilet, Rear Vestibule, Conservatory. First Floor: Landing, Bathroom, Shower-room, (5) Bedrooms. Second Floor: Landing, Bedroom, Sitting/Games Room.


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Gross internal floor area (m2)

The gross internal floor area of the property is approximately 385 m2.

Neighbourhood and location

The property is situated on the west coast of the parish of Deerness with views across Deer Sound. The property is in a rural location. Local amenities include a primary school, general merchants and community centre. All other facilities can be obtained in Kirkwall some 8 miles distant. Neighbouring properties include a farm and scattered houses.

Age The house carries a date-stone of 1888 and was built for Samuel Reid the Provost of Kirkwall.

Weather The weather was mainly dry with a cold wind. The report should be read in context of these weather conditions.

Chimney stacks There are (4) stone built chimneys. The two large

chimneys on the north and south gables have sandstone corner dressings and each have (5) large decorative pots (corniced octagonal cans). The rear chimney on the main house is smaller and has sandstone dressings and (1) decorative pot. The gable chimney on the rear wing has no sandstone dressing but (2) decorative pots. Visually inspected with the aid of binoculars where appropriate.

Roofing including roof space

Pitched timber framed roof structure comprising timber rafters, board sarking, hair felt and natural slates fixed with iron nails. The stone ridge tiles are bedded in mortar. Sandstone crow-steps to the front three gables and sandstone skews to the two rear gables. Lime mortar pointing at the joint between the crow-steps/skews and the slates. Lead valley gutters. The roof space was noted to be insulated to a depth of approximately 150mm. No access was obtained into the


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side eaves of the main house roof but were informed that this also contains insulation 150mm thick. The two front bay windows have lead lined flat roofs. Rear dormer window with slate roof and cheeks and lead flashings around. Three conservation Velux rooflights fitted. Sloping roofs were visually inspected with the aid of binoculars where appropriate. Flat roofs were visually inspected from vantage points within the property and where safe and reasonable to do so from a 3m ladder externally. Roof spaces were visually inspected and were entered where there was safe and reasonable access, normally defined as being from a 3m ladder within the property. If this is not possible, then physical access to the roof space may be taken by other means if the Surveyor deems it safe and reasonable to do so. Head and shoulders inspection of the roof spaces only from the hatches in the second floor linen store and the area outside the bathroom in the rear wing.

Rainwater fittings Rainwater fittings are ogee profile and are generally

cast iron on the front elevation and Marley Alutec replacement aluminium gutters elsewhere. Generally square section cast iron and aluminium downpipes. There are uPVC hopper heads and downpipes from the roofs of the two front bay windows. Visually inspected with the aid of binoculars where appropriate.

Main walls The mains walls are understood to be of Caithness

stone (stugged and snecked sandstone ashlar according to the listing details) with polished sandstone ashlar dressings to the bay windows, flush windows and door on the front elevation (all with chamfered reveals). Sandstone base course to the front elevation. Informed that the walls have been treated with a Thompson’s Ultra waterproofer.


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Visually inspected with the aid of binoculars where appropriate. Foundations and concealed parts were not exposed or inspected.

Windows, external doors and joinery

Windows are single glazed sash and case units and are understood to be made of teak. Most have been overhauled and draft-proofed and the sash cords removed. Several windows (especially in the rear wing and second floor) have secondary glazing units fitted internally. The timber internal shutters have been refurbished and finished with Danish oil. The front door is a panelled teak door with a glazed fanlight over. There are no other external joinery items. Internal and external doors were opened and closed where keys were available. Random windows were opened and closed where possible. Doors and windows were not forced open.

External decorations Decorated areas include a varnished finish to external

joinery items. Visually inspected.

Conservatories / porches

A conservatory has been built at the rear of the house with internal dimensions of 3.90 x 3.80m. The walls and pitched roof have a hardwood timber frame with double glazed units to the roof and walls. There is a double leaf glazed hardwood entrance door. The floor is finished with flagstones. Visually inspected.

Communal areas There are no communal areas. Circulation areas visually inspected.

Garages and permanent outbuildings

The outbuildings comprise the following:- 1 Attached “lean-to” shed inside size 5.82 x 2.09m. Constructed of stone walls, slated roof, flagstone floor, timber door and electricity supply.


