homescore report - map chartered surveyors · homescore score definitions please note that when...

Homescore Report

Subject Property For

142-148 Main Road

Second Floor

SIDCUPDA14 6NZ

█

1 Page 1

Movement

Visually inspected from relevant accessible internal and external locations.

Woodworm and Rot

Visual inspection in accessible locations. Furniture, personal effects, insulation materials and floor

coverings will not be moved. Floorboards will not be lifted. Further exposure recommendations may be

made where relevant in the surveyor's opinion on the basis of the condition of visible elements.

Dampness and Condensation

Visually inspected with random moisture readings taken with a standard surveyor's moisture meter to

accessible areas within the subject property where in the surveyor's opinion there is the possibility that

such defects could theoretically occur.

Roof Structure and Coverings

Visually inspected where accessible/possible. Main external slopes will be inspected from ground level.

Physical access onto flat roofs will not be made. Flat roofs will be visually inspected from available

positions within the property where possible, but not from ladders or other supports.

Chimneys and Parapets

Visually inspected where possible from ground level and where lines of sight allow.

Rainwater Goods

Visually inspected from ground level only.

Main Wall Elevational Treatments

Visual inspection of surfaces from ground level.

Windows, Doors and External Joinery

The general condition will be advised. A random selection of doors and windows will be opened and

closed at the surveyor's discretion.

Roof Space

Roof spaces will be visually inspected on a "head and shoulders basis" from the loft hatch where in the

surveyor’s opinion access is reasonably and safely available via a standard surveyor's 3 metre ladder

from directly within the confines of the subject property. Insulation and personal effects will not be

moved. Where access is only available from within a communal area, no inspection will be made.

Style and Standard of Inspection

2 Page 2

Ceiling and Internal Wall Surfaces

Visually inspected. The ceiling construction will not be tested or investigated.

Floors

Surfaces visually inspected where uncovered and accessible. Floor coverings, storage and personal

effects will not be moved. Floorboards will not be lifted.

Chimney Breasts

Visual inspection where accessible. Flues and fittings will not be tested.

Internal Joinery and Decorations

Visually inspected where accessible.

Drainage

Visual inspection only of readily accessible chambers within the site curtilage. Inspection chamber

covers will be lifted where considered reasonable in the surveyor’s opinion to do so without creating a

risk of immediate or consequential damage or injury. In the case of flats and maisonettes, inspection

chamber covers will not be lifted.

No Homescore rating applied.

Boundaries and External Surfacings

Visually inspected from within the demise and road frontage where applicable. Adjacent plant, shrub or

other restrictions will not be moved.

Garages and Conservatories

Visually inspected insofar as usage reasonably allows and where directly attached or integral to the

subject property only. Detached garages and outbuildings will not be inspected.

Matters for Your Legal Adviser

Attention will be drawn to matters which in the opinion of the surveyor require further investigation by

your legal adviser with particular reference to modifications to the property and consideration of access.

No Homescore rating will be applied.

Style and Standard of Inspection (Continued)

3 Page 3

Tenure

Details of tenure as advised to the surveyor will be reported here and should be confirmed by legal

advisers prior to purchase commitment.

The Surveyor’s Opinion and Other Considerations

The surveyor will offer a brief summary of their opinion of the property in relation to its condition and will also offer comment regarding the general situation of the property and other factors which in their opinion should be brought to the attention of a willing purchaser. For flats and maisonettes a general comment regarding communal areas will be included where considered relevant.

No Homescore rating will be applied.

Preventative Maintenance and Guidance Notes.

Although not exhaustive, these are to be read and considered as an integral element of the Homescore

report.

Style and Standard of Inspection (Continued)

4 Page 4

Address:

Date of Inspection: Surveyor:

Type and Accommodation:

Approximate Age: Weather:

Restrictions to Inspection:

Location:

Tenure Advised:

Type and Situation

142-148 Main Road

Second Floor

SIDCUPDA14 6NZ

21/08/2018

4 bed semi-detached house.

1930 Clear and dry

Restrictions include: floors covered, bathroom and kitchen fittings in place, furnished and loft insulation.

The property is situated within a mainly residential town location with an average level of local amenities.

Freehold

Garrett O'Hanlon

5 Page 5

Walls:

Roofs:

Chimneys and Parapets:

Rainwater Goods:

Windows and Doors:

Ceilings and Internal Partitions:

Garage:

Floors:

Conservatory:

Construction of Main Elements

solid main walls cavity to rear extension

Pitched Tiled

Brick Plastic

PVC, Double Glazed, Timber, Single Glazed and Mixed

Concrete and Suspended Timber

PVC and Double Glazed

Plasterboard, Solid and Mixed

No attached or integral garage - excluded.

6 Page 6

Homescore Score Definitions

Please note that when considering the report, scores given in each section relate to elements under that

heading which most require attention. A low score therefore does not necessarily mean that all elements

under that heading are in need of equal attention. The surveyor's comments will elaborate appropriately

to clarify.

There is no averaging of scores. One very poor window for example could lead to a score of 2, but replac-

ing just that one window could change the score to an 8 or 9.

It is important to read the scores and refer to them using the score definitions. The score applied will be

defined by one or more of the descriptions in each scoring band.

For flats and maisonettes scores relate to the subject unit only or to common parts and shared elements

where in the surveyor’s professional opinion it is relevant to do so.

Report

Homescore 10

= Good condition to type and age in the surveyor’s opinion.

Homescore 7-9 = No apparent evidence of a need for significant and immediate repairs.

