61 PARCHMORE ROAD, THORNTON HEATH, CR7 8LY.
BERNARD PETT SURVEYING
Chartered Surveyors – Valuers
First Floor Anley House, 323 Upper Elmers End Road,
Beckenham., Kent, BR3 3QP.
Tel: 020 8658 9002 e mail:
A REPORT ON
Bernard Pett Surveying is the trading name of Beresfords Limited
Registered Office: 44 Masons Hill, Bromley, Kent, BR2 9JG.
Registered No: 229809
Director: Bernard C. Pett
CONTENTS
1.00INTRODUCTION
2.00CHIMNEYS AND FLUES
3.00ROOF SLOPES
4.00RAINWATER GOODS
5.00EXTERNAL WALLS
6.00DAMP PROOF COURSE
7.00 SUB FLOOR VENTILATION
8.00EXTERNAL JOINERY
9.00EXTERIOR DECORATION
10.00GARDEN AREAS
11.00ROOF SPACE
12.00CEILINGS
13.00INTERNAL WALL SURFACES AND PARTITIONS
14.00FIREPLACES AND CHIMNEY BREASTS
15.00FLOORS
16.00INTERAL JOINERY AND CUPBOARDS
17.00KITCHEN FITTINGS
18.00SANITARY FITTINGS
19.00INTERNAL DECORATION
20.00SERVICES
21.00TIMBER DECAY AND INFESTATION
22.00DAMPNESS
23.00CONDENSATION
24.00THERMAL INSULATION
25.00HAZARDS
26.00SUMMARY AND CONCLUSION
1.00INTRODUCTION
CLIENT’S NAME
Bromley & Croydon Womans Aid
CLIENT’S ADDRESS
2 Oakfield Road, Anerley, SE20 8QT.
ADDRESS OF PROPERTY INSPECTED
61 Parchmore Road, Thornton Heath, Surrey, CR7 8LY.
INSPECTED BY
Bernard C. Pett, FRICS.
DATE OF INSPECTION
Thursday 22nd September 2016
INSTRUCTIONS
I am acting upon your confirmed instructions to carry out a Building Survey in order to establish the structural condition of the property and to report on the condition and state of repair. This report has been prepared in accordance with our standard Terms and Conditions which were sent to you prior to your confirmation.
OCCUPATION
The property is currently occupied by, I believe, the owner whowas present during my inspection together with two further occupiers. The current owners have resided in the property for two years approximately. They have advised me that they have made no major changes other than to provide the timber flooring which has been provided extensively through the property to all the principal rooms. The property remains furbished and includes the personal effects of the owner. Carpeting exists to the staircase and first floor landing, limiting inspection.
TENURE
I understand that the property is being purchased on the basis of a Freehold interest with vacant possession. It is assumed that there are no onerous restrictions or liabilities in relation to the property. My inspection has been undertaken on the basis that legal advisers will be reporting to you and will undertake the normal searches and carry out enquiriesvia the vendor’s legal representatives.
DIRECTIONS
All directions and room locations are taken as if facing the front elevation of the property.
A GENERAL DESCRIPTION
The property is a large semi detached single family dwelling house. It forms the right hand side of the pair. It is thought that the property remains essentially as built without having been extended to change the overall footprint. The original construction dates back to the beginning of the last century (1900).
ACCOMMODATION
The accommodation is arranged as follows:
Ground Floor: Entrance hall which serves the:
Front and rear interconnecting reception rooms
and the:
Kitchen set within the back addition.
Beyond the kitchen is a lobby which forms a utility area before leading to a bathroom with wc.
From the entrance hall stairs lead to the:
First Floor:Landing. This serves a:
Front bedroom within which there is an en suite shower/ wc.
Rear bedroom
and within the back addition:
Bathroom with wc
Two further bedrooms.
A further staircase then leads to an
Atticbedroom.
SITE AND LOCATION
The property is situated within the Borough of Croydon and is on a main road which
leads northwards from the town of Thornton Heath.
The road includes several bus routes and is subject to fairly heavy traffic. The
property itself is situated on the west side of Parchmore Road and thus has a front
elevation facing east. There is a Methodist church within 100 metres south of the
property and a large block of flats (Atlantic Court) adjacent to the property to the
north.
Thornton Heath lies to the south providing High Street shopping, an overland railway
station and additional bus routes.
Adjacent to Atlantic Court is a vehicular access which serves garages and parking for
Atlantic Court. There are access gates in to the back of the property where
stones have been laid suggesting that parking is possible. I think it unlikely
that there is any formal right of way to use this access road. To the front of the
property there is a brick paved hardstanding but this is not served by a crossover
within the pavement. The site itself, on which the property is located is regular
in shape. Connecting the front paved area to the rear garden there is a small
alleyway.