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2 Detached store/workshop inside size 9.08 x 4.50m. Comprises a “blocked in” timber war-time hut with a pitched corrugated iron roof, concrete floor and electricity supply. 3 Workshop (understood to be the original dwelling house) inside size 8.55 x 4.45m. Constructed of stone walls, mono-pitched corrugated asbestos roof, rough concrete floor, double leaf sliding doors and an electricity supply. 4 “Lean-to” garden shed inside size 4.17 x 3.17m. Constructed of single skin block walls, corrugated asbestos roof, double glazed uPVC window and electricity supply. 5 “Lean-to” timber greenhouse inside size 7.00 x 3.00m set against a blockwork rear wall. There is also a cottage within the grounds the details of which are as follows:- Accommodation: Front Entrance Hall, Sitting Room, Passage, Kitchen, Bathroom, Gable Entrance Porch, (2) Bedrooms. The gross internal floor area is 66m2. Bin store size 2.05 x 1.58 attached to the back of the bathroom extension. Construction: The external walls are of stone construction with a pointed front elevation and a roughcasted rear elevation and gable. The bathroom wing is of block construction with a roughcast finish. The gable porch is of single skin block construction with a roughcast finish. The main roof is pitched and formed of timber rafters, board sarking, felt and Spanish slates. The loft insulation is 150mm thick. The bathroom extension has a flat roof with a mineral surfaced felt waterproofing layer. Double glazed uPVC casement windows and external doors. The kitchen, bathroom and gable porch have tiled solid floors. The passage and sitting room have carpeted solid floors. Unable to confirm the floor construction. The entrance hall has a flagstone floor and the two bedrooms suspended timber floors with a carpeted finish (no access to inspect the timber floors). Ceilings are timber lined and


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painted. The inside faces of the external walls have been strapped and lined apart from the smaller bedroom and gable porch where the outside walls are plastered on the hard. Ledged, lined and braced timber doors. Fitted kitchen units with laminate worktops. Open fireplace in the sitting room with a metal insert and timber surround. The bathroom contains a WC, wash hand basin and metal bath with an electric shower over. The bathroom walls are fully tiled. Mains water supply. Mains electricity supply to fuse and MCB distribution boards in the entrance passage. Total heating, total control tariff. PVC/PVC twin and earth cables to lights and ring circuits. Heating is mainly from an oil boiler in the gable entrance porch to radiators (with thermostatic valves) throughout the house. There is also an electric storage heater in the entrance hall and an electric heated towel rail and fan heater in the bathroom. Domestic hot water is provided from an insulated cylinder in the loft which is heated from the oil boiler or by an immersion heater. Visually inspected.

Outside areas and boundaries

The site is defined by stone walls of squared rubble with a rubble cope. Stone gate-piers with splayed faces making for easier access. The bulk of the garden is laid to grass. Sunken area behind the front boundary wall which is planted with trees. Walled vegetable garden. Gravel drive which extends around the house. Visually inspected.

Ceilings The ceilings are mainly lath and plaster and most rooms have a decorative cornice. The kitchen has a plasterboard ceiling and the rear entrance vestibule and toilet a pine boarded ceiling. Visually inspected from floor level.

Internal walls The inside faces of the external walls are mainly finished with lath and plaster. Internal partitions are also generally finished with lath and plaster. The walls in the rear entrance vestibule and toilet are lined with pine boarding. The utility and shower-room have fully tiled walls.


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Visually inspected from floor level. Using a moisture meter, walls were randomly tested for dampness where considered appropriate.

Floors including sub floors

Suspended timber ground floors in the main house most of which have been sanded and finished with a clear lacquer (understood to be 3 coats). The flooring is 28mm tongued and grooved pine boarding. The front entrance vestibule and hallway have solid floors finished with mosaic tiles. The rear wing has a tiled solid floor. Upper floors are of suspended timber. No access was obtained under the timber ground floors. Surfaces of exposed floors were visually inspected. No carpets or floor coverings were lifted. Sub-floor areas were inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted "head and shoulders" inspection at the access point. Physical access to the sub floor area may be taken if the Surveyor deems it is safe and reasonable to do so, and subject to a minimum clearance of 1m between the underside of floor joists and the solum as determined from the access hatch.

Internal joinery and kitchen fittings

The internal joinery consists of pitch pine panelled timber doors and pitch pine moulded timber architraves and skirtings. The public rooms have double height skirtings. Some glazed doors either with the original coloured glass or new laminated glass with Victorian patterns. Pitch pine staircase and balustrading. The kitchen joinery consists of fitted units with granite worktops. Various fitted wall cupboards. Built-in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances.


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Chimney breasts and fireplaces

There are (7) open fireplaces most of which have cast iron inserts (some tiled) and timber mantles and surrounds. Marble fireplaces in the drawing and dining rooms which have multi-fuel stoves set in the openings. Visually inspected. No testing of the flues or fittings was carried out.