Elements of maintenance may be required. Condition considered consistent to

type and age. Cost implications unlikely to reflect in any “offer to purchase”

price negotiations.

Homescore 4-6 = Degrees of repair required although not considered to be of an immediate or

urgent nature or some considerations in relation to health and safety.

Cost implications may possibly reflect in any “offer to purchase” price

negotiations.

Homescore 1-3

= Defects noted which are considered an actual or developing threat to the

property or have significant health and safety implications or are of such

significance as would typically be reflected in negotiations over price in an

intended purchase.

NI = Not inspected.

N/A = Not applicable.

7 Page 7

1. MOVEMENT

Assessment and Rating

2. WOODWORM AND ROT


3. DAMPNESS AND CONDENSATION


4. ROOF STRUCTURE AND COVERINGS


Report

8 The condition of this element is considered reflected within the scoring range definition for the score applied.We noted no evidence of any significant recent or progressive structural movement within the propertyalthough did observe evidence of usual settlement considered to be within acceptable parameters at thisstage. Long term monitoring would of course, be necessary to be categoric regarding the structural conditionbut is not considered warranted on the basis of our single inspection within the limitations imposed.

6 Woodworm was noted understairs and would be further suspected to concealed areas. A report with furtherexposure should be undertaken by a suitably qualified specialist company offering long-term insurance backedguarantees for the work.

6 Significant evidence of rising damp was recorded and remedial works are recommended by an appropriatelyqualified specialist. Dampness was recorded to the rear wall in the lounge.

6 The main pitched tiled roof is in a condition consistent to type and age.

We were able to digitally inspect the flat mineral felt roof to the rear two story extension. An above averagedegree of weathering and ageing was noted, manifesting itself by means of rippling to the surface of themembrane. Cyclical temperature variations are likely to lead to further thermal movement throughout themembrane giving rise to splitting and eventual problems of penetrating dampness. This should beimmediately replaced.

8 Page 8

5. CHIMNEYS AND PARAPETS


6. RAINWATER GOODS


7. MAIN WALL ELEVATION TREATMENTS


8. WINDOWS, DOORS AND EXTERNAL JOINERY


Report

8 The condition of this element is considered reflected within the scoring range definition for the score applied.


6 We noted several areas of cracked and hollow render to elevations. All such areas should be hacked back to afirm edge and made good in order to eliminate/prevent problems of penetrating dampness and consequentialdecay.

9 The condition of this element is considered reflected within the scoring range definition for the score applied.Where units have been replaced with double glazed units enquiries should be made of the vendor as towhether they are covered by guarantees. If they were replaced since 1 April 2002, confirmation should beobtained that they comply with the building regulation requirement which was introduced at that date.

9 Page 9

9. ROOF SPACE


10. CEILINGS AND INTERNAL WALLS


11. FLOORS


12. CHIMNEY BREASTS


Report

7 Limited insulation restricted our head and shoulders inspection of the roof space and should ideally beincreased in thickness.

6 Older textured ceiling coatings noted to the ground floor generally may contain asbestos and care should betaken when working with the material. Airborne fibres of asbestos are hazardous to health and removal ordisturbance of these coatings will require the involvement of a licensed asbestos contractor before undertakingsuch work.

8 The condition of this element is considered reflected within the scoring range definition for the score applied.We observed usual slight disjunction and deflection to floors consistent with early settlement/thermalmovement and some probable early constructional inaccuracy. Floors generally of average finish and surfacecondition.

8 The condition of this element is considered reflected within the scoring range definition for the score applied.No assumption has been made as to the practicality or otherwise of using fireplaces and flues within theproperty which should be swept before occupation as a matter of good practice.

10 Page 10

13. INTERNAL JOINERY AND DECORATIONS


14. DRAINAGE

Observations

15. BOUNDARIES AND EXTERNAL SURFACINGS


16. GARAGE


Report


Drainage gulleys should be cleaned and maintained on a regular basis to minimise the risk of blockage and asa precaution all surface water gulleys and drainage trenches within curtilage should be flooded prior topurchase commitment to determine their likely adequacy or otherwise under simulated storm conditions.

Without extensive exposure work we are unable to confirm the type or lay-out of the underground rainwaterdrainage system.Connection to mains drainage is assumed and should be verified by your legal advisors prior to purchasecommitment.

6 The brick wall to the front of the plot requires some localised repair in the near future.

N/A No attached or integral garage - excluded.

11 Page 11

Report

18. MATTERS FOR LEGAL ADVISER

Observations

17. CONSERVATORY


19. TENURE

8 Conservatories are not required to be built to the same exacting standards as dwellings and therefore cannotbe expected to function or last as well. The condition of this element is considered reflected within the scoringrange definition for the score applied.

Legal advisors should verify liabilities in respect of boundary markers prior to purchase commitment and confirm there are no knownor outstanding boundary disputes.

Legal advisors should verify whether all relevant regulations and permissions were complied with and obtained for the followingworks:- Rear extension, conservatory and double glazing installed.

Freehold

12 Page 12

Report

20. THE SURVEYOR’S OPINION AND OTHER CONSIDERATIONS

The general condition of the property appears consistent with age and construction but some works of repair and maintenance arerequired.In properties built pre 2000, we would always, as a precaution, recommend an asbestos identification survey by an approvedlicensed contractor or independent body prior to purchase commitment. To prevent problems on resale MAP Chartered Surveyorsrecommend that an asbestos identification survey be undertaken prior to purchase commitment and the resultant reports retainedwith the property to ensure that future resale prospects are not damaged because of the absence of such a report and that futureinsurances are not invalidated because no attempt to identify the risk of asbestos has been undertaken.

