LEVEL 3 Your survey

LEVEL 3

Your survey

reportProperty address

4 Uplands Rd

Handsworth

Birmingham

|B21 8BP

Client's name

Sukhwinder Rana

Inspection Date

13th October 2021

Surveyor’s RICS number

0849864

3RICS Home Survey - Level 3

Contents

A About the inspection

B Overall opinion

C About the property

D Outside the property

E Inside the property

F Services

G Grounds

H Issues for your legal advisers

I Risks

J Energy matters

K Surveyor’s declaration

L What to do now

MDescription of the RICS Home Survey – Level 3 service

and terms of engagement

N Typical house diagram

RICS disclaimer

The RICS Home Survey – Level 3 is reproduced with the permission of the Royal Institution of

Chartered Surveyors, which owns the copyright. © 2021 RICS

RICS Home Survey - Level 3

AAbout the inspection and report

This RICS Home Survey – Level 3 has been produced by a surveyor, who has written this

report for you to use. If you decide not to act on the advice in this report, you do so at your

own risk.

Page 3RICS Home Survey - Level 3

About the survey

As agreed, this report will contain the following:

• a thorough inspection of the property (see 'The inspection' in section M) and

• a report based on the inspection (see 'The report' in section M).

About the report

We aim to give you professional advice to:

• help you make a reasoned and informed decision when purchasing the property, or when planning for repairs,

maintenance or upgrading the property

• provide detailed advice on condition

• describe the identifiable risk of potential or hidden defects

• propose the most probable cause(s) of the defects, based on the inspection

• where practicable and agreed, provide an estimate of costs and likely timescale for identified repairs and

necessary work, and

• make recommendations as to any further actions to take or advice that needs to be obtained before

committing to a purchase.

Any extra services we provide that are not covered by the terms and conditions of this report must be

covered by a separate contract.

About the inspection

• We carry out a desk-top study and make oral enquiries for information about matters affecting the property.

• We carefully and thoroughly inspect the property, using our best endeavours to see as much of it as is

physically accessible. Where this is not possible, an explanation will be provided.

• We visually inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if

necessary, from neighbouring public property and with the help of binoculars.

• We inspect the roof structure from inside the roof space if there is access. We examine floor surfaces and

under-floor spaces, so far as there is safe access and with permission from the owner. We are not able to

assess the condition of the inside of any chimney, boiler or other flues.

• If we are concerned about parts of the property that the inspection cannot cover, the report will tell you about

any further investigations that are needed.

• Where practicable and agreed, we report on the cost of any work for identified repairs and make

recommendations on how these repairs should be carried out. Some maintenance and repairs that we

suggest may be expensive.

• We inspect the inside and outside of the main building and all permanent outbuildings. We also inspect the

parts of the electricity, gas/oil, water, heating, drainage and other services that can be seen, but these are not

tested other than normal operation in everyday use.

• To help describe the condition of the home, we give condition ratings to the main parts (the ‘elements’) of the

building, garage, and some parts outside. Some elements can be made up of several different parts.

• In the element boxes in sections D, E, F and G, we describe the part that has the worst condition rating first

and then outline the condition of the other parts.

A


! Reminder

Please refer to your Terms and Conditions, that were sent to you at the point you Sukhwinder Rana

confirmed your instruction to us Shape Property Surveyors Ltd, for a full list of exclusions.


Date of the inspection Report reference number

13th October 2021 GJE131021B218BP

About the inspection

Surveyor's name

Gary Edwards MA MRICS

Surveyor’s RICS number

0849864

Company name

Shape Property Surveyors Ltd

Related party disclosure

The valuer and indeed Shape Surveyors does not have any involvement with either the financial disposal

of the property inspected or indeed the vendors.

The Valuer is an 'External Valuer' in accordance with the definitions set out by the Royal Institution of

Chartered Surveyors.

Furthermore, we are not aware that there is any conflict of interest as defined in the RICS Valuation

standards and the RICS Rules of Conduct. We can confirm that to be best of our knowledge and based on

our records and enquiries we are not aware of any associated link with this property transaction and do not

believe we have any conflict of interest.