Internal decorations Ceilings and walls are understood to have been finished

with paint containing no vinyl which allows the plaster to breathe. Some walls have been papered. Joinery items (doors etc.) have a polished finish and the exposed timber floors finished with clear lacquer. Visually inspected.

Cellars There are no cellars. Visually inspected where there was safe and purpose-built access.

Electricity The property is served by a mains electricity supply to distribution boards and meters in the utility room. Understood to be on an Economy 8 tariff. PVC sheathed cables to power and lighting circuits. Accessible parts of the wiring were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on.

Gas There is no mains gas in Orkney. No bottle gas supply.

Accessible parts of the system were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on.


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Water, plumbing and bathroom fittings

There is a mains water supply to the property. The pipework, where visible, is of copper, plastic and uPVC construction. Plastic cold water storage and header tanks. Sanitary ware to the bathroom includes a decorated Sanitan WC, wash-hand basin and bidet. Roll top bath with a shower attachment. The shower-room has a WC, wash hand basin and mixer shower in a glass block shower enclosure. WC in the ground floor toilet. Stainless steel sink in the kitchen and double bowl fireclay sink in the utility room. Visual inspection of the accessible pipework, water tanks, cylinders and fittings without removing any insulation. No tests whatsoever were carried out to the system or appliances.

Heating and hot water The property is principally heated by a Worcester Bosch oil boiler (understood to be 6 years old) which heats radiators (with thermostatic valves) throughout the house. There are also (4) electric storage radiators either wired to a fused spur or plugged-in to a time clock in a 13amp plug. Both the drawing room and dining room have enclosed multi-fuel stoves. In addition there are (7) open fireplaces. In the breakfast room there is an oil fired Stanley range (Brandon TS2 DHW model) with heats the domestic hot water. Water is heated in an insulated indirect cylinder which is also fitted with an immersion. Accessible parts of the system were visually inspected apart from communal systems, which were not inspected. No tests whatsoever were carried out to the system or appliances.

Drainage The property is understood to connect to a private

drainage system incorporating a septic tank. The septic tank is understood to be at the bottom of the garden but is covered and not able to be inspected. Drainage covers etc were not lifted. Neither drains nor drainage systems were tested.


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Fire, smoke and burglar alarms

There is a smoke detector in the ground floor hall. Visually inspected. No tests whatsoever were carried out to the system or appliances.

Any additional limits to inspection: At the time of my inspection the property was occupied and fully furnished with floors partially covered throughout. I have not carried out an inspection for Japanese Knotweed and for the purposes of this report I have assumed that there is no Japanese Knotweed within the boundaries of this property or within neighbouring properties. Japanese Knotweed can be very difficult and expensive to eradicate. I have not carried out any tests nor done any investigations in regard to the levels of radon gas in the property. Some properties in Orkney have high levels of radon gas which may be injurious to health.


Sectional diagram showing elements of a typical house

Reference may be made in this report to some or all of the above component parts of the property. This diagram may assist you in locating and understanding these terms.


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2. CONDITION

This section identifies problems and tells you about the urgency of any repairs by using one of three categories.

Category 3 Category 2 Category 1

Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now.

Repairs or replacement requiring future attention, but estimates are still advised.

No immediate action or repair is needed.

Structural movement

Repair category 1

Notes: No matters noted requiring comment.

Dampness, rot and infestation

Repair category 2

Notes: Some dampness was registered at the following places:- On the wall at the side of the fireplace in the library/study. On the gable wall around the fireplace in the dining room and around the front wall to the side of the bay window. On the gable walls above the fireplaces in the two south gable bedrooms on the first floor. There is evidence of woodworm activity in some roof timbers. Informed by the present owner that he has treated these roof and other areas whenever possible.

Chimney stacks

Repair category: 1

Notes: No significant defects noted.

Roofing including roof space

Repair category: 1

Notes: Few chipped slates noted. Some rust on the slate nails, particularly in the rear wing roof.


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Rainwater fittings

Repair category: 2

Notes: The cast iron downpipes to the front elevation have cracked. The uPVC downpipes from the front bay windows are not in keeping with the listing of the house.

Main walls

Repair category: 2

Notes: Some erosion of the dressed sandstone facings to the front elevation.

Windows, external doors and joinery

Repair category: 1

Notes: The removal of the sash cords will make the windows heavy to open and will require support to stay open. The front door lock is rusty.

External decorations

Repair category: 2

Notes: Some windows are now suffering the effects of weathering and will require re-coating.