According to the Health and Safety Executive, the presence of asbestos would not normally constitute a health hazard unless theasbestos containing material is disturbed, drilled or damaged. When building work is undertaken in the future, you should thereforebe mindful of the possibility of asbestos and if found, a specialist contractor will need to be employed which could be costly.

In this case we particularly but not exclusively draw your attention to the use of some older textured ceiling coatings.

New regulations introduced from the 6th April 2012 mean that contractors working on materials likely to contain asbestos need tocomply with a range of health and safety and insurance requirements which may well increase the cost of such works.

There is a legal requirement to ensure that any works which could impact on areas containing asbestos within residential propertyundertaken after the 6th April 2012 comply with the control of asbestos regulations introduced at that date. Accordingly, your legaladvisers should make appropriate enquiries of the vendors to confirm that any works undertaken by them comply with thisrequirement, and you should also be aware of this requirement moving forwards following transfer of ownership.

13 Page 13

1. MOVEMENT

2. WOODWORM AND ROT

3. DAMPNESS AND CONDENSATION

4. ROOF STRUCTURE AND COVERINGS

5. CHIMNEY AND PARAPETS

6. RAINWATER GOODS

7. MAIN WALL ELEVATIONAL TREATMENTS

8. WINDOWS, DOORS AND EXTERNAL JOINERY

9. ROOF SPACE

10. CEILINGS AND INTERNAL WALLS

11. FLOORS

12. CHIMNEY BREASTS

13. INTERNAL JOINERY AND DECORATIONS

14. DRAINAGE

15. BOUNDARIES AND EXTERNAL SURFACINGS

16. GARAGE

17. CONSERVATORY

Summary of Homescore Rated Elements

8

6

6

6

8

9

6

9

7

6

8

8

8

6

N/A

8

NOT RATED

14 Page 14

Telephone:

Email:

Signature

Surveyor’s Name

Name and Address of Surveyor’s Organisation

Surveyor’s Details

Qualifications

RICS Number

Garrett O'Hanlon

MRICS

2nd floor 142-148

Main Road

Sidcup

Maitlands Acorn Professional Limited

DA14 6NZ

02083001144

Electronically Signed By: Garrett O'Hanlon

0062016

15 Page 15

Movement

Minor cracks can appear within properties from time to time but if these should appear suddenly or are above what would ordinarily be regarded as “hairline” proportions, then it would wise to seek further detailed advice from a qualified chartered surveyor or structural engineer as to whether anything other than minor repair is required. This level of specialist reporting is outside the scope of Homescore. Long term monitoring is always necessary to be categoric regarding the structural condition of property. Appropriate buildings insurance cover should be maintained at a suitable level on the property and should, as a matter of course, be effected from the date of exchange with any intending property purchase. Trees within influencing distance can damage buildings and services. Care should be taken in maintaining existing trees and shrubs and in considering the future planting of additional trees and shrubs and specialist advice may be prudent. Defects in underground drainage systems can damage buildings and services. Specialist testing would be necessary and is always recommended prior to purchase commitment to be categoric regarding the condition of the underground system. It should be noted that for older property, the greater the likelihood that the foundations would be positioned at a shallower depth than required by present day standards. Properties with shallow foundations are at increased risk of structural movement. Buildings typically move and settle over time, often reaching a new position of repose with elements sometimes misaligned, distorted, uneven and out of square. Assessment of such movement is made on the basis of a single inspection and is to be considered in relation to the type, age and location of the property and all relevant factors.

Woodworm and Rot

Measures taken to minimise the risk of dampness and condensation and to maintain adequate sub-floor ventilation would be of assistance in minimising the risk of timber defects. The possibility of infestation to older properties however will remain a potential hazard unless the property has been protected by previous specialist treatment. Periodic inspections by a suitably qualified timber and damp specialist company would be a safeguard. It should be noted however that many elements within residential properties are generally concealed from view and further exposure and investigation will be necessary and recommended prior to purchase commitment in order to be categoric. This particularly applies to older properties or of course properties where no previous timber remedial works by specialist companies have been carried out under a current valid guarantee.

Dampness and Condensation

Make sure you identify the position of the damp proof course in your property and ensure that external ground surfaces are maintained at a suitable distance below this. Bridging of damp proof courses should not occur. In older properties, periodic testing with a damp meter internally is prudent, as damp-proof courses can deteriorate over time.

Preventative Maintenance and Guidance Notes

16 Page 16

Where significant dampness readings are obtained, it should be noted that timbers in contact with dampness could be affected by rot and we would recommend that a specialist firm be instructed to make a thorough examination including concealed areas prior to purchase commitment to determine any damage and the extent of repairs required. Where significant dampness readings are obtained, remedial works may include a need for specialist replastering. Such work if carried out by a timber and damp specialist should be integral with damp proof injection (or other appropriate remedial work) where relevant and covered under a single insurance backed guarantee for both materials and workmanship. Moisture produced within the building can lead to condensation problems, although these can be balanced with suitable levels of heating and ventilation. If replacing old timber windows with modern double-glazed units, the risk of condensation could increase due to restricted ventilation flow, which may need to be provided in some other way. Differing conditions of occupancy and building usage could also vary the incidence of condensation. It should be noted that single glazed units and aluminium or galvanised sections are likely to suffer condensation particularly during the winter months which could influence replacement decisions.