We can also confirm that to the best of our knowledge we have not had any previous dealings with this

property. As far as we are aware there are no conflicts of interest as defined in relevant RICS

documentation.

We have made no special assumptions within our report or valuation unless specifically stated within the

relevant section of the report. Our main assumptions are stated within the agreed terms of engagement.

We have not been provided with any supporting legal searches, documentation or specialist reports that

relate to the subject property at the time of compiling this report. We will, however, happily review and

advise on any issues of concern raised by your legal adviser and offer guidance as to how best to proceed

where relevant.

Full address and postcode of the property

4 Uplands Rd

Handsworth

Birmingham

|B21 8BP

A


Weather conditions when the inspection took place

It was mild and dry at the time of inspection, having been preceded by a period of variable weather.

Status of the property when the inspection took place

At the time of inspection, the property was not occupied and was free of furniture and general items.

Floors were mainly covered with various floor coverings.


BOverall opinion

This section provides our overall opinion of the property, highlighting areas of concern, and

summarises the condition ratings of different elements of the property. If an element is

made up of a number of different parts (for example, a pitched roof to the main building

and a flat roof to an extension), only the part in the worst condition is shown here. It also

provides a summary of repairs (and cost guidance where agreed) and recommendations

for further investigations.

Important note

To get a balanced impression of the property, we strongly recommend that you read all

sections of the report, in particular section L, 'What to do now', and discuss this with us if

required.


Condition ratings

Overall opinion of property

The property is considered to be a reasonable proposition for purchase although there are a number of

defects which require immediate attention and which will require some expenditure at the outset. We would

not expect any particular difficulty on resale in normal market conditions, provided that the necessary

works are carried out to a satisfactory standard.

You should investigate the cost of these works prior to a commitment to purchase. Once known, you may

wish to re-negotiate the purchase price to reflect them.

It is very important that you read this report as a whole. In the main body of the report, we will notify you of

the actions that will be required prior to exchange of contracts. You must make sure that you have all of

the repairs needed investigated by reputable contractors so that you are fully aware of their scope and

financial implications before you purchase.

This report should be construed as a comment upon the overall condition of the property and is not an

inventory of every single defect. The report is based on the condition of the property at the time of our

inspection and no liability can be accepted for any deterioration in its condition after that date.

B


Documents we may suggest you request before you sign contracts

There are documents associated with the following elements. Check these documents have

been supplied by your solicitor before exchanging contracts.

3Elements that require urgent attention

These elements have defects that are serious and/or need to be repaired, replaced or

investigated urgently. Failure to do so could risk serious safety issues or severe long-term

damage to your property.

2Elements that require attention but are not serious or urgent

These elements have defects that need repairing or replacing, but are not considered to be

either serious or urgent. These elements must also be maintained in the normal way.

Condition ratings

To determine the condition of the property, we assess the main parts (the ‘elements’) of the building, garage

and some outside areas. These elements are rated on the urgency of maintenance needed, ranging from

‘very urgent’ to ‘no issues recorded’.

Element no. Document name Received

E3 Building Regulations Certificate for extension NO

F1 Electrical Inspection Condition Report NO

F2 Gas Safety Certificate NO

F4 Gas Boiler Service NO

Element no. Element name

E3 Walls and partitions

F1 Electricity

F2 Gas/oil

F4 Heating

F5 Water heating


D1 Chimney stacks

D2 Roof coverings

D3 Rainwater pipes and gutters

B

R


1Elements with no current issues

No repair is currently needed. The elements listed here must be maintained in the normal way.

NIElements not inspected

We carry out a visual inspection, so a number of elements may not have been inspected.

These are listed here.

Summary of repairs and cost guidance

Formal quotations should be obtained prior to making a legal commitment to purchase the

property.


D4 Main walls

D5 Windows

D6 Outside doors (including patio doors)

D8 Other joinery and finishes

E1 Roof structure

E4 Floors

E5 Fireplaces, chimney breasts and flues

E6 Built-in fittings (built-in kitchen and other fittings, not including appliances)

E7 Woodwork (for example, staircase joinery)

E8 Bathroom fittings

F3 Water

G3 Other


E2 Ceilings


F6 Drainage

Repairs Cost guidance (optional)

Chimney pot repair

Replace missing/slipped/cracked roof tiles to ridge and bay


Repairs Cost guidance (optional)

Repair bay gutter

External walls repairs and re-pointing

Replaces misted window units

Repair/replace front door

External joinery decoration

Damp proof / re-plaster walls

Repair floors

Repair/decorate internal joinery

Replace gas boiler

Release inspection chamber cover.

