Condition Report

Property Address 104 Catharine StreetCambridgeCambridgeshireCB1 3AR

Clients Name Mr Thomas CookseyMrs Philippa Cooksey

Date of Inspection 12/11/2014

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Contents

A – Introduction to the report

B – General Information

C – Summary of the condition ratings

D – About the property

E – Outside the property

F – Inside the property

G – Services

H – Grounds

I – Issues for legal advisors

J - Risks

K - Summary

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A - Introduction to the Report

A condition report is compiled to give an independent perspective into the condition of a property. Advice is given into the condition of the property internally and externally and is an objective snapshot at the time the report was taken. The report is made for the homeowner to use and if you decide not to act on the advice in this report, you do so at your own risk.

The report aims to:

Make a reasoned and informed report regarding the construction and condition of the property.

Report any repairs or replacements the property needs. Report any issues with the house, and give advice into any

future investigations needed. Provide a general Reinstatement Cost for the property using

data supplied by the Building Cost Information Service (BCIS).

Any extra services provided which are not covered in the reports terms and conditions must be covered by a separate contract.

B - General Information3

Surveyors Name Mr Chris Wood

Student Number 3334815

Institution Name London South Bank University

Date of Inspection 12 November 2014

Full Address of Property 104 Catharine StreetCambridgeCambridgeshireCB1 3AR

Weather Conditions Sunny

Status of property when inspection took place.

Property is occupied, in a habitable condition and fully furnished.

Restriction placed on buildings in area.

None

Property Listing Not Listed

C - About the Inspection

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The inspection is a visual inspection of the inside and outside of the main building and all permanent outbuildings, but we do not force or open up the fabric. We also inspect the parts of the electricity, gas/oil, water, heating and drainage services that can be seen, but we do not test them. If there are concerns with any issues with services, recommendations about further examination may be made by qualified technicians.

To help describe the condition of the property, a condition rating is applied to each major part (‘the elements’) of the building. In the element boxes of parts E,F,G and H, we describe the worst conditions first and then briefly discuss the condition of any other elements.

The condition ratings are described as follows:

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

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.

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

The report covers matters that, in the surveyor’s opinion, need to be dealt with or may affect the value of the property.

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Summary of the Condition Ratings

Section Part Number Name Rating

Outside E1 Chimney Stacks 1E2 Roof Coverings 1E3 Rainwater Pipes &

Gutters2

E4 Main Walls 2E5 Windows 2E6 Outside Doors 1E7 Conservatory &

PorchesN/A

E8 Other Joinery & Finishes

N/A

E9 Other N/AInside F1 Roof Structure 3

F2 Ceilings 1F3 Walls & Partitions 2F4 Floors 1F5 Fireplaces, Chimney

Breast & Flues1

F6 Built in Fittings 1F7 Woodwork 1F8 Bathroom Fittings 1F9 Other N/A

Services G1 Electricity 1G2 Gas/Oil 1G3 Water 1G4 Heating 1G5 Water Heating 1G6 Drainage 1G7 Common Services N/A

Grounds H1 Garage N/AH2 Other 1H3 General 1

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D - General Description

Type of Property Late 19th century mid terrace house. Property is of conventional brick and slate materials and has been modernised and improved in its history.

Approximate Year Property Built

1900

Location Property is on the east side of Catharine Street. West facing, located North of Mill Road and East of Cambridge Train Station

Accommodation

Floor

Living

Rooms

Bedrooms

Bath &

Shower

Separate

Toilet

Kitchen

Utility

Room

Conservatory

Other

Name of Other

Ground 1 1 1 1

First3

Roof SpaceOther

Construction

The property is built of conventional brick and slate materials and

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has been modernised and improved in its history.

Mains Services Gas Mains gas is connected.

Electricity Mains electricity connected.

Water Mains water supply connected

Central Heating The property has a gas fired boiler.

Other Services or Energy Sources

Wood stove in living room

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E - Outside the Property

Limitations to Inspection

None

E1Chimney Stacks

There is a single chimney stack on the right hand party wall. Shows signs of re-pointing with no signs of repair needed. Flues appear in good condition.(Fig.1)

E2Roof Coverings

Slate roof. Roof covering appears good with no signs of missing slate. Slight issue with standard of fitting as some slates sit up. From further inspection of properties roof, no issues of water penetration have occurred.(Fig. 2)

E3Rainwater Pipes and Gutters

PVC guttering throughout property and is in good condition and serviceable. Metal downpipe exists and is also in a good condition.

