Condition Survey
of
1 & 2 School Cottages,
Whitestone. EX4 2JS
March 2014
by
Simon Chapman BSc. Hons. MRICS
Planned Works Surveyor
Teign Housing
Contents
Page No.
1.Introduction2
2.General Condition & Defects
2.1 Roof2
2.2 Chimney2
2.3 External Walls3
2.4 Foundations3
2.5 Windows & Doors. 3
2.6 Flooring4
2.7 Stairs4
2.8 Drainage4
2.9 Boundary Treatments5
3.Recommendations5
4.Budget Estimate6
5.Conclusions7
1.0 Introduction.
The survey was conducted in the morning of the 3rd March 2014.
At the time of the inspection the weather was mild and damp with occasional
showers.
In the preceding weeks a prolonged extremely wet period of weather has been observed. .
The properties are located on the Southern side of the main Whitestone road with the front doors opening directly on to the road.
2.0 General Condition & Defects
2.1Roof
The roofs to both properties have been replaced in recent years with an artificial slate over a breathable roofing membrane. The roofs are generally in good condition and follow the undulating pattern of the original trusses.
Where chimneys have been removed and the roofline extended, there is a distortion in the roof line which as a result lifts the edges of the tiles and creates opportunity for water to be blown under the slates. If the chimney stacks were reduced further in height it would be possible to reinstate rafters and purlins at a level consistent with the original roof and therefore avoid this issue
2.2Chimney
There originally had been a chimney to each of the cottages, each with multiple flues. Both chimneys have now been removed and a single stainless steel flue with cowl has been installed to maintain the option of having an open, fire in each property.
The flue diameter is in excess of 300mm and the cowl is set approximately 300mm above the terminal. I believe what this type of flue is inappropriate in this location as it allows water to enter the stack too easily and following this recent spell of bad weather it has saturated the stack.
If the flues are to remain I would suggest a different cowls be installed to prevent water ingress whilst continuing to allow ventilation of the stacks.
2.3External Walls
The external walls are of a traditional solid construction with a lath and plaster internal lining. The exterior is rendered with a paint finish. Generally the render appears to be in fair condition with minor cracking and small areas which have previously been repaired.
To the rear of No.1 and the side of No.2 are single storey single skin brick extensions which house the bathrooms to the cottages. These single skin solid brick walls are generally in fair condition however require insulating to prevent the mould growth currently experienced in each.
2.4Foundations
Given the age and construction of these properties it is likely that the main property will have footings in the form of a series of stepped brick courses or a layer of large ground stones.
The later brick extensions should have a more traditional concrete strip foundation.
At the time of inspection there was no evidence of there being any movement or defect as a result of poor foundations.
2.5Windows & Doors
Both properties have UPVC double glazed windows throughout ranging in age from the early 1990's to the most recent being a small escape window in the loft room to No. 1 fitted in the last few months. A number of the older units will require replacement within 3 years.
The exterior doors are all in fair condition however none of them currently meet the Secure by design standards Teign Housing strive to achieve.
The front doors are solid timber traditional period doors painted black. Door arid decorations are in fair condition.
The rear door to No.1 is a softwood framed ledge & brace door which is in fair condition. No.2 has an older style UPVC double glazed door in the rear lean-too which is in fair condition for its age.
2.6Flooring
The ground floors are generally suspended timber floor construction to the main property with ground bearing un-insulated concrete slabs to the rear bathroom an lean-too extensions.
The timber floors are generally in good condition for the age with minimal defection and undulations.
First and second floors are also a traditional timber construction however there is greater evidence of deflection in some areas of each property. These are age related rather than due to defect.
Floor coverings in the kitchens and bathrooms are in fair condition and are fit for purpose.
2.7Stairs
Property 1 has a steep narrow staircase leading directly off the sitting room to the first floor landing, The size and pitch of the staircase does not comply with current building regulations and is unsuitable for the elderly or infirm, The staircase is in fair condition with no loose treads or any signs of deflection.
The second staircase leading from the landing to the top floor is equally steep and narrow as the first. Again this is in good condition.
Property 2 has a large traditional staircase leadingfrom the reception hallway to the first floor landing. This stairis in good condition.
