condition report orleans house

LJMU | Refurbishment project | November 3, 2015

Orleans HouseCONDITION REPORT

Orleans House, Edmund Street, Liverpool

PREFACE

Address of Property: Orleans House, Edmund Street, Liverpool

Contact details: Bruntwood, Piccadilly Plaza, Manchester M1 4BT

Insurers: Aviva

Purpose of survey: Refurbishment of Orleans House 2* listed Building

Date of inspection: November 3rd/ November 10th 2015

Our reference: BS/001/LJMU

Inspected By: Mark Percival

Prepared By: Mark Percival

Telephone: 0151 123 1234

Fax: 0151 123 1230

Email: [email protected]

Inspection dates: 03/11/2015- 10/11/2015

Report Issue Date: 07/04/2016

Information on the property: Orleans House is of curtain wall construction, this is where the outer skin is non-load bearing and therefore able to incorporate a large numbers of windows.

PAGE 1

mailto:[email protected]


1.0 Introduction 1.1 We were instructed by Mr Martin Turley on behalf of Bruntwood LTD to

prepare a Schedule of condition for the redevelopment of the property.

1.2 The property: Orleans House, Edmund street, Liverpool, L3 9NG

1.3 The inspection of the premises was carried out by Mr Mark Thomas Percival on both the Tuesday 3rd November 2015 and Tuesday 10th November 2015.

2.0 Glossary of Terms

In the box below, we have described the expressive terms used within this report, it describes the state of condition of the property and gives the following ratings:

3 Defects that are serious and/ or need to be replaced or investigated urgently.

2 Defects that need repairing or replacing but are not considered to be either serious or urgent. The property must be maintained in the normal way

1 No repair is currently needed/ the property must be maintained in the normal way.

NI Area was not inspected

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3.0 The Schedule Ref: Location/

Element Description Condition Photo

No

External Roof areas

1.0 Roof covering to the front elevation.

Flat asphalt/ Bitumen roof construction.

3/ Very Poor

The condition of the flat roof is in very poor condition, with visible ponding even on a dry day.

Visible signs of rusting to the roof section, the possible cause of this is the extraction system though this will need to be investigated.

Only one drainage outlet, this is more than likely the main cause of the ponding which has been built up due to the outlet being blocked.

01-16

Motor/Plant room:Access to the motor room is through the 5th floor up a steep set of stairs.

There are two water

3/ Very poor:

I have identified dry rot within the door frame and this should be removed immediately to stop the spread of the dry rot.

13-18

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tanks receiving water from a electric pump located in the basement. A three-month inspection of the water tanks and the pumps are required in order to keep the water potable.

The concrete lintel has visible cracking above the door frame.

1.1 Mid section ( Front to mid elevation)

A mansard styled roof with Natural grey welsh slate covering.

3/Very Poor:Various slates missing/ as well as considerable amount of damage and slipped tiles.

Evidence of some remedial work to the pointing but the workmanship is of bad quality.

A slight undulation to the line of the tile ridge.

Cracks have been detected between the brick, wall plate and the purlin connections, this will require some further investigation.

01-16

2.0 Roof Covering to the mid elevation.

Flat asphalt roof construction

3/Very poor:

Large amounts of ponding have been detected.

This is due to insufficient drainage as there is only one drainage for the flat rood as well as the gradient of the roof needs to be changed in order to take away the rain water.

01-16

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3.0 Roof covering to the rear elevation

Flat asphalt roof construction

3/Very poor:

Large amounts of ponding have been detected.

This is due to insufficient drainage as there is only one drainage for the flat rood as well as the gradient of the roof needs to be changed in order to take away the rain water.

01-16

4.0 Flashing Lead flashing to the chimney and the gables.

2/Poor There are several areas where the lead flashing is either missing or been detached from the gable.

03-09

5.0 Chimneys/ parapets

Brick chimney (3) located on the 2/3 roof sections.

2/Poor: Visible signs of spalling have been identified on the brick parapets As well as on the redundant Chimney stacks

09-16

5.1 Brick parapets which are located on several sections of the roof.

2/Poor

Visible signs of spalling identified on the brick parapets.

09-16

6.0 Rainwater goods to all elevations

The rainwater goods are cast-iron and more than likely original.

2/poor Even though it is likely that the rainwater good are original they seem to be in a reasonable condition though they clearly haven’t been maintained, as there is visible vegetation within the gutter as well as blocked outlets.