The rear area has been provided with a timber decking which then has timber steps
into which has a lower level. This is laid predominantly to grass with a pedestrian
pathway to the area of loose stones referred to earlier.
The road includes a number of similar properties as well as some commercial usage.
Sub soil Although I have not undertaken any excavations I can confirm that the
British Geological Survey indicates that the property is situated on London Clay sub
soils.
This is likely to have an effect on insurance premiums.
London Clay is susceptible to structural movement and subsidence. This occurs
when the clay has been affected by moisture conditions.
I understand there has been partial underpinning to the property during the 1990’s
But have no knowledge as to which part of the property has been underpinned. If
This information can be obtained via your legal advisers, I will be happy to advise
you further as to any implications.
Structural movement on London Clay soil primarily results from tree action or
drainage defects. Whilst no significant structural movement was evident since the
underpinning works, I mustexpress concern with the fact that there are Sycamore
saplings with the grounds of Atlantic Court (on the boundary line). These trees grow
quite rapidly and it wouldbe appropriate to contact the Freeholders of the block to
see if the saplings could be removed before they become sizeable trees.
There is also an Elder tree which overhangs no. 61. As a consequence the Elderberry
fruit drops and stains the decking. This needs to be cut back but preferably the tree
should be removed.
Flooding Under normal conditions I would not anticipate the property suffers from
flooding. The lower rear garden would tend to drain any excessive surface water
away from the building.
WEATHER AT THE TIME OF OUR INSPECTION
It remained overcast and there was light rain briefly during my inspection. However, the rainfall was insufficient for me to determine whether rainwater goods were affective.
LEGAL ADVISERS
I have undertaken the inspection and provided you with this report on the basis that you will be getting legal advice in respect of the ownership of boundaries. It is also assumed that your legal advisers will make the normal enquiries with the Local Authority and carry out an environmental search. They should liaise with the vendors solicitors in relation to other general queries.
EXTERNAL INSPECTION
LIMITATIONS OF THE INSPECTION
I have inspected the property from ground level only. The front elevation and right hand side have been viewed from Parchmore Road and the rear has been inspected from the adjacent Atlantic Court as well as from within the rear garden area. I have not carried out any excavations. The provision of the decking has restricted visibility in relation to the junction between walls and pavings below the decking.
2.00CHIMNEYS AND FLUES
The property has several chimney stacks. There are two positioned along the right hand flank which are of fair faced brick construction. These chimney stacks have been reconstructed and are not the original.
Each stack has one open terracotta pot whilst the other flue serving each stack has been provided with a cowling. I would assume that the latter serve the flues to the bedrooms, whilst the open pots serve the living rooms which retain fireplaces.
There is a lead flashing provided to each of the stacks. These have not been formed adequately. There is evidence internally that leakage is occurring in to the attic room. Damp readings were recorded to the internal chimney breasts.
The flashings have been smeared with a thin “scratch coat” of rendering, possibly in an attempt to seal points of water entry.
Proper leadwork needs to be introduced with the existing removed.
Two further chimney stacks (of original construction) exist to the right hand flank of the back addition and these have rendered finishes. The rendering is deteriorated, cracked and weathered. The flues within the stacks have been capped with half round roof tiles. Lead work with a cement fillet has been provided at the base of each of these chimney stacks. There is evidence that water is penetrating via the stack in the back right hand corner causing dampness to the ceiling of the rear most back addition bedroom.
A further chimney stack exists to the left party wall line of the back addition. This is also of original construction and has a render application in a condition similar to the aforementioned. There is also an area of rendering which has fallen away. This stack retains two open pots. Ideally these should be capped to avoid water entry to the redundant flues. There is no proper flashing detail merely the provision of a cement fillet.
There are two fan assisted flues projecting from the right hand flank. These each serve a boiler. Some minor making good around the top flue is required.
3.00ROOF SLOPES
The roof is of pitched construction with slopes front and rear and a further slope roof serving the back addition. These slopes are all provided with concrete interlocking tiles which have replaced an original covering.
This replacement covering is, however, not recent. To the front slope there is some disturbance to the tiles to the right of the right hand valley. Valleys are created within the front slope due to the existence of the front bay. The three front slopes of the bay are provided with plain concrete tiles (as opposed to interlocking). There has at some stage been leakage within the bay area as there was dampness evident to the ceiling of the front first floor bedroom.
I was advised by the owner that works have been undertaken to eliminate this leak within the last year.
