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CONDITION SURVEY

OLGRA, PENGROESLON, PWLLHELI, LL538EW

PREPARED BY

CYNAN CONSULTING LIMITED

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1.1 INTRODUCTION

1.1.1 This Condition Survey has been prepared following a site investigation of the existing

property of Olgra, Pengroeslon which was constructed pre-1930s.

1.1.2 The property is currently lived in full time.

1.1.3 The survey finding supports the applicant’s proposal to demolish the existing detached

3-bedroom dwelling including attached garage and construction of a 4-bedroom

dwelling with detached garage located within the large plot.

1.1.4 A photographic record of the site investigation was also undertaken and included within

this report.

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1.2 BUILDING FABRIC AND CONDITION

1.2.1 From measurements taken during our site survey, the external walls consist of a solid two

skin solid brick wall, each row of bricks should interlock to form a solid 9-inch brick wall,

however from our investigation on site the two skins are independent of each other which

raises significant structural concerns with regards to the integrity of the external walls

especially when considering ongoing water ingress which is depleting the mortar. There

is no gap between the bricks to insulate with no insulation either internally or externally,

making the property extremely inefficient when compared to modern buildings.

Photograph 1 – External Wall Thickness (250mm)

Photograph 2 – Exposed brickwork internally (poor state of repair and un-tied meaning that the

solid brick wall which consist of an inner and external skin of blockwork have not been properly

constructed originally and has serious structural implications as the 2 skins acting independently

raises serious concerns with regards to the integrity of the external walls especially due to the

ongoing water ingress due to failing render.

No retrospective works would resolve this major defect meaning that the only solution would be

to demolish the property.

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1.2.2 Due to the nature of the building fabric being ‘solid’ wall with deteriorating external

render the walls have become susceptible to water ingress which is causing extensive

dampness internally which has created internal mould, pealing of internal finishes and a

poor internal environment in terms of air quality which is exaggerated further during

winter months with internal walls visibly wet.

Photograph 3 – Damp area at top of wall in bathroom

Photograph 4 – Damp area beneath GF bedroom window

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Photograph 5 – Damp area in hallway (left)

Photograph 6 – Damp area surrounding window at rear of living room (right)

1.2.3 The external render was found to be in poor condition with significant cracking, staining

and as found by undertaking a knock test along the external render, separation from the brick

walls had been found in areas. Photograph 7,8 and 9 – Photos of external render condition

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1.2.4 Other issues identified include the following:

Photograph 10 – Defective render at threshold of the chimney stacks allowing water ingress

Photograph 11 – Evidence of possible lintel failures

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Photograph 12 – A proportion of the ground floor was found to be based on suspended floors,

however due to creation of paths and landscaping externally over the years, its was observed

that the path sloped towards a vent meaning that when raining, surface water has route if

ingress into the void which will rot the floor members and possibly effect the property

foundations (investigation of the damage caused was not possible without extensive

investigation works).

Photograph 13 – Chimneys which are significant in size compared to the dwelling itself do not

have adequate capping to discharge water away from the chimney which will be a cause of

dampness.

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Photograph 14 – Internal stud partitions were in poor condition due to significant rot internally

with the sole plate (bottom) of the studwork completely rotten with no fixing to the ground in

some instances.

Photograph 15 and 16 – Evidence of water ingress into the garage from the flat roof above,

meaning that the flat roof is no longer water tight and requires significant repair or replacement..

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1.3 CONCLUSION

1.3.1 Following our site visit and detailed visual inspection of the property it has become clear

that the existing dwelling is not fit for purpose, with significant defects identified which

cannot be resolved without demolition of external walls which currently pose a significant

structural risk whilst also encouraging damp issues and providing no insulative properties.

1.3.2 As well as the main concerns with regards to the external walls it is clear that most of the

building elements require significant attention with the sub-floor void being subject to

large amounts of surface water. The condition of the floor members is a concern

especially considering that the sole plates which sit above the floor joists have completely

rotten in many areas meaning that there is risk of collapse from the ground floor into the

void without extensive repairs and timber treatment for rot or complete replacement with

a modern block and beam concrete system and complete strip out of all internal timber

partitions.

1.3.3 Significant external cracking was also observed which indicates towards possible

movement in the external walls and also clear signs of failing lintels above door openings

which can cause significant damage and even collapse.

1.3.4 Whilst there were no signs of leaking from the main slate roof it was clear that there were

issues with the garage roof with definite signs of water ingress and an issue between the

threshold between the slate and flat roof of the garage.

1.3.5 From your investigation it is clear that the property should be demolished for both Health

and Safety reasons and that a replacement dwelling should be built with modern

materials and methods of construction as the current property does pose a risk.