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The report is produced by an RICS surveyor. They have written this report for you to use. If you decide not to act on the advice in this report, you do this at your own risk.
The report aims to help you
Make an informed decision on what is a reasonable price to pay for the property.
Take account of any repairs or replacements the property needs.
Consider what further advice you should take before exchanging contracts.
Any extra services the surveyor provides are not covered by these terms and conditions and must be covered by a separate contract.
The surveyor's inspection:
Inspects the inside and outside of the building.
Does not force or open the fabric of the building.
Inspect the electricity and gas but does not test them.
Will not move furniture, remove floor boards, secured panels or undo electrical fittings.
Will not assess the condition of the inside of any chimney, boiler or other flues.
Will inspect the roof structure from the loft space if access is granted.
Examine floor surfaces and under floor spaces if access is available.
Will note in the report if any parts of the building were not inspected.
Will not advise on the cost of correcting the defects, or how to repair any defect.
Nottingham Trent University.
Address Of Property Inspected
50 Shakespeare Street, Nottingham, NG1 4FP
Date of inspection
22 October 2012
Introduction and General Remarks
This report is a comment on the overall condition of the property and it is not a record of all defects present in the building. At the time of inspection the weather was a mild temperature and dry. The property is unfurnished and vacant. The loft space has not been inspected for dilapidations and requires further investigation. No access to the left side elevation was allowed; therefore it has only been inspected from the side gate, more investigation is required. The surveyor has written this report assuming no easements, restrictions or financial encumbrance is attached to the property.
Description and Age of Property
A four storey Grade II listed Victorian property constructed around 1886. It is located towards the north of Nottingham City Centre, on the corner of Shakespeare Street, adjacent to Nottingham Trent University's main buildings. There is onsite parking behind the property, Street parking in this area is controlled by resident's permit and meter.
Basement - 8 rooms
Ground Floor - 6 rooms, 3 toilets, hallways
First Floor -12 rooms, 2 toilets, 2 landings, hallways
Second Floor - 4 rooms, 1 bathroom
Outside - Onsite Car Park
Offices (Use class B1a)
Road and Access
The roads in front of and to the side of the property are quite narrow and can become congested during busy times. The side road accessing the car park and rear entrance is not well designed since there is no hammerhead for turning at the end.
The property is with an absolute freehold title.
State of Repair: External
The roof consists of slate tiles nailed to battens, Victorian crested clay ridge tiles and lead flashings. Most of the slate tiles are salvageable and can be reused but have started to fail from nail fatigue. The lead flashings have started to peel away from the brickwork; both issues have caused internal water damage to the building.
The internal roof structure such as the roof felt, rafters and joists have not been inspected, therefore further inspection is needed.
Gutters, Downpipes and Gullies
The gutters and rainwater pipes have not checked during heavy rainfall, thus all the information stated below are inspected by the surveyors eyes.
The front elevation has two cast iron rainwater downpipes, the strap connecting the left down pipe to the wall is broken, and requires immediate replacement otherwise any leakage of water down the walls can penetrate inside the building causing damp. (see figure ?)
The right side elevation has both cast iron and plastic rainwater downpipes and one soil vented pipe. One plastic hopper has repeatedly overflowed causing rainwater to stain the brickwork. The left most gully is blocked with foliage and requires cleaning. The right gully has a brick surrounding which needs to be replaced.
The external walls of both sides of the property have (spalling) freeze-thaw damage, the faces of the bricks have started to crack, crumble and in many cases completely fall away. The walls on the rear elevation and left side elevation need to be pointed. The left side elevation has peeling paint and staining from the fire escape.
Damp Proof Course
According to our inspection the building does not have a damp proof membrane installed in the external walls, however there is a DPC consisting of two courses of engineering bricks (150mm).
The property comprises of mostly Single glazed sash windows, using Perspex plastic as an alternative to glass. Excluding room 5 on the ground floor which has decorative glass block windows and the extension which has modern single-glazing and timber frames.
The window frame in room ? on the first floor has become rotten, and needs complete replacement. The windows throughout the building are difficult to open due to the excessive painting causing the frames to seal closed.
The majority of the windows are serviceable with minor repairs and repainting.
The fire escape does not reach the ground floor, is very steep and has started to detach from the wall. The fire escape does not meet current standards, replacing it with an up to date system is recommended.
The balcony located on the second floor has no drainage and as a result green algae and moss have grown on the wall. The lead flashings have also started to peel in places. The underside of the balcony indicates a large crack and discolouring.