It remains questionable, however, whether the repair works have been fully successful. The disturbed tiles noted previously, may still be contributing to water entry. A suitable lead cover flashing has been provided to the left party wall front slope but the flashing to the rear slope would benefit from being redressed. To the back addition junction with the party wll there is no lead flashing merely a cement fillet. There is also evidence of bitumen having been applied which would suggest that attempts have been made to eliminate water penetration.
The rear main roof slope has been provided with an area of replacement tiling. This is towards the base of the rear slope where it creates a further valley with the slope of the back addition.
This valley has been provided with considerable bitumen and possibly asphsalt applications. There is evidence internally that leakage occurs to this position. I therefore, assume that the numerous attempts to repair the problem have resulted in the layer upon layer of bitumen/ asphalt. The problem has not been resolved.
A new valley is required necessitating the removal of the tiles to the sides and a lead or zinc valley reintroduced. Several tiles on the side of the valley also appear to be displaced.
The roof slopes are not provided with any vents and the absence of venting could lead to condensation occurring to the underside of the roofing felt.
To the rear of the property there is a “flying” bay roof. This has a similar covering of concrete interlocking tiles to the three slopes. Hip tiles are provided junctions with these slopes. Hip irons have not been provided to the base of the hip. Hip irons have, however, been provided to the front bay roof slopes. Hip irons are required to avoid slippage of the hip tiles.
There are therefore, several repairs to the roof needed to combat water penetration with particular reference to the rear valley and the flashing details to the chimney stacks.
4.00RAINWATER GOODS
The property has been provided with replacement plastic half round guttering. At the front there is a downpipe serving the guttering to the right hand side which discharges below the brick paving. I assume there is an open gulley but an accumulation of leaves now fills the area around the downpipe. The base of the downpipe was not secured.
To the rear of the property the guttering has an outlet towards the centre of the house which then discharges on to the back addition roof. This area corresponds with the base of the valley. Therefore, it is adding further water to this vulnerable, defective location.
Damp readings taken to the back right corner of the rear reception room suggests that the back right corner of guttering is allowing water to seep from it. Adjustment of the guttering is thought to be required. Ideally a small section of downpipe should be added to the outlet currently discharging at the base of the valley to disperse the water away from this valley position.
Along the right hand flank of the back addition, the guttering discharges in to a downpipe. This in turn discharges in to a waste water receiver before descending to a position beneath the decking.
Similarly, to the flying bay there is half round guttering and a downpipe which disappears beneath the decking.
It can only be assumed that there are gulley outlets to collect the water from the downpipes to take them into the drainage system.
As there are clearly remedial works required to the chimney stacks and to the main roof there is the opportunity to also check the alignment of guttering.
5.00EXTERNAL WALLS
The walls are of solid brick construction. To the front elevation the brickwork has
been painted and beneath the windows the wallhas been rendered.
The front elevation remains in generally good condition consistent with age.
The right hand flank is constructed with London stock brickwork which remains fair
faced. This flank remains in reasonable condition although slightly undulating. It
remains well pointed to the main area, but to the top gable, the pointing is slightly
eroded. There is also a brick projecting from the wall beneath the attic bedroom
window.
The back addition flank and rear elevation have all had rendering applied and this in
turn has been painted.
There is evidence of extensive repairs to cracked rendering which occurs particularly
along the right hand flank between window openings and above the side access door.
Prior to redecoration the cracks have been cosmetically filled and there are patches of
later rendering also evident.
It is probable that cosmetic preparation will be necessary before each redecoration
process takes place.
6.00DAMP PROOF COURSE
Inspection of the right hand flank verified that the property was originally constructed with a slate damp proof course. However, the rendering to the front elevation covers this existing damp proof course. Furthermore, the paved area to the front is now considered to be above the level of the damp proof course. The paving and rendering will bridge the original damp proof course.
The original damp proof course could not be observed to the rear elevation nor the back addition by virtue of the presence of the decking and the rendered finishes to the back addition.
I did note evidence of an injected chemical damp proof course evident by a series of holes within the rendering to the back addition. It was also noted along the right hand flank two courses above the original slate damp proof course.
This looks to have been provided some time ago and it is unlikely that there are any guarantees that are valid that relate to it.
I am aware that you are instructing a specialist to provide you with a report and I would be happy to comment upon the report that you receive. You must appreciate that they have a commercial interest to install what would be the third damp proof course to this property.
Notwithstanding the fact that there are two damp proof courses are present, there is still evidence of dampness internally. This was primarily noted to the front bay where the damp proof course is considered to be bridged. Also the back right corner of the rear reception room showed damp readings and this is possibly due to a gutter defect. In the utility lobby, back elevation, soft porous plaster has been used and high damp readings were obtained to this position.