At rear of property new PVC gutters have been fitted which are generally not in keeping with the property’s character. Leaking from one rainwater pipe has lead to damp occurring in the roof of the outside WC. Has been taped up as a temporary solution but will need replacing. The damage done to the roof of the out house

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is serious and a total replacement of the roof would be needed in order to restore it.(Fig.3)

E4Main Walls

Property is mostly of brick construction. No sign of cracking in walls from settlement or subsidence.

The wall on the right side which runs alongside the alley way is only of single skin brickwork. The general expectations of the external walls of a property are to provide structural stability, weather proofing and insulation. The first two expectations are met as the external walls are in good condition. A single skin of brick, however, cannot provide adequate insulation. In order for the problem to be resolved, an extra skin of brick should be applied to the wall. Although this would give better insulation, it would reduce the size of the living room.(Fig. 4)

There is a concrete lintel above the kitchen window. The lintel is unsightly and not in keeping with the traditional Victorian brick lintels present above other windows. The concrete lintel has a crack down the right hand side. Appears it is due to expansion in the joint between the concrete and the brick mortar. Would need further monitoring and filling if problems worsen.(Fig. 5)

E5Windows

Traditional double hung sash windows. Generally in good condition but have signs of weathering and there is the need

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of repainting in some areas. Evidence they have been refurbished in their history and the cords replaced to a good standard.

The window frame in bathroom shows signs of damp and is in a very poor condition. From speaking with the homeowner poor ventilation from human error is the cause. The wooden frame shows signs of rotting and would need to be replaced.(Fig. 5)

As a result of the standard of the window frame, there is an infestation of harlequin ladybirds. I would recommend the whole frame be replaced to remedy the damp and infestation.(Fig.6)

E6Outside Doors

Front and rear door appear in good condition. Kitchen door in rear recently installed to a good standard.

E7Conservatory & Porches

None N/A

E8Other Joinery & Finishes

None N/A

E9Other

None N/A

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F - Inside the Property

Limitations to Inspection

None

F1Roof Structure

Roof is constructed of conventional timber construction, spanning onto the front and rear walls.

The roof supports are rather lean especially with regards to the rear purlins. The purlins are especially bad where a velux window has been added to the roof structure. The window has been added and two rafters have been removed. The load has not been transferred onto the adjoining rafters, this means added strain is being placed on the structure. Improvement is needed with the bracing of remaining rafters to add strength to the structure.(Fig. 7)

The roof appears to have flexed

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in the past but a new party wall has been built which adds support to the purlins. The party wall on the right hand side of the property is in good condition but has a section of blockwork missing on the rear roof slope. This needs to be filled in order to prevent fire spread.(Fig. 8)

F2Ceilings

Ceilings are a mixture of the original lath and plaster and plasterboard where alterations have been carried out. There is no evidence of any issues with the ceilings.

F3Walls & Partitions

The original wall between the living room and dining room has been removed with a RSJ (Rolled Steel Joist) being inserted. There is no evidence of stress occurring in the buildings superstructure.

There is some cracking in the party wall to the rear of the second bedroom. A chimney breast has been removed from this room and a joist added to carry the load of the remaining chimney stack. It does not appear to be a serious issue but the cracking appears to reflect the changes of load. Plasterwork has been applied and a small crack has re-appeared. The crack would need further observation and additional plasterwork added.(Fig. 10)

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F4Floors

The principal ground floors are of suspended wooden timber construction. Generally the floors appear to be good and true.

Kitchen floor has a solid floor, which appears to be good.

Upper floors are of timber boarding and appear to be generally good.

F5Fireplaces, Chimney Breasts & Flues

There is a fireplace in the living room, which has a wood burner in it. The chimney has been modernised and adapted to fulfil the purpose and function of a wood burner. The rear chimney in bedroom 2 has been removed and supported within the roof space. As mentioned in F3 there are some slight concerns regarding loading in the rear corner.

F6Built-In Fittings (Built in Kitchen and Other Fittings)

Newly fitted modern kitchen surfaces.

F7Woodwork

Internal doors are of panel variety and appear functional. The staircase is of timber construction and appears in good condition.

F8Bathroom Fittings

Newly fitted bathroom. Installed to very good standard.