The second staircase leads from the master bedroom up to the loft room. This is a steep and narrow staircase as we have in property 1. Again this is in good condition.
2.8Drainage
At the time of the inspection I was unable to undertake a full inspection of the drainage however all sinks, wc's and baths appeared to be running freely and there was no evidence of there being issues at present.
It would be advisable to instruct a full drainage survey on both properties before purchasing or managing the tenancies.
2.9Boundary Treatments
Hedges and fences surrounding the rear gardens are all in good order.
3.0 Recommendations
The roof would benefit from having the chimneys reduced in height further and the slating re-laid to be flat across the Original chimney space
.Current Life span 10+years.
Roof Insulation could benefit from additional insulation between rafters in canopied sections.
Current Life span 1-3years.
Doors and windows require replacement with the exception of the escape window to No. 1 loft room,
Current Life span 1-3years.
External Decorations are generally in Fair condition externally.
Current life span 3-5years.
Internal plaster and decorations are in need renewing in numerous locations throughout both properties. Areas most affected are chimney breasts and staircases.
Current Life span 0-1years.
Bathroom are in Fair condition but would benefit from insulating and heating,
Current Life span 3-5years.
There is currently no central heating system in either property.
Current Life span 0-1 years.
The hot water systems are however in good condition.
Current Life span 10-12years.
Boundary treatments are in good condition.
Current Life span 5-7years.
4.0 Budget Estimate - Per Property
Item / Works Required / Due / EstimateRoofing / Repairs and relaying over chimneys / 0-3yrs / £2,000
Loft Insulation / Install insulation over ceilings between rafters / 0-3yrs / £1,000
Chimney / Reducing height of stack and
replacing current cowls / 0-1 yrs / £1,500
Ext Decoration / Clean & prepare render and apply decoration / 3-5yrs / £1,000
Int Decoration / Remove defective plaster and. decorate throughout / 0-1 yrs / £2,000
Heating / Air source heat pump system — central heating / 0-1 yrs / £9,000
Windows / Replacement double glazing throughout / 1-3yrs / £3,500
External insulation / External insulation and cladding of bathrooms / 0-1 yrs / £2,500
Doors / Replacement front and rear doors / 1-3yrs / £1,250
Contingency / ''Allow PS for miscellaneous structural repairs / n/a / £1,000
Allow PS for Plumbing works / n/a / £1,000
Allow PS for Electrical works / n/a / £1,000
Allow PS for Landscaping/footpaths / n/a / £500
Total Per Property / £27,250
Note:
The above figures are budget estimates only, full measurements would be required along with specific investigations for services etc. to enable prices to be confirmed. The external repairs including roofing and decorations are priced on the assumption that ad works would be undertaken simultaneously so utilise one scaffold. If works are instructed separately additional scaffold cost will be incurred.
5.0 Conclusions
Both properties are structurally in good condition and have been maintained well over the years. The major areas of concern are the wet chimney breasts in both properties, which hopefully are issues with the flue and cowl rather than flashing androofing, and the lack of suitable heating and insulation throughout
The layout of property 2 does not currently allow the top floor to be used as a habitable room as it leads off of the master bedroom. To enable this property to be let as a 3 bedroom house a partition would have to be constructed to reduce the size of the frontbedroom and extend the hallway to match the layout previously completed in
property 1. Costs for this have not been included in the budget figures in section 4.
Another area of concern is that both properties lead directly on to the main road down a couple of large steps from the front doors. There is no space available to alter to improve the access to the front of the properties.
The majority of the works are simple in nature but all are quite disruptive in an occupied property and can become protracted if the property is occupied, The costs provided in section 4 are Indicative only but Ifworks were undertaken on a piecemeal basis in an occupied property the costs would be significantly higher than if the property was vacant for the duration of the internal works.
The major issues with the bathrooms are due to the uninsulated and poorly ventilated extensions in which they are housed. The bathroom in property 1 is extremely small and external insulation is the only viable option,without completely rebuilding a larger extension. Bathroom .2 is large enough to accommodate internal insulation but this would require the recent bathroom suite to be removed and replaced.
All other items such as doors and windows are a cost which needs considering but can be included as part of a planned works programme rather than necessarily be a concern at this stage.
1&2 School Cottages, Whitestone