Roof Structure and Coverings

Regular inspections of pitched roof coverings should be undertaken with any damaged or deteriorated flashings, tiles or slates renewed at an early opportunity. Pointing to ridge, hip and verge tiles should be well maintained at all times or rainwater can drive in at these points and cause localised dampness issues. Flat roofs should be regularly inspected and any splitting or blistering immediately repaired. Solar reflective paint where provided should be reapplied on a twelve-monthly basis. Foot traffic over flat roof areas should be minimised. Roof structures typically move and settle over time due to a variety of factors, often reaching a new position of repose with elements slightly misaligned, distorted and uneven. Periodic assessment of condition should take account of such matters in relation to type, age and all relevant factors. Older trussed rafter roofs often do not include timber diagonal bracing or steel restraint straps as would be recommended under current Building Regulation standards. The absence of these would not necessarily be considered as a significant defect nor reported upon. Where structural modifications have been carried out to a roof, then an application should have been made to the building control section of the local authority. Legal advisers’ enquiries should ascertain that appropriate permissions were obtained prior to purchase commitment. All roof coverings can have variable life expectancies. They should be regularly monitored for condition particularly following storms. All abutment details to roofs should be regularly maintained to prevent leakage. Failure of flashing details or flat roofs can cause immediate water penetration. Care should be taken not to place heavy or sharp objects on flat roof surfaces as these can lead to damage and damp penetration. Rainwater goods should not discharge directly onto flat roof surfaces, especially where this can lead to water ponding and deterioration of the roof covering. Tile slip flashings bedded in sand/cement, sand/cement fillets and proprietary adhesive tape flashings are more prone to problems of thermal movement, cracking and detachment which can give rise to damp penetration. Such elements should be replaced with sheet metal for improved durability.

Preventative Maintenance and Guidance Notes (Continued)

17 Page 17

Many flat roof structures are poorly ventilated and insulated. Consideration should be given to upgrading when recovering is required. Flat roofs can fail without warning.

Chimneys and Parapets

Pointing or render surfaces of these elements should be regularly inspected and maintained in good condition as should any flashings at abutments in order to prevent penetrating dampness occurring. Where flashings are in sand/cement mortar or tile fillets bedded in sand/cement mortar, consideration should be given to replacement with lead sheet for improved durability. Adhesive tape flashings can be subject to failure within a short space of time and again should ideally be replaced with sheet metal. Chimney pots are prone to weathering and can become loose. Further inspection using long ladders would be recommended as a precaution prior to purchase commitment to ensure suitable condition (this is outside scope of Homescore). Chimney stacks and parapets often lack properly located damp proof courses which can allow damp penetration and consequent defects.

Rainwater Goods

All gutters and downpipes should be regularly checked, particularly during periods of heavy rainfall to confirm watertightness. Any leakages should be repaired without delay to prevent dampness penetrating and further affecting the property. Brackets should be checked regularly for efficiency. Cracked or broken sections of gutters and downpipes should be renewed immediately on discovery to prevent damp penetration to other parts of the fabric. Ferrous rainwater goods can be prone to concealed corrosion on inner faces. Plastic rainwater goods can be prone to expansion and where differing materials are used, differential expansion can occur resulting in defects and leakages. This should be regularly monitored. Gutters should be appropriately fixed and maintained at adequate and even falls to ensure appropriate discharge of rainwater. Gutters and downpipes should be cleared of debris, vegetation and climbing plants on a regular basis as necessary. Where mature shrubs or trees are in proximity, rainwater goods will require regular cleaning particularly during the Autumn.

Main Wall Elevational Treatments

Pointing, render tile hanging and other elevational treatments should be inspected on a regular basis and repaired where defective or deteriorated in order to prevent damp penetration and decay. Growing plants and ivy against wall surfaces is generally considered to be undesirable as this can encourage dampness and deterioration. Ground levels should always be kept below the levels of damp proof courses. Mastic sealant often used around door and window openings, at abutments and in conservatory structures should be regularly maintained to prevent dampness penetration.


18 Page 18

If spalling occurs to facing brickwork, the affected bricks should be replaced to prevent dampness penetration. If airbricks are provided for sub floor ventilation, these should be well maintained and kept free from blockages and obstructions at all times. The provision of cross flow ventilation to voids is a protection against the build-up of condensation and decay. Concealed metal ties are often used in cavity wall construction to bind inner and outer leaves of the structure. Metal ties can be affected by corrosive failure. Periodic inspection by a specialist company using an endoscope (probe) or similar would be advisable, since external signs of failure of the wall ties are not always apparent until the deterioration has reached a relatively advanced stage. Any external render wall coatings should be kept above the line of the damp proof course, since carrying render across the damp proof course can encourage dampness. Where damp proof courses are bridged, the render should be cut back to a minimum of 150mm above ground level, and provided with a bell cast drip to throw rainwater runoff away from the wall surface. Single skin brick and block construction provides limited thermal insulation capacity, has poor resistance to penetrating dampness, and can suffer from cold bridging and condensation build up. Such a form of construction would not comply with modern Building Regulations for use in habitable areas.