F9Other

None N/A

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G - ServicesServices are generally hidden within the construction of the property. This means that we can only inspect the visible parts of the available services, and we do not carry out specialist tests. The visual inspection cannot assess the services to make sure they work efficiently and safely, and meet modern standards.

Limitations to Inspection Couldn’t access shared drain cover as neighbours extension had been built over it.

G1Electricity

There is a meter and mini circuit breaker board in the cupboard under the stairs. Both systems appear relatively modern and functioning well.

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G2Gas/Oil

Mains gas is connected with a gas mater sited in the cupboard under the stairs. The system seems to function well but many prefer to have gas meters located externally.

G3Water

The pipework within the property is of a copper variety and appears modern. It appears the water mains may be shared with the adjoining property.

G4Heating

The boiler heats a radiator system with modern thermostatic valves and appears generally good.

G5Water Heating

Hot water is provided from a combination boiler in the kitchen. The arrangement appears to be good. The boiler has relatively modern origins. It vents by way of a fanned flue.

G6Drainage

There is shared drainage at the rear of the property that runs down the alley. From inspection of the manholes there is no evidence of blockages. I was unable to lift the manhole in the alley as it had been partially built over by next doors extension.

G7Common Services

None N/A

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H - Grounds

Limitations to Inspection None

H1Garage

None

H2Other

There is an outside store, formally an outside WC. This is in an unrepaired condition and the walls and ceiling are suffering with damp caused by a leaky rainwater pipe. (See E3) In my opinion the outhouse would need tearing down and(Fig. 3)

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H3General

The rear garden is in a good condition and has been well maintained. The garden fence on the left hand side is falling down. It is the neighbours responsibility to repair the fence and would need to be instructed to do so.

There are no trees in proximity to the property, which may pose a threat to the structure.

I - Issues for Your Legal Advisers

We do not act as ‘the legal adviser’ and will not comment on any legal documents. However, if during the inspection we identify issues that your legal advisers may need to investigate further, we may refer to these in the report (for example, check whether there is a warranty covering replacement windows).

I1Regulation

Property is located in a conservation area. May need advice regarding any repairs alterations, which are being contemplated from the

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conservation officer.

I2Guarantees

Certificates show services have been maintained regularly.

I3Other Matters

There is an easement to access the property next door and gain access to the shared alleyway. Indications of shared water mains and drainage.

J - RisksThis section summarises defects and issues that present a risk to the building or grounds, or a safety risk to people. These may have been reported and condition rated against more than one part of the property or may be of a more general nature, having existed for some time and which cannot be reasonably changed.

J1Risks to the Building

No evidence of cracking attributed to movement in the structure.

There is generally an adequate

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damp proof course. No signs of damp penetrating into the property although there is some mould around the bathroom window frame due to poor ventilation. This, however, is due to poor maintenance from the homeowner.

J2Risks to the Grounds

No evidence of any risks to property associated with the ground beneath the property.

J3Risks to People

No hazards that pose a threat to people.

J4Other

None.

K - Summary

A basically sound and modernised mid-terrace house located in a popular residential side road. The property has been modernised over time, but still has some issues:

There is a need to reinforce the roof structure. There is also some concern regarding the lean wall to the

alley. Building up the wall will reduce the floor area of the sitting room but this would need considering to improve the

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properties insulation. The advantages will need to be considered against the impact that lining the wall will have based on the fact of the limited insulation offered by the open fireplaces and suspended floors.

The outside W.C. is in a state of disrepair due to the damaged roof and would need replacing if there is an intention for the space to be used again.

Further observation needed on the cracking in the second bedroom to ensure issues do no worsen.

Window in bathroom needs replacing. Observation of cracking in concrete lintel above kitchen

window.

On the assumption that the property is insured under a satisfactory policy, covering the whole of the building, the current cost of re-instating the property in its present form is £139,000. This cost is an estimate based on information provided by BCIS. This is not a valuation on the property.

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Fig 1: Chimney Stack

Fig 2: Roof Slate

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Fig 3: Outside W.C. and Rainwater Pipe

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Fig. 4: Shared Alleyway Between Properties.

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Fig. 6: Mould on Bathroom Window FrameFig. 7: Evidence of Ladybird Infestation

Fig. 8: Velux Window in Roof

Fig. 5: Crack in Concrete Lintel

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Fig. 9: Party Wall in Roof Space

Fig. 10: Crack in Second BedroomFig. 11: Condition of Outside W.C.

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