Conservatories / porches

Repair category: 2

Notes: Several failed double glazing units (especially to the roof) which have misted up.

Communal areas

Repair category: N/A

Notes: There are no communal areas.

Garages and permanent outbuildings

Repair category: 2


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Notes: The outbuildings are generally in serviceable order but the external joinery items (windows and external doors) are in need of attention. The following items were noted during the inspection of the cottage:- 1 Cracked chimney can. 2 Cracks in roof skews. 3 No rainwater gutter to the gable porch roof. 4 Slight bulge in the rear wall next the sitting room window. Some boss and cracked roughcast locally with moss growth in the cracks. 5 Partly finished gravel path along the rear. 6 The oil boiler has no cover and is smelling slightly of oil. 7 Some dampness registered below the front windows in the sitting room and bedroom. Also dampness registered on the outside wall of the small bedroom and at the base of the wall cupboard in the main bedroom. 8 Woodworm in the roof timbers. 9 Leak in the front rainwater gutter.

Outside areas and boundaries

Repair category: 1

Notes: No significant defects noted but there is scope for further development of the grounds.

Ceilings

Repair category: 1

Notes: No significant defects noted but there is some minor cracking to the plaster.

Internal walls

Repair category: 1


Floors including sub-floors

Repair category: 1


Internal joinery and kitchen fittings


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Repair category: 1


Chimney breasts and fireplaces

Repair category: 1


Internal decorations

Repair category: 1


Cellars


Notes: There are no cellars.

Electricity

Repair category: 1

Notes: No significant defects noted. There is no evidence of recent testing and failure to service and test increases safety risks.

Gas


Notes: There is no gas installation.

Water, plumbing and bathroom fittings

Repair category: 1

Notes: The present owners are going to insulate the water tanks and pipework in the loft.

Heating and hot water

Repair category: 1



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Drainage

Repair category: 1



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

Structural movement 1

Dampness, rot and infestation 2

Chimney stacks 1

Roofing including roof space 1

Rainwater fittings 2

Main walls 2

Windows, external doors and joinery 1

External decorations 2

Conservatories / porches 2

Communal areas N/A

Garages and permanent outbuildings 2

Outside areas and boundaries 1

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars N/A

Electricity 1

Gas N/A

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

Remember The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that relevant estimates and reports are obtained in your own name. Warning If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions where the effect can be considerable.

Repair Categories Category 3: Urgent Repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Category 2: Repairs or replacement requiring future attention, but estimates are still advised. Category 1: No immediate action or repair is needed.


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3. ACCESSIBILITY INFORMATION Guidance Notes on Accessibility Information Three steps or fewer to a main entrance door of the property: In flatted developments the ‘main entrance’ would be the flat’s own entrance door, not the external door to the communal stair. The ‘three steps or fewer’ are counted from external ground level to the flat’s entrance door. Where a lift is present, the count is based on the number of steps climbed when using the lift. Unrestricted parking within 25 metres: For this purpose, ‘Unrestricted parking’ includes parking available by means of a parking permit. Restricted parking includes: Parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking control sign, parking meters or other coin-operated machines.

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

Ground, First & Second.

2. Are there three steps or fewer to a main entrance door of the property?

Yes

3. Is there a lift to the main entrance door of the property?

No

4. Are all door openings greater than 750mm?

No

5. Is there a toilet on the same level as the living room and kitchen?

Yes

6. Is there a toilet on the same level as a bedroom?

No

7. Are all rooms on the same level with no internal steps or stairs?

No

8. Is there unrestricted parking within 25 metres of an entrance door to the building?

Yes


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4. VALUATION AND CONVEYANCER ISSUES This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives an opinion of market value and an estimated re-instatement cost for insurance purposes.

Matters for a solicitor or licensed conveyancer Check

That the Title is clean and Heritable with no onerous burdens or conditions.

That the septic tank conforms to SEPA regulations.

That any alterations and extensions received all the necessary approvals and completion certificates.

Estimated re-instatement cost for insurance purposes £ 2,200,000 ( Two Million and Two Hundred Thousand Pounds)

Valuation and market comments The market value of the property as described in this report is £ 610,000 ( Six Hundred and Ten Thousand Pounds) This figure assumes vacant possession and that the property is unaffected by adverse planning proposals, onerous burdens, title restrictions and servitude rights.

Signed

Surveyors Name John S Stockan, FRICS

Company Name John S Stockan Chartered Surveyor

Address: Holland House, Harray, Orkney, KW17 2LQ

Date of report: 06 April 2016

home report - lows · pdf filestone (stugged and snecked sandstone ashlar according to the...

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