Gardens clearance and improvements

Further InvestigationsFurther investigations should be carried out before making a legal commitment to purchase the property.

Electrical safety inspection & test

Gas safety assessment & service


CAbout the property

This section includes:

• About the property

• Energy efficiency

• Location and facilities


Photo - 2 Photo - 3

About the property

Type of property

The property comprises a two storey three bedroom mid-terrace house.

Approximate year the property was built

The precise date of construction is unknown and should be confirmed by your Legal Adviser.

Approximate year the property was extended

A single storey extension has been added to the rear of the property and the date of this extension should

be confirmed by your Legal Adviser.

Details of the extension should be obtained by your Legal Adviser, together with evidence of all statutory

approvals and Completion Certificates.

Approximate year the property was converted

The property has not been converted.

Information relevant to flats and maisonettes

This property is not a flat or maisonette.

Construction

The property comprises traditional solid brick wall construction with a pitched tiled roof. Floors comprise

timber and solid construction and doors and windows comprise uPVC framed construction.

C


Accommodation

Living

roomsBedrooms

Bath or

shower

Separate

toiletKitchen

Utility

roomConservatory Other

Ground 2 1 1

First 3

Means of escape

At ground floor level, means of escape is possible through the doors to the front and rear of the property

and the opening lights to windows.

Assisted escape at first floor level is possible via the opening lights to the front and rear of the property.

Where opening lights are fitted with locks, keys should be kept close by so they can be opened at all

times.


Gas Electric Water Drainage

Gas Electric Solid fuel Oil None

Energy efficiency

We are advised that the property’s current energy performance, as recorded in the EPC, is as stated below.

We have checked for any obvious discrepancies between the EPC and the subject property, and the

implications are explained to you.

We will advise on the appropriateness of any energy improvements recommended by the EPC.

Energy efficiency rating

The current energy efficiency rating for the property is D63.

Issues relating to the energy efficiency rating

Please refer to the EPC for issues relating to the energy efficiency rating.

Mains services

A marked box shows that the relevant mains service is present.

Central heating

Other services or energy sources (including feed-in tariffs)

There are no other services or energy sources as far as we are aware.

Other energy matters

There are no other services or energy sources as far as we are aware.

C


Photo - 4 Photo - 5

Photo - 6

Location and facilities

Grounds

The property has a small front area and enclosed rear garden.

There is no garage to the property and vehicular parking is not possible on the property.

There appears to be a footpath across the rear garden which permits neighbours to access their rear

gardens. Your Legal Adviser should confirm the arrangements and implications.

Location

The property is located in a residential area amongst properties of a similar age and type.

Facilities

The property is situated within an established residential location convenient for all usual local amenities

and transport links.

C


Local environment

At the time of writing environmental survey reports were not available for comment upon. Should the

purchaser want to be sure of any particular environmental issues in respect of the subject premises and

surrounding area then they should instruct their legal agent to prepare/obtain appropriate environmental

survey reports. The surveyor would be pleased to provide outline comment in respect of any such

documentation as long as it was made available in a timely manner prior to completion of the sale. This

report and valuation are provided on the basis that there is no contamination or other adverse factors.

We are unaware of any adverse environmental issues connected with this property. However, reference

should be made to the environmental search provided by your Legal Advisers. This survey does not cover

potential issues arising from historic land uses or localised underground geological conditions.

Other local factors

We are not aware of any other detrimental factors locally that may adversely affect the property.


DOutside the property


NI321

The property is served by two brick built shared chimney stacks. Both stacks are shared with the

neighbouring property.

Stacks are weathered to the roof finish with lead flashings.

The chimney stacks are reasonably plumb and not leaning or curved to any significant extent. No

deflection or cracks were noted to suggest they are unstable.