Windows, Doors and External Joinery

Windows, doors and their seals should be regularly maintained to improve their performance and life span. Woodwork and metalwork should be regularly redecorated to ensure that doors and windows open and close effectively without binding or leaving draughty gaps. Any cracked or hardened putty to glazing should be raked out and renewed. Moisture ingress to painted surfaces and around glazing can result in decay to softwood joinery and rusting of metal casements. This can result in cracked glazing. Where softwood joinery is poorly maintained this can result in decay and penetrating dampness, requiring comprehensive repair and considerable expenditure. Signs of discoloration, internal dampness, misting of glazed units, poor quality and loose fittings are all indicative of a poorly installed or ageing unit and further attention and repair is likely. It may however be more cost effective to replace defective joinery in modern materials than continue to repair. Replacement of windows and doors in modern double-glazed units is subject to Building Regulation approval, so a suitably qualified FENSA registered contractor should be engaged. There are numerous types, styles and materials used for replacement double glazed window and door manufacture/installations; any replacement works should be subject to insurance backed guarantees. Care should be taken to ensure that all security to windows and doors is adequate and compliant with insurer’s requirements. Poorly detailed windowsills and door thresholds can cause damp and associated decay. Exposed eaves joinery can be prone to weathering and decay, and periodic maintenance is required. Close inspection would be necessary to fully ascertain condition.


19 Page 19

Roof Space

Roof spaces should be appropriately insulated to reduce heat losses and keep heating costs down. All tanks and pipework including overflow pipes in loft areas should be insulated to minimise the risk of freezing during the winter months. Regular inspections of tanks and pipes in the loft should be undertaken. The excessive use of the loft area for storage should be avoided, to prevent overloading the structure. An appropriate throughput of ventilation should be maintained to loft areas at all times. The roof structure should not be altered without obtaining specialist advice. The integrity of firebreak walls should be maintained at all times to accord with insurers’ requirements and relevant legislation. Unlined roofs are more prone to leakage where coverings are not suitably maintained.

Ceilings and Internal Walls

Regular inspections of all these elements should be undertaken. Particular attention should be paid without delay to any sudden deterioration of ceilings where discolouration or bowing could indicate hidden defects. Further advice should be sought in such instances. Lath and plaster ceilings can fail without warning. Polystyrene tiles ought to be removed and the appropriate repairs effected. These tiles can accelerate the passage of flame in fire conditions and emit toxic fumes. Care should be taken when carrying out maintenance or alteration works to ceilings that electrical services and service pipes are not damaged or disturbed. Timber framed walls should not be modified without taking specialist advice. It is not uncommon to have areas of loose and cracked plasterwork which will require periodic maintenance and repair. Lath and plaster and plasterboard finishes can have a limited resistance to impact. Fibreboard is not considered a particularly desirable ceiling material by modern standards as it has limited fire resistance and durability. Some older textured ceiling coatings may contain asbestos materials. Such materials usually remain inert unless damaged or worked upon. Specialist removal and disposal may be required.

Floors

Springy suspended timber floors may be indicative of subfloor defects. The presence of dampness, high ground levels and limited ventilation may exacerbate the situation. Where give and spring is prevalent further inspection is recommended. Care should be taken not to perforate service pipes, electrical cables etc. when re-fixing loose boards. Solid ground floors particularly in older housing stock were often constructed without adequate damp proofing.


20 Page 20

Solid ground floor slabs can be prone to unevenness, cracking and compaction. Usual indications of such are gaps between the finished floor slab and skirting boards, together with an unevenness of flooring. Such defects may however not be immediately apparent where concealed by floor coverings. Care should be taken not to overload floors. In some instances, it may be necessary to provide additional strengthening of the floors, to allow the introduction of heavy furniture, fittings etc. It should be noted that service pipes, where run within solid floors, may be vulnerable to damage particularly if not adequately protected, and defects can go undetected for some time.

Chimney Breasts

Disused flues should be appropriately ventilated as the through draught will avoid a build-up of condensation which can cause dampness. No assurances as to the satisfaction in use of the fireplaces and heating appliances can be given and these should be checked by a suitably qualified specialist prior to use. Gas equipment should be maintained by qualified Gas Safe engineers, with suitable safety certificates provided. All flues should be checked by a reputable heating engineer specialising in flues and chimneys prior to use. Flues should ideally be swept clean prior to occupation and at maintenance intervals where relevant. Where chimney breasts are removed the type and quality of support can vary greatly and may not comply with prevailing Building Regulation requirements.

Internal Joinery and Decorations

To maintain your property at its peak and to ensure future saleability is not diminished, it is generally recommended that regular redecoration be undertaken and it should be noted that some localised repair to damaged finishes may be necessary when vendor’s furnishings and fittings are removed. Large panes of glass particularly to internal areas of the property may constitute a significant safety hazard and it would be prudent for a glazier to check that such glass is safe prior to purchase commitment. Lead paint may exist in older properties. It is a health hazard and should be removed where discovered. Good ventilation and use of breathing masks is required during removal work. On staircases, open risers, absent balustrading or large gaps in balustrading may not comply with prevailing regulations and reinstatement should be considered where practical.

Electricity

The electrical installation should be checked regularly by a suitably qualified electrical contractor at intervals not exceeding ten years and prior to purchase commitment. No alterations to the electrical installation should be made by anyone other than a suitably qualified electrical contractor. Contractors carrying out work should be able to offer certificates confirming that all modifications to the installation are in accordance with current regulations. Within the loft area, care should be taken to ensure that insulation is not laid in such a manner as to cause electrical cabling or light fittings to overheat.


21 Page 21

Gas

As a precaution, a Gas Safe registered engineer should be called in prior to purchase commitment to fully determine the condition of all gas appliances and pipework within the property to ensure their compliance with all regulations and requirements and the adequacy of flues to accommodate exhaust emission arrangements. Suitably placed carbon monoxide detectors are recommended. Gas appliances should be serviced annually to ensure safe condition.

Sanitary Fittings and Pipework

All waste traps should be regularly and thoroughly cleaned and any dripping or otherwise defective taps repaired or replaced without delay. Pipework in loft areas and floor voids should be appropriately insulated as should external taps and any leakages anywhere within the installations should be immediately attended to by an appropriately qualified plumber to prevent further associated damage occurring. Stopcock locations should be confirmed for maintenance purposes. Original stopcocks in older properties may be reaching the end of their useful life and need renewal. The rising main may also be in a similar condition. Sanitary ware, seals and enclosures are prone to leakage and disrepair. Regular checks should be made of all pipe connections, surrounds and seals to reduce the risk of water leakage and decay. Undetected leakage can cause deterioration in hidden parts of the structure. Galvanized tanks are prone to rusting, leakage and sudden failure. Replacement with modern materials is recommended. Cold water storage and central heating header tanks should be provided with separate overflows which discharge outside the property. The tanks should be appropriately supported and provided with access decking where required. There is concern about the health risks associated with the provision of drinking water via older lead pipework. Where present, lead pipework should be replaced with modern materials by a qualified plumber.

Heating and Hot Water

Heating installations should be checked by a suitably qualified specialist on an annual basis and it is generally advisable to “fire-up” the boiler and heating system for a short period of time at least once every month throughout the Summer periods. Enquiries should be made to confirm whether the heating / hot water systems have been regularly serviced under contract and continuation of existing service and maintenance agreements should be considered. If the system has not been regularly serviced, an inspection and test should be carried out by a suitably qualified registered contactor prior to purchase commitment. Mini bore and micro bore central heating pipework is known to have a limited life as it is prone to blockage from scale build-up. Contact between dissimilar metals can cause corrosion. Where possible isolators should be introduced. Heating systems should be bled of air periodically to maintain efficiency.


22 Page 22

Drainage

It is advisable to remove inspection chamber covers at least once every six months and carry out a visual inspection of the interior of the chamber as part of routine maintenance. Any signs of blocked or overflowing waste water gulleys should be immediately investigated and remedied by an appropriately qualified contractor. A visual check of inspection chambers will not confirm that other parts of the underground drainage system are free from serious defects. All drains should therefore be inspected and tested by a specialist drainage contractor prior to purchase commitment to be categoric on the condition of the system. An absence of inspection chambers within a site would make it difficult to clear blockages to drains and it would be necessary in order for testing to be carried out to trace the nearest inspection chambers outside the property and to liaise and obtain agreement from the relevant adjoining owners. Rainwater downpipes discharging directly into the foul drainage system may contravene modern water company by-laws. However, in older properties, combined drainage of this type is often acceptable. Rainwater downpipes discharging onto the ground close to the walls of the property increases the risk of damp penetration and decay and should therefore be connected directly into an underground system where possible. Discharge of rainwater downpipes direct to ground with no ready access, although common can give problems as difficulties will arise when blockages occur, especially below ground. Septic tank, private systems and cesspit drainage should be subject to specialist inspection and testing prior to purchase commitment to be categoric on condition. Tanks may need to be emptied to facilitate the investigation. This type of installation is excluded from Homescore inspection and reporting.

Boundaries and External Surfacings

Legal advisers should verify liabilities in respect of boundary markers prior to purchase commitment. It should be confirmed there are no known or outstanding boundary disputes. Boundary structures and garden walls and fences should be checked on a regular basis and maintained in sound condition at all times. External surfaces should be maintained level and clear of trip hazards, adequately drained and with a non-slip finish. Artificial flooding may be prudent prior to purchase commitment to simulate storm conditions and assess ponding and rainwater run off provision. Ponds, swimming pools, and any other potential or actual water source should be suitably protected to prevent small children from falling in. A detailed analysis of vegetation is not undertaken and we cannot fully preclude the risk of the presence of Japanese Knotweed. This is a plant which is difficult and expensive to remove and considered a hazard and a restriction on mortgageability and saleability. The only way to categorically confirm in this regard would be to obtain a specific and detailed analysis by a company specialising in such work which is advised. A complete analysis of all garden plants is not undertaken and we do not warrant nor inspect vegetation to surrounding properties. Trees and other vegetation existing or proposed, within potential influencing distance of buildings should be suitably maintained or removed to reduce the risk of damage to structures, surfaces and services, particularly within shrinkable sub-soils. For specialist advice, an arboriculturist should be consulted.


23 Page 23

Retaining walls require special consideration, as they can fail and are usually expensive to replace. Adequacy of construction requires specialist investigation. Repair or replacement costs may not be covered by insurance, and may be significant. Due regard should be had to compliance with any Tree Preservation Order (TPO) in place, (their existence should be ascertained as part of legal searches).

Garage

Detached garages and outbuildings are not included in the Homescore inspection and report. Integral and attached garages, whilst often of lesser construction, should be regarded as part of the main structure for maintenance purposes and kept in good, weatherproof condition. Improperly constructed inspection pits can suffer from flooding and structural failure. Their condition should be regularly checked, particularly following rainfall. Any opening formed between a garage and the main accommodation should be fitted with a suitable self-closing fire door and the garage base should be suitably below internal floor level to accord with prevailing regulations. Ceilings within integral garages should provide suitable fire resistance, and should be kept intact.