State of repair: Internal
The basement ceiling is the underside of a concrete slab floor which has been rendered and painted. The ceilings of Room 3, 7 and the entrance which is located near the electric main contains some peeling paint, which was likely caused by fire damage.
Movement has created some superficial cracks in the render in rooms 4, 6 and 7. The general condition is considered to be fair and it is serviceable.
Both the Ground floor and first floor are mostly suspended ceilings, 2 feet above the suspended ceilings are plaster ceilings. Fibreglass insulation is above the ground floor suspended ceiling.
Ceiling Panels in room 4 on the ground floor have significant damage and need replacing immediately. The fibre glass insulation is exposed and it could become a health hazard.
Room 4 on the first floor has considerable water damage from the failing roof and needs to be repaired /replaced urgently.
The second floor has plastered ceilings with superficial cracking, damp and peeling in many places. Room 2 has the most serious damage; the damp has caused the plaster to break off and the rafter to rot. Room 4 does show significant damp around ventilation duct.
12.2 Internal Walls and Partitions
The wall adjacent to the basement staircase has a large hole in the plaster, revealing it to be detached from the wall and will need replacing. The basement walls in rooms 2 - 7 are clad with ceramic tiles. The corridor on the ground floor accessing the toilet requires minor plaster repairs and re-wallpapering.
The second floor needs to be completely re-wallpapered due to damp causing the wallpaper to deteriorate and peel away from the wall. The plaster however is still in acceptable condition. The render in room 2 has some cracks and small areas have broken off. Normal ongoing maintenance in the form of occasional plaster repairs and periodic redecoration will be required in most of the areas of this property.
The basement floor storage rooms (2 - 6) have timber flooring and adequate under floor ventilation at regular intervals. The remaining basement rooms are concrete.
The ground, first and second floors are solid concrete. We have not removed any coverings and have assumed a damp proof membrane, adjoining the damp proof courses in the surrounding walls, has been installed so the floor surfaces stays dry.
Power and data ports are present throughout the building.
An electric main is located in the basement and the sub-main on the ground and second floor; we suggest that a competent and qualified electrician inspect the electric system.
The gas boiler is located in the basement, no inspections has been carried out due to asbestos insulation and dust. It is recommended that a full inspection of the gas system be carried out by a competent qualified contractor.
13.3 Water, Plumbing and Sanitary Fittings:
13.4 Hot water and Heating Installation
Heating is provided by cast iron radiators throughout the building. The pipe connected to the radiator in room 1on the first floor has considerable rust damage.
14.2 Grounds and Boundaries
The property is surrounded by iron fencing in acceptable condition. Access into the property is available from the front, rear and right side elevations. Onsite parking is available behind the property. Trees are growing adjacent to the left side of the property, approximately same height as the building. No damage from the trees was observed during the inspection. Maintaining the tree with regular pruning to ensure the fire escape is accessible is recommended.
The property is not situated anywhere near a river or floodplain, there is no history of flooding having affected this property.
14.4 Environmental and Mining Matters
We are not aware of any environmental or mining matters relevant to this survey; however your legal adviser should make the usual enquiries.
14.5 Contamination, Hazardous Materials and Asbestos
Asbestos is present in the building. It is advised that a full asbestos survey be carried out by a licensed asbestos surveyor.
Fibreglass insulation has been exposed in room 4 and can cause skin irritation and eye damage, protective clothing and eye protection should be worn when handling it.
No evidence of any other contamination or hazardous materials was found during our inspection to the areas seen.
Summary and Recommendations
Following our inspection, the property is in an adequate condition. Damp seems to be the main issue and is present throughout the building. Therefore we recommend the defects bellow are addressed:
Upgrading of the single glazed windows to modern double-glazing is recommended. This will raise the energy efficiency of the building which is currently rated as "grade F"
Pointing of rear and left elevations.
Repair of spalled brickwork.
Update gas and electrical systems.
Redesign of disabled access in to the property.
Installation of a lift to provide access to upper levels and basement.
Redesign of guttering to address the overflowing hopper.
Install drainage to the balcony.
Pruning of trees adjacent to the building (with permission from land owner)
Redesign of the fire escape, to meet current standards.
Repair the damaged plaster wall in the basement stairs.
Repair of damp damaged plaster ceilings.
Replace rotten rafter.
Clean gullies and replace damaged brick surround.
Replacing the fire escape.
Assets requiring further testing and inspection:
Left side elevation.
Basement Floor Ground Floor
First Floor Second Floor