The stacks appear to be in overall reasonable condition, requiring routine maintenance and

improvement works not considered unusual for their age. One chimney pot is leaning out of true

and this needs to be remedied as it may be unstable and pose a risk. Otherwise, no significant

defects were noted.

Open chimney pots can be blocked by nesting birds or allow rain penetration. Appropriate guarding

should be provided as a matter of priority. It cannot be assumed that connected flues are

functioning and open to the air and testing must be undertaken before use.

The capacity, condition and integrity of any flues and their layout within the chimney stacks could

not be verified and further upgrading and improvement in this regard may be necessary. Flues

should be tested at the same time as any gas appliance testing is undertaken.

When chimney flues serve no heating appliance or open fireplace they are considered to be

redundant. They should be topped by appropriate terminations which permit ventilation to the flues

and chimney breasts below.

It should be borne in mind that if works are required on the chimney stacks to the building,

scaffolding or other means of access may be required to undertake this work which can

significantly increase the cost of the initial repair.

2

Full detail of elements inspected

Limitations on the inspection

The external fabric of the building is inspected from ground level only except where it is possible to

observe elements of the building from higher levels such as windows and skylights and similar vantage

points.

It should, therefore, be remembered that whilst we inspect the building throughout there are always areas

that may not be visible. Typically rear pitched roofs and roof ridges when viewed from ground level cannot

be completely seen or closely inspected and therefore the condition not reported fully.

D1 Chimney stacks

D


Photo - 7 Photo - 8

It is essential that roof coverings are kept in good order to minimise the risks of water penetration

which can cause deterioration to roof timbers and damage to the interior of the property. Roofs can

be damaged during maintenance activities and by severe weather conditions. For safe access,

scaffolding is required for most roof repairs and this can be costly.

The main roof and wing roof are covered with artificial slates.

The original roof covering has been replaced and evidence of statutory approvals, which are

necessary for such works, should be obtained by your Legal Adviser.

The general shape of the main roof and the lack of any significant deflection or pronounced dishing

suggest there is no structural failure of the roof structure. A missing ridge tile was noted and

daylight is visible in the roof space. This tile needs to be replaced immediately. An artificial slate

was also noted to be missing and in need of replacement. The verge to the rear extension is also

in need of making good.

The front bay window roof is covered with plain clay tiles, a number of which are displaced and

damaged. It is suspected this roof is leaking. Immediate repairs are required and quotations should

be obtained from a reputable roofing contractor.

Otherwise, the roof coverings are in serviceable condition and no significant defects were noted.

No slipped or damaged slates were noted and ridges and verges are free from significant defect.

The canopy over the front window should be closely inspected and any necessary repairs

undertaken.

The roofs generally should be inspected regularly so if any slate or tile becomes detached it can be

replaced without delay.

Some areas of roof are affected by vegetative growth. This should be removed as part of ongoing

maintenance as it impedes drainage and can eventually obstruct gutters.

The wing roof is concealed from view so its condition cannot be ascertained. Internally, there was

no evidence of this roof leaking, however.

2

D2 Roof Coverings


Photo - 9 Photo - 10



Rainwater goods comprise standard domestic uPVC gutters which discharge rainwater via

downpipes attached to external walls.2

D3 Rainwater pipes and gutters


It is important that gutters are kept clean and free of any vegetation or debris at all times to ensure

free flow of surface water run-off from roofs. Regular inspections should therefore be undertaken

and shortly after taking up occupation you should arrange for the gutters to be cleaned, removing

all vegetation, which is clearly visible, and general debris. Leaking gutters and downpipes can

cause damage to the fabric of the building and cause damp stains to appear internally.

Vegetation was noted to the rear wing gutter and the stained brickwork below indicates this gutter

is overflowing. The extension gutter and bay window gutter are filled with debris. All gutters need to

be thoroughly cleaned out. A taped repair was noted to the front bay gutter and this section of

gutter should be replaced.

Otherwise, although it was dry at the time of inspection, the condition and arrangement of the

rainwater goods appears to be satisfactory. There was no evidence of failure of gutters or

downpipes and no evidence of leaking joints.