Conservatory

Conservatory structures can suffer from thermal movement, leakage and damp penetration which can occur without warning. Regular maintenance of seals is advisable. Conservatories often suffer from condensation during colder weather periods, but also become extremely hot during warmer weather. They usually have relatively poor thermal insulation qualities which can impact on the comfort of the property overall where not capable of being closed off from the main accommodation. Care should always be taken not to overload lightweight structures or glazed roofing materials.

Cellar

Cellars are excluded from Homescore inspection and reporting. Cellars are usually damp, may be prone to flooding without warning and can only be rendered reasonably dry by comprehensive and costly works, preferably subject to insurance backed guarantees. They should be kept well vented and unless upgraded and dry, not generally used for storing perishable goods. Floor, joinery and other timbers within cellars will be at much increased risk of potentially significant decay and weakness, and should be physically protected by suitable damp proofing material and regularly checked. Cellar walls can distort and eventually fail under lateral loading, especially as they deteriorate with age and the adverse effects of damp. They should be regularly checked and maintained. Replacement of such walls is usually costly.


24 Page 24

It is suggested that floors above unheated cellars are suitably insulated. Cellars should be regularly checked for signs of infestation and vermin and specialist treated as and when necessary. Service installations within cellars may require additional protection, for example, pipework should always be suitably insulated.


25 Page 25

General

Notifications and Approvals

Where notifications and approvals are required, legal advisers should confirm prior to purchase commitment that these have been obtained and that all statutory inspections have been made. If regulations have been breached or work carried out without the necessary approvals then remedy may be expensive.

This may have particular implications where properties are to be tenanted, as increased safety certification and thermal standards may be enforceable.

Asbestos

Asbestos materials have been widely used for many years and may exist in many forms. It is largely considered that its use in properties built post 2000 is unlikely, although cannot be totally disregarded. Over the years legislation has been introduced which has gradually reduced the use of asbestos.

As asbestos materials deteriorate through age, exposure, or become worn or damaged fibres can be released into the air which, when inhaled, can become a hazard to health with the risk of lung disease or cancer.

It should be noted that where asbestos products are in sound condition they are not considered to present any particular risk to human health; it is when disturbed or damaged that any risk arises.

Where asbestos based products are present within the home, further advice can be obtained from the local authority Environmental Health Officer or Health and Safety Executive.

In properties built pre-1999, we would always, as a precaution, recommend an asbestos identification survey by an approved licensed contractor or independent body prior to purchase commitment.

High Voltage Electrical Supply Apparatus Including Communication Masts

There is an ongoing debate about the risks of residing close to communication masts, electromagnetic fields (EMFs) such as those produced by high voltage power lines and electricity sub-stations. Research is ongoing and further information can be obtained from Public Health England.

Flooding

Flooding can occur for a number of reasons. Where past flooding has occurred there may remain the risk of future flooding. Flood defences cannot be guaranteed. Legal advisers should investigate the risk of flooding through local searches and enquiries. Enquiries of the Environment Agency can be undertaken.

Confirmation that insurance can be obtained on normal terms should be obtained, and this is often a condition of mortgage lending.

Contaminated Land, Landfill, New Build

Land contamination can occur from a variety of causes usually associated with previous non-domestic use of the site. Local Authorities have a responsibility to identify such sites but work is ongoing in this respect. Owners of affected property can be obliged to undertake remediation work which is often costly.

It is prudent to make environmental enquiries in this regard prior to legal commitment to purchase.


26 Page 26

It is assumed that with most modern properties the builder/developer will have carried out appropriate remedial works if the site was previously contaminated. Confirmation that de-contamination was carried out to the relevant authority’s satisfaction should be obtained prior to purchase commitment.

Properties in close proximity to landfill sites are at risk of the adverse effects of contamination, including methane gas, which may be explosive should sufficient of the gas build up in an unvented internal area. Special precautions are usually put in place to deal with any perceived risks but due regard should be had to this especially during the course of any property purchase.

Radon

The National Radiological Protection Board has carried out investigations and some areas of the country have been identified as representing a particular risk to properties in those areas as they may contain excessive concentrations of radon gas. Legal advisers are to undertake the appropriate enquiries as part of the environmental searches and advise further. Further advice can be obtained from Public Health England.

Listed/Historic Buildings - Conservation Areas

Properties such as these or located within particular areas can be the subject of restrictions with regard to future repairs or alterations. These restrictions can be onerous, with sanctions for contravention. Legal advisers are to comment on the implications. Future repair or maintenance works may require specialist advice.

Lead

Lead is a durable metal, legitimately used for a variety of purposes in domestic construction. It can be a health risk if inhaled or ingested, so any old lead pipework should be replaced and lead containing paint (common up until about 1970) carefully removed to negate any such risk.

Wildlife

Certain animals, particularly badgers and bats, are protected by legislation and further specialist advice should be obtained. Building works may be subject to wildlife protection measures, and no such works should be carried out without obtaining advice from the relevant authority.

Roof spaces should be regularly inspected to discourage infestation by rodents, insects, vermin or birds whose droppings or activity can cause damage to health or structures. Removal of many species should only be undertaken by a specialist.

DIY

It should be noted that many accidents occur within the home when carrying out DIY, often involving the use of ladders. Be safe, only carry out work within your capabilities, wearing the appropriate safety clothing and protection. If in doubt seek the advice of a specialist/expert.

Condensation

Condensation occurs in certain circumstances when warm, moist air hits colder surfaces. It can be the most intractable of problems which in extreme circumstances may lead to the creation of potentially toxic mould with attendant risk to health. In general terms, the incidence of condensation can be minimised by avoiding over-occupancy and excessive production of moisture within the dwelling, and maintaining good and constant levels of heating and ventilation particularly during colder weather.


27 Page 27

UF Foam

Urea Formaldehyde (UF) foam has been used as a retrospectively injected cavity wall insulation material in domestic property, particularly during the 1970s and 1980s. It has fallen out of favour because of concerns regarding potential initial toxicity and subsequent degradation and dampness problems. Caution should be exercised when dealing with the material and specialist advice taken as appropriate.


28 Page 28

Asbestos Architects Builders Chartered Surveyors

Schedule of Specialist Contractors and National Bodies

Address Asbestos Removal Contractors Association ARCA Ltd. Unit 1 Stretton Business Park 2 Brunel Drive Burton upon Trent DE13 0BY www.arca.org.uk Royal Institute of British Architects (RIBA) 66 Portland Place London W1B 1AD www.architecture.com Chartered Institute of Building (CIOB) Englemere Kings Ride Ascot Berkshire SL5 7TB www.ciob.org.uk Federation of Master Builders (FMB) Research and Information Department David Croft House 25 Ely Place London EC1N 6TD www.fmb.org.uk National Federation of Builders Ltd.(NFB) B & CE Building Manor Royal Crawley West Sussex, RH10 9QP www.builders.org.uk The Royal Institution of Chartered Surveyors (RICS) 12 Great George Street Parliament Square London SW1P 3AD www.rics.org

Telephone 01283 566467 0207 580 5533 01344 630700 0207 242 7583 0845 0578 160 0207 334 3875

http://www.arca.org.uk/

http://www.architecture.com/

http://www.ciob.org.uk/

http://www.fmb.org.uk/

http://www.builders.org.uk/

http://www.rics.org/

29 Page 29

Damp Proof Course & Timber Treatment Decorators Electrical Gas Appliances Central Heating Glazing

Schedule of Specialist Contractors and National Bodies (Cont.)

Address The Property Care Association (PCA) 11 Ramsey Court Kingfisher Way Chimbrook Business Park Huntingdon PE29 6FY www.property-care.org The Painting and Decorating Association 32 Coton Road Nuneaton Warwickshire CV11 5TW www.paintingdecoratingassociation.co.uk The Electrical Contractors Association (ECA) ESCA House 34 Palace Court London W2 4HY www.eca.co.uk The National Inspection Council for Electrical Installation Contractors (NICEIC) Warwick House Houghton Hall Park Houghton Regis Dunstable LU5 5ZX www.niceic.org.uk Gas Safe Register PO Box 6804 Basingstoke RG24 4NB www.gassaferegister.co.uk The Glass and Glazing Federation (GGF) 54 Ayre Street London SE1 1EU www.ggf.org.uk

Telephone 0844 375 4301 02476 353776 0207 313 4800 0870 013 0382 0800 408 5500 0207 939 9101

http://www.property-care.org/

http://www.paintingdecoratingassociation.co.uk/

http://www.eca.co.uk/

http://www.niceic.org.uk/

http://www.ggf.org.uk/

30 Page 30

Health Protection Health & Safety Plastering Plumbing Plumbing & Heating Roofing


Address Health Protection Agency (HPA) Central Office 7th Floor Holborn Gate 330 High Holborn London WC1V 7PP www.hpa.org.uk Health and Safety Executive (HSE) Rose Court 2 Southwark Bridge London SE1 9HS www.hse.gov.uk Federation of Plastering and Dry Wall Contractors (FPDC) 4

th Floor

61 Cheapside London EC2V 6AX www.fpdc.org.uk The Chartered Institute of Plumbing and Heating Engineering (CIPHE) 64 Station Lane Hornchurch Essex RM12 6NB www.iphe.org.uk The Association of Plumbing and Heating Contractors (APHC) 12 The Pavillions Cranmore Drive Solihull B90 4SB www.aphc.co.uk The National Federation of Roofing Contractors Ltd (NFRC) Roofing House 31 Worship Street London EC2A 2DY www.nfrc.co.uk

Telephone 0207 759 2700 0207 556 2109 0207 634 9480 01708 472791 0121 711 5030 0207 638 7663

http://www.hpa.org.uk/

http://www.hse.gov.uk/

http://www.aphc.co.uk/

http://www.nfrc.co.uk/

31 Page 31

Structural Engineers Swimming Pools Thatching Trees


Address The Institution of Structural Engineers 11 Upper Belgrave Street London SW1X 8BH www.istructe.org.uk The Swimming Pool and Allied Trades Association (SPATA) 4 Eastgate House East Street Andover Hampshire SP10 1EP www.spata.org.uk Thatching Advisory Services Ltd (TAS) 8-10 Queen Street Seaton Devon EX12 2NY www.thatchingadvisoryservices.co.uk The Arboricultural Association Ullenwood Court Ullenwood Cheltenham Gloucester GL53 9QS www.trees.org.uk

Telephone 0207 235 4535 01264 356210 0845 520 4060 01242 522152

http://www.istructe.org.uk/

http://www.spata.org.uk/

http://www.thatchingadvisoryservices.co.uk/

http://www.trees.org.uk/

32 Page 32

Schools https://www.compare-school-performance.service.gov.uk/ Flood Maps https://flood-warning-information.service.gov.uk/long-term-flood-risk/map Local Property Data http://www.rightmove.co.uk/house-prices-in-my-area.html Crime Statistics https://www.crime-statistics.co.uk/postcode

Link Library

33 Page 33

Photo Library

homescore report - map chartered surveyors · homescore score definitions please note that when...

Documents