Home Report - Lows Orkney

SINGLE SURVEY Home Report Property address: Westburn Longhope Hoy Orkney KW16 3PG Customer: Customer address: Date of inspection: Mr Deryck Thake 42 Rampton Road Cottenham Cambridge CB4 8TH 19th May 2015 V5154-­‐Westburn, Longhope Page 1 SINGLE SURVEY 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 The subjects comprise the western section of The Old Custom House in Longhope. The property is a semi-­‐detached 2 storey house, constructed of stone walls, with fibre-­‐cement slates to the roof. There is a large area of garden to the south of the house, mainly laid to grass. Accommodation Ground Floor: Sitting Room, Kitchen/Dining Room, Hall, Rear Vestibule, Bedroom, Bathroom. First Floor: Two (2) Bedrooms, Landing. Gross internal floor area The gross internal floor area is approximately 97m2. (m2) Neighbourhood and The property is situated in Longhope in Hoy, which is one location of Orkney’s south isles. Basic facilities such as a shop and doctor’s surgery are available in Longhope. North Walls Community School is around 20 minutes’ drive from the property. Hoy is served by a regular ro-­‐ro ferry connection to Houton on Orkney’s mainland. Age It is thought that the building dates from around 1900. V5154-­‐Westburn, Longhope Page 2 SINGLE SURVEY Weather The weather was wet and cool, following a period of changeable weather. The report should be read in context of these weather conditions. Chimney stacks Stone built chimney stacks to both gables of the main house, and above the kitchen. Two chimney cans to each of the chimney stacks to the main building; one can to the chimney above the kitchen. The disused chimneys have been capped with lead. Visually inspected with the aid of binoculars where appropriate. Roofing including roof space The roof structure consists of timber trusses, timber board sarking and fibre-­‐cement slates. Minimal fibreglass insulation to the ceiling joists. Sloping roofs were visually inspected with the aid of binoculars where appropriate. Rainwater fittings Grey uPVC gutters and downpipes. Visually inspected with the aid of binoculars where appropriate. Main walls Main walls are stone-­‐built. External walls are strapped and lined; hard-­‐wall plaster to party walls. Visually inspected with the aid of binoculars where appropriate. Foundations and concealed parts were not exposed or inspected Windows, external doors and joinery Single glazed sash & case windows throughout. Timber back door. 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 All windows and external doors are painted. Visually inspected. V5154-­‐Westburn, Longhope Page 3 SINGLE SURVEY Conservatories / porches There are no conservatories or porches. Communal areas It is understood that the large garage to the east of the building is shared with the neighbouring property. Visually inspected. Circulation areas visually inspected. Garages and permanent See above. outbuildings The shared garage is block-­‐built, with asbestos sheet roof. Visually inspected. Outside areas and boundaries Large walled garden to the rear and side of the property. Ceilings The ceilings are all lined with plaster or timber lining boards. Visually inspected. Visually inspected from floor level. Internal walls Internal walls are all lined with plasterboard or lath & plaster. Visually inspected from floor level. Using a moisture meter, walls were randomly tested for dampness where considered appropriate. Floors including sub floors Ground floors consist of wooden floor boards on joists. Internal joinery and kitchen fittings Basic fitted floor and wall units to the kitchen. Boarded timber doors to the main part of the house; 6 panel doors between the kitchen and vestibule. Pencil round skirtings and facings; coving to main rooms. Plywood window cills, with hardboard ingoes. Surfaces of exposed floors were visually inspected. No carpets or floor coverings were lifted. No access to inspect the sub-­‐floor areas. Built-­‐in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances. V5154-­‐Westburn, Longhope Page 4 SINGLE SURVEY Chimney breasts and fireplaces There is a stone built fireplace in the Sitting Room. Internal decorations Internal walls and ceilings are wallpapered and/or painted. Tiled splash-­‐backs to the kitchen and bathroom. Internal woodwork is either varnished or painted. Floors are generally covered with either carpet or vinyl. Exposed floorboards are painted in the rear Bedroom on the first floor, and varnished in the Sitting Room. Cellars There are no cellars. Visually inspected. No testing of the flues or fittings was carried out. Visually inspected. Visually inspected where there was safe and purpose-­‐built access. Electricity The property is served by a mains electricity supply to distribution boards and a single tariff meter above the Sitting Room door in the ground floor hall. 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 V5154-­‐Westburn, Longhope There is no mains gas in Orkney. Page 5 SINGLE SURVEY Water, plumbing and bathroom fittings There is a mains water supply to the property. The pipework, where visible, is of copper and UPVC construction. Sanitary ware includes: Kitchen Stainless steel single bowl & drainer. Bathroom Bath, WC and wash-­‐hand. 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 heated by an oil boiler situated in the Kitchen. Radiators are fitted throughout the house. There is a hot water cylinder in a cupboard in the Kitchen. 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 shared septic tank, with outfall to the shore. Drainage covers etc were not lifted. Neither drains nor drainage systems were tested. Fire, smoke and burglar alarms There has been a smoke detector fitted to the ceiling of the landing, but this has been removed. Visually inspected. No tests whatsoever were carried out to the system or appliances. Any additional limits to inspection: At the time of our inspection the property was unoccupied and unfurnished with floors mainly covered. The hatch to the main roof space only allowed head and shoulder access for inspection. V5154-­‐Westburn, Longhope Page 6 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. V5154-­‐Westburn, Longhope Page 7 SINGLE SURVEY 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 Notes: 1 No significant defects noted. Dampness, rot and infestation Repair category Notes: 2 Damp staining noted to the upper surfaces of rafters. Signs of woodworm noted to woodwork within the property and to the roof structure. Signs of dampness noted to windows, window ingoes and to localised areas of the external walls. Chimney stacks Repair category: Notes: 2 Cracks noted to render to chimneys. Render is incomplete to the chimney above the Kitchen, with only the scratch-­‐
coat being completed. Chimney cans cracked and chipped. Concrete copes appear to be weathered. Where chimneys have been lead capped, ensure there is adequate ventilation. Roofing including roof space Repair category: Notes: 2 Externally, the roof to the main part of the house appears to show an uneven profile, with a noticeable dip half way down the slope of the roof. Rainwater fittings Repair category: Notes: V5154-­‐Westburn, Longhope 1 Rainwater fittings appear to be generally serviceable. Page 8 SINGLE SURVEY Main walls Repair category: Notes: 2 Cracks noted to render. Boss render noted in places, particularly to the rear of the property. Poor detail to the external window cills, which may be allowing rainwater to penetrate beneath the render. Windows, external doors and joinery Repair category: Notes: 3 Windows are in poor condition, with rot noted particularly to the rear. Ironmongery to windows is corroded, with several window openers rusted through. Cracked window panes noted, and poorly fitting opening sashes. External decorations Repair category: Notes: 3 Decoration to windows is very worn, with bare timber noted. Conservatories / porches Repair category: Notes: N/A There are no conservatories or porches. Communal areas N/A Repair category: See notes below Notes: Garages and permanent outbuildings Repair category: Notes: 3 Garage appears to be generally serviceable. Render incomplete to external walls; decoration to windows is worn; timber bargeboard to gables is rotten; roof sheeting appears worn. Outbuilding to rear is on very poor condition. Outside areas and boundaries Repair category: Notes: V5154-­‐Westburn, Longhope 1 No significant defects noted. Gates to rear of property are difficult to open. Concrete paths to side and rear are cracked. Page 9 SINGLE SURVEY Ceilings Repair category: Notes: 1 No significant defects noted. Minor cracks noted to the plasterwork in places Internal walls Repair category: Notes: 2 Localised damaged areas of plasterwork noted. Floors including sub-­‐floors Repair category: Notes: 2 Sitting room floorboards are uneven, particularly where pipework has been taken through the floor for the radiators. Timber floors to first floor rear bedroom is chipped and broken in places. Internal joinery and kitchen fittings Repair category: Notes: 1 No significant defects noted. Kitchen units are serviceable, but dated. Internal door knobs are loose. Chimney breasts and fireplaces 1 Repair category: No significant defects noted. Notes: Internal decorations Repair category: Notes: 2 Wallpaper is loose in places, particularly behind radiators. Decoration generally appears worn. Cellars N/A Repair category: There are no cellars. Notes: Electricity Repair category: Notes: V5154-­‐Westburn, Longhope 1 Advise that the installation be checked and tested. There is no evidence of recent testing. Failure to service and test increases safety risks. Page 10 SINGLE SURVEY Gas Repair category: Notes: N/A There is no gas installation. Water, plumbing and bathroom fittings Repair category: Notes: 2 Bathroom fittings are dated. Front cover to bath is loose and displaced. The cistern does not match the rest of the bathroom fittings. Heating and hot water Repair category: Notes: 1 No significant defects noted. Level monitoring pipe from oil tank is bent. Drainage Repair category: Notes: 1 No significant defects noted. V5154-­‐Westburn, Longhope Page 11 SINGLE SURVEY 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. Repair Categories 1 Structural movement Category 3: 2 Dampness, rot and infestation Urgent Repairs or 2 Chimney stacks replacement are needed 2 Roofing including roof space now. Failure to d eal with 1 them may cause problems Rainwater fittings to other parts of the 2 Main walls property or cause a safety 3 Windows, external doors and joinery hazard. Estimates for 3 repairs or replacement are External decorations needed now. N/A Conservatories / porches N/A Communal areas Category 2: 3 Garages and permanent outbuildings Repairs or replacement requiring future attention, 1 Outside areas and boundaries but estimates are still 1 Ceilings advised. 2 Internal walls Category 1: 2 Floors including sub-­‐floors No immediate action or 1 Internal joinery and kitchen fittings repair is n eeded. 1 Chimney breasts and fireplaces 2 Internal decorations N/A Cellars 1 Electricity N/A Gas 2 Water, plumbing and bathroom fittings 1 Heating and hot water 1 Drainage 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. V5154-­‐Westburn, Longhope Page 12 SINGLE SURVEY 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? 2. Are there three steps or fewer to a main entrance door of the property? 3. Is there a lift to the main entrance door of the property? 4. Are all door openings greater than 750mm? 5. Is there a toilet on the same level as the living room and kitchen? 6. Is there a toilet on the same level as a bedroom? 7. Are all rooms on the same level with no internal steps or stairs? 8. Is there unrestricted parking within 25 metres of an entrance door to the building? V5154-­‐Westburn, Longhope Ground & First Yes No No Yes Yes No Yes Page 13 SINGLE SURVEY 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 •
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Rights and responsibilities for mutual parts, shared fences and walls etc. That the Title is clean and Heritable with no onerous burdens or conditions. Ownership and responsibilities for the boundary treatments. Estimated re-­‐instatement cost for insurance purposes £225,000 (Two Hundred and Twenty Five Thousand Pounds). Valuation and market comments The market value of the property as described in this report is £120,000 (One Hundred and Twenty 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 Company Name Address: Date of report: V5154-­‐Westburn, Longhope Billy Groundwater, AssocRICS Orkney Surveying Services Castlehowe, Sower Road, Orphir, Orkney. KW17 2RE 1st June 2015 Page 14