Although no significant staining to joints was noted to suggest serious leaks, because it was not

raining at the time of inspection, it cannot be categorically confirmed the system is free from

isolated leaks. It is recommended the system is inspected during a period of rainfall just to confirm

it is completely free from any leaks.




Photo - 19

The main walls comprise traditional solid brick construction of varying widths.

Walls generally are slightly deflected, out of square and not plumb and this is common for

properties of this age, as a result of the structure having moved and settled from the time it was

built. It is possible the original building was constructed with inadequate foundations so external

walls will inevitably experience differential movement over time.

Friable mortar joints and spalled bricks are evident and areas of brickwork are generally in poor

condition, particularly to the rear. Areas of poor quality repointing, which is failing, were noted. In

addition, brick on edge cills are deteriorating and in need of re-pointing and repair. Some making

good and maintenance is required. Removing and re-pointing friable mortar joints should be

undertaken as part of ongoing maintenance for the property.

The pebbledash finish applied to the front wall is affected by some minor cracks and damage,

which should be repaired as soon as possible. Quotations for repairs and decoration should be

obtained from a competent contractor, prior to purchase.

It is important that the render finish is maintained in sound condition into the future as failure here

can cause moisture to become trapped within the wall. This can penetrate into the interior and

cause damp staining, which will then be costly to resolve.

The painted front bay is in very poor condition and redecoration is required.

Properties of this age are unlikely to have full lintel support above the openings. As slight

settlement was noted above some of the openings, you should consider upgrading the support in

order to prevent problems with window frames and opening lights.

It was not possible to determine if a DPC (Damp Proof Course) has been incorporated in external

walls. Areas of high damp content were noted internally within the walls and this is detailed in the

F3 Walls and Partitions section below.

The external walls are of solid construction, unlike modern walls which have a cavity incorporated.

Solid walls are designed to absorb moisture up to a certain point and then to evaporate moisture

during dryer periods. A damp proof course at low level is intended to stop moisture from the ground

rising up through the brickwork. Rising damp (due to a failure or a lack of damp proof course) or

2

D4 Main walls


defective brickwork (i.e. spalled bricks or friable mortar joints) can cause walls to be come totally

saturated and this is when damp staining will occur internally.

There are some cracks to the rear elevation of the rear wing which require repair. Although not

symptomatic of serious structural movement, a contractor should be engaged to provide a

quotation for repairing cracks and making good brickwork above the ground floor extension. Some

re-pointing to high level brickwork is also required on the neighbour's side.

A row of plugs at low level indicate a chemical injection damp proof course has been installed at

some stage in the past. This indicates the property has been subject to remedial damp proofing

measures at some stage in the past and transferable and enforceable guarantees should be

obtained by your Legal Adviser.

Ground levels around the property are too high in areas and walls would benefit from a lowering of

ground levels generally in the proximity of external walls. It is good practice to maintain a 150mm

(two bricks) clearance between external levels and the damp courses to prevent possible bridging

and damp penetration. High ground levels also increase the possibility of surface water ingress,

particularly to vulnerable areas such as door openings.

Air bricks have been incorporated within the external walls and it is important these air bricks are

kept unobstructed.









Routine maintenance should always be anticipated to windows in the form of regular attention to

items such as: hinges, latches, locking mechanisms, framework, sills and glazing seal edges, etc.

This is something all homeowners should anticipate and budget for.

Windows comprise uPVC double glazed casement windows, being installed within the original

openings around the property.

All possible windows were opened and windows generally appear to be in functional condition. The

front living room window is badly cracked and needs to be re-glazed, however. Some opening

lights are snagging the frames and some locks and hinges are stiff to operate. Frames and

mechanisms are heavily soiled and would benefit from thorough cleaning, easing and adjusting

and servicing.

As the windows age, some repairs and maintenance will be necessary and this should be

budgeted for accordingly.

Misting was noted to some windows indicating these glazed units have failed and need to be

replaced.

Quotations should be obtained from a reputable contractor, prior to purchase, to refurbish and

service the existing windows and replace any defective sealed glazing units, hinge mechanisms,

seals and locks. Opening lights should also be adjusted to ensure they open and close freely.