7-12

6.1 Internal/external down spouts

2/Poor: There is evidence of some small cracks approximately 1-2mm.

7-1231-40

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External elevations

7.0 Front elevation Brick façade with a stone dressing.

2/Poor Signs of weathering, the mortar looks recessed and possibly needs repointing to stop the penetration of moisture getting through the brickwork.

19-26

7.1 The paved area to the front elevation, there is signs that several trees have been removed.

1/Good There is currently no need for any maintenance but it is advised to monitor any ground movement. This is due to the trees that were once within 1500mm of the site being recently removed.

19-26

7.2 There are several large sash windows which have a single panel and have concrete cills.

19-26

7.3 Large ornate stonework on the right and left hand side of the front elevation

1/Fair These are in fair condition and that no works needs to be currently undertake, though we recommended that you view this every two years to inspect any visible deterioration

19-26

7.4 Steps to the front entrance- These are of stone paving slabs.

1/ fair condition

Showing signs of some vegetation but this can easily be removed.

19-26

7.5 Entrance door (stone frame)

2/PoorThese are in fairly good condition apart from the large crack that is clearly visible on the top left hand

19-26

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side.

8.0 Right-hand side elevation

The building is of curtain wall structure, with cast iron frame single glazed windows.

2/Poor All the panels are currently intact though there is visible signs of rust which is which ruins the aesthetics of the property, and needs to be rectified as soon as possible to stop the spread of the rust.

The paintwork is blistering as needs to be removed and repainted.

39-54

8.1 Sash windows 2/poor

A few of the sash windows have has their glazing bars removed. This will need replacing.

39-54

8.2 Lightwell (front to mid elevations)

2/Fair

There is several bricks which are damaged and cracked, these will need replacing to stop the penetration of water.

39-54

8.2.1 Cast iron stairwell 3/very poor The stairwell requires immediate attention, there is signs of the advance stages of rusting throughout the stair case.

39-54

8.3 Light-well (mid to rear elevation)

2/Poor Brickwork both damaged and cracked will need to removed and replaced.

39-54

8.4 3rd floor asphalt roof front to rear elevation

3/very poor

There is considerably large amounts of ponding and

39-54

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vegetation, as well as visible deterioration to the felt

9.0 Left-hand side elevation

9.1 Brick façade set within a timber framed sash window.

27-39

9.2 Car park gate 27-399.3 Mid to rear steel

external fire exit 27-39

10.0 Rear elevation10.1 Sash windows

with missing glazing bars.

Sash windows with missing glazing bars.

38-44

10.2 Cast iron Pilasters, decorated and entablatures panels

Cast iron Pilasters, decorated and entablatures panels

38-44

11.0 Internal areas Cast iron Pilasters, decorated and entablatures panels

Basement 55-8111.1 Car parking area 2/Poor

Evidence of previous rodent, visible droppings and traps located.

High readings of Damp detected throughout

64-81

11.2 Office’s 1/Good condition 55-60 Plant room 3/very poor

high readings of damp detected.

77-84

12.0 Lower Basement

12.1 Lower basement

Concrete wall with skimmed plaster.

3/very poor

High readings of damp detected.

85-90

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Cracking to the above ceiling further investigation needed.

13.0 Main stairwell 13.1 Floor- Carpet

covering2/poor

Skirting boards damagedCarpet in a poor state of condition.

92, 106, 124-126

13.2 Walls 1/fair Markings on the wall

92,106,124-126

Ceiling 2/PoorSome cracking visible

92,106124-126

14.0 Ground floor lobby

91-95

14.1 Ceilings and detailed plaster work

1/Good 91-95

Floors Marble

1/good condition

Lighting 1/fair condition Walls Painted plasterboard

2/Poor Visible markings on the walls in various places.

Heating Electric radiator

2/poor Condition damaged radiator

15.0 Ground floor 95-11515.1 Suspended Ceiling

Suspended ceiling with a metal frame, Ceiling tiles 150x150 Visible mold in several areas

3/ very poor With several missing tiles and in a very poor condition

15.2 Walls Plaster/Painted walls

3/very poor Large amounts of impact damage to several walls.

15.3 Heating Wall mounted electric radiators

3/Very poor Need replacing, radiators don’t work.

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15.4 Kitchen areas 2/Poor Poor standard of kitchen will need replacing, Cupboard off the hinges as well as other impact damage.

15.5 Lighting 2/poor Florescent lights missing, will need to be replaced to comply with Part L.

16.0 1ST FLOOR 116-12316.1 Walls

Exposed brickwork

Painted plastered walls

3/Very poor

In a very poor condition, not been maintained properly.

16.2 Ceiling

Visible mold spores

3/Very PoorOriginal ceiling is in a very poor state of condition, damage due to service being affixed to the ceiling.

16.3 Heating 3/ very poor All the radiators have been removed throughout the 1st

floor. 16.4 Lighting 3/ very poor

No lighting on the floor at all, natural light only.

16.5 Floor

Timber floor boards visible as well as patches on plastic vinyl.

3/ Very poor Floors are in a very bad condition, as well as several floor boards missing.

16.7 Joinery Skirting boards Doors/ Door frames

3/very Poor All internal joinery in a poor state of condition or missing

17.0 2nd floor 124-13817.1 Ceiling

Suspended ceiling, 3/Very Poor ceiling tiles have large

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within a metal frame 150x150mm ceiling tiles.

amounts of staining.

Missing tiles

Damage tiles 17.2 Heating

Wall mounted radiators.

3/very poor Mostly missing and all of them are no longer functioning.

17.3 Lighting Florescent lights

3/very Poor A large proportion of the lights are missing with damage with the lighting cases.

17.4 Raised floor Carpet tiles

3/ Very poor damaged and worn floor coverings through

17.5 Walls 2/Poor Impact damage in various places as well as visible marks through out.

18.0 3rd floor 139-149Ceiling 150x150 ceiling tiles Mold spores in various areas

3/very Poor In a very poor state of condition.

Walls Painted plaster board

3/ very Poor condition Impact damage in several areas throughout the floor. Visible marking through out.

Lighting Florescent lighting.

2/Poor Missing florescent lights on several areas

Heating Wall mounted radiators

3/Very Pooreither damaged or missing

Floors Raised floor Carpet tiles

3/very poor large amounts of staining, missing carpet tiles.

19.0 4th floor 150-16319.1 Walls 3/ very poor

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Painted plaster walls Exposed brickwork

Impact damage throughout

Visible water staining

Stripped back walls to exposed brickwork

19.2 Floors Raised floor with carpet tiles Original floor boards visible

3/Very poor

Missing floor tiles, exposing original floor boards.

19.3 Heating Wall mounted radiators

3/very poor

Missing or damaged radiators.

19.4 Lighting Florescent lighting

2/Poor Missing light fixings

Missing florescent tubes 19.5 Ceiling

Suspended ceiling 150x150mm

3/very poor Missing ceiling tiles, staining through out.

20.0 5th Floor 164-17020.1 Ceiling

Suspended ceiling 150x150 ceiling tiles

3/very poor Missing ceiling tiles, staining through out.

20.2 Lighting Florescent lighting

2/Poor Missing light fixings

Missing florescent tubes20.3 Heating

Wall mounted radiators

3/very poor

Missing or damaged radiators.

Floors Raised floor with carpet tiles Original floor boards visible

3/Very poor

Missing floor tiles, exposing original floor boards.

Walls Painted plaster walls Exposed brickwork

3/ very poor Impact damage throughout

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Visible water staining

Stripped back walls to exposed brickwork

21.0 Toilets (WC) All floors NINot inspected

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Appendix Site Photographs

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01 02 03

04 05 06

07 08 09

10 11 12

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13 14 15

16 17 18

19 20 21

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22 23 24

25 26 27

28 29 30

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31 32 33

34 35 36

37 38 39

40 41 42

43 44 45

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46 47 48

49 50 51

52 53 54

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55 56 57

58 59 60

61 62 63

64 65 66

67 68 69

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70 71 72

73 74 75

76 77 78

79 80 81

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82 83 84

85 86 87

88 89 90

91 92 93

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94 95 96

97 98 99

100 101 102

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103 104 105

106 107 108

109 110 111

112 113 114

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115 116 FIRST 117

118 119 120

121 122 123

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124 125 126

127 128 129

130 131 132

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133 134 135

136 137 138

THR 139 140 141

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142 143 144

145 146 147

148 149 150 fr

151 152 153

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154 155 156

157 158 159

160 161 162

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163 164 fifth 165

166 167 168

169 170

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condition report orleans house

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