When windows are removed to facilitate replacement units, a lack of adequate lintel support within

the wall can become apparent. Lintel upgrading would then be necessary and costs will increase.

2

D5 Windows




Photo - 36

As with windows, routine maintenance should always be anticipated to door joinery in the form of

regular attention to items such as: hinges, latches, locking mechanisms, framework, weatherboard

threshold strips and glazing seal edges, etc. This is something all homeowners should anticipate

2

D6 Outside doors (including patio doors)


and budget for. When taking up occupation, it is advisable to change the door locks. Unless egress

locks are fitted, all door keys should be kept readily available to allow for emergency escape.

External doors comprise uPVC composition.

Doors are ageing and in need of some attention. The front door has been damaged and crudely

repaired in an unsightly manner. Doors would also benefit from easing and adjusting to ensure

they do not foul on the frames or floor, in addition to servicing/cleaning of hinges and frames. The

glazed units have a limited life and may mist up under certain conditions.

Photo - 37

The property has no conservatory or projecting porch.

Other joinery comprises the fascias to the rear wing and extension, in addition to a canopy over the

front bedroom window and a canopy over the front door.

As with all exposed timber components, regular decoration is required in order to protect joinery

from premature decay and costly replacement. Good quality paint or stain applied in built up layers,

after suitable preparation, will greatly lengthen the life of external timbers. Five years is generally

considered to be the maximum recommended decoration cycle.

Joinery is exhibiting signs of deterioration and evidence of decay was noted. Decorations are

failing as a result of the decay which is affecting external joinery. Timbers require repairs and/or

replacement together with complete decoration after necessary timber treatments have been

applied.

Quotations for timber repairs and decoration should be obtained from a competent contractor prior

to purchase.

2

D7 Conservatory and porches

D8 Other joinery and finishes




There are no other matters requiring comment.

D9 Other


EInside the property


NI321

The roof space area is inspected as far as possible providing boarded or safe access is available.

When insulation is placed over joists or exposed joists lack suitable decking it is not possible to

enter into the roof space. In this instance, only a ‘Head and Shoulders’ level of inspection is

possible.

A small opening in the middle bedroom cupboard allows very limited visibility of the main roof

space. It is recommended a proper ceiling hatch is formed in an accessible location.

No safe access was possible within the main roof space, so a head and shoulders inspection was

undertaken. This involved an inspection of the roof space from the vicinity of the hatch, supported

by a ladder and assisted by torchlight.

The roof structure comprises a pitched roof which is cut and fabricated on-site as part of the

construction process. This framework has to be of sufficient strength to transmit the dead and

imposed loadings which are placed upon it, primarily from the weight of the covering and

additionally from snow and wind pressure, onto external and internal load-bearing walls without

undue distortion.

Roofing felt is installed below the roof covering, so there is a secondary line of defence against

penetrating rainwater.

An examination of the roof slopes was carried out from various locations to see if any movement in

the form of sag or other structural movement has occurred to the roof slopes that could be

attributed to a defect in the roof structure. Internally where access was possible an examination

was made of the structural timbers.

Viewed both externally and in addition to a limited internal inspection, the main roof structure

appears to be free from any signs of structural failure. Key areas, however, including rafter ends

and wall-plate junctions were not visible and improvements are recommended which would enable

a more frequent and comprehensive inspection of the roof structure to be undertaken.

Replacement purlins and rafters were noted together with additional timber strengthening braces

and struts. From within the roof void, it was possible to determine that the timbers are of

appropriate size and configuration to bear their dead and imposed loads. No signs of significant

deflection or movement were noted. Having regard to the age and style of structure ongoing

maintenance should be anticipated. As the roof structure and roof covering has been subject to

wholescale replacement, evidence of statutory approvals should be obtained.

2

Inside the property


At the time of inspection, the property was not occupied and was free of furniture. Floors were mainly

covered with a variety of floor finishes and coverings.

As much of the internal fabric of the building as possible will be inspected without opening up the structure

or causing damage or moving furniture and fittings.

E1 Roof structure

E


The roofing felt is largely in sound condition, with no significant disrepair noted. The roofing felt

beneath the roof covering fulfils an important function and is designed as a secondary barrier

against water ingress into the roof space. Over time, it can deteriorate – and the lower roof slope

where it meets the gutter is very vulnerable in this respect. Failure in this location can lead to long

tern moisture ingress which can affect external walls, rafters, wall plates and soffits. This

accumulating moisture is not readily detectable until well advanced and repair costs can be high as

a result. Roofing felt inspections should be undertaken regularly and any if any damp or disrepair is

noted a competent roofing contractor should be engaged to undertake any necessary repairs.

Instances of daylight are visible through the roof covering and this indicates the roof is not

watertight. This has been referred to in the Roof coverings section above.

Current Building Regulations require insulated and felted roofs to be ventilated to prevent

condensation within the roof void. In severe cases, a lack of ventilation can result in decay to

timbers. We would recommend that you upgrade roof space ventilation provision so as to prevent

moisture build up within the wider building fabric.

Other than some unsupported pipework ,no defects were noted in the extension roof space.






Ceilings have been inspected from within the rooms and no formal opening up has been

undertaken.

It is not always possible to determine the construction of a ceiling through a visual inspection. It

may, therefore, be found that during decoration or improvements that some ceilings will require

unforeseen replacements or more extensive repairs than anticipated.

Ceilings are free from structural cracks and any serious defects. On-going maintenance and

decoration is required to maintain them in reasonable condition.

It is common for ceilings to be affected by random minor cracks. These can be caused by general

plaster shrinkage, or moisture and thermal changes in the air. In addition, cracks can also be

caused by relative movement of the timber floor or roof joists and plasterboards. These types of

cracks are common in a property of this age and type and do not give cause for concern. They

should be made good as part of routine maintenance and decoration.

1

E2 Ceilings


Photo - 50

An examination of all of the internal walls was undertaken to determine if there is any failure or

defects in the supporting nature of the walls or any defects in plaster surfaces. A particular

examination was made where possible to determine which are the load bearing walls. The ground

floor walls were checked for any sign of damp, foundation failure or, where possible, failure of the

sub floor support.

Before you undertake any repairs or maintenance on internal walls you should ensure that you

verify whether the walls are load bearing or not and also if there are any concealed pipes or

electric cables within the body of the wall or partition. If in doubt always seek specialist advice.

It is not possible to categorically state the type of construction or structural function of internal walls

without intrusive examination so no assumptions should be made regarding the composition of an

internal wall or partition without such an examination.

Internal walls comprise mainly plastered masonry construction and lightweight partitions and have

the usual decorative finishes.

The walls within the property are generally free from abnormal damage and irregularities and no

significant defects were noted at the time of inspection. Periodic decoration and ongoing

maintenance is required.

There is some movement to the internal partition walls evidenced, for example, by distortion to

door frames at first floor level. It is common for walls and partitions to move gradually over time as

the building structure settles slowly over time. This can cause a degree of distortion to walls and

partitions internally and the effect is often seen affecting door heads which can become quite

distorted. This movement shows no signs of any recent progression and is considered to be within

acceptable tolerances for a property of this type and age.

Many areas of blown, uneven and defective plaster were noted and the need for significant areas

of re-plastering, prior to decoration, should be budgeted for.

The property has solid brick walls which were designed to resist the passage of damp without

modern damp proof courses or the benefits of cavity wall construction. Inevitably, when tested with

a damp meter, these solid walls record significantly higher damp content when compared to

modern walls. This has to be accepted as a characteristic of buildings of this age. Levels of damp

3

E3 Walls and partitions


are considered to be unacceptable when damp staining occurs internally or when plaster surfaces

become friable, detached or cracked.

Significant dampness was detected at a low level to the walls to the front chimney breast, hall,

kitchen and WC. Damp staining and efflorescence is visible to a low level area of wall by the

kitchen door opening. This pattern of dampness usually signifies Damp Proof Course (DPC)

failure. Remedial treatment of this type often involves the removal of large areas of plaster and re-

plastering internally so that the company guarantees are effective. Where there are built-in fittings

such as kitchen units, damp proofing can be costly and inconvenient to rectify.

Further specialist investigation to the whole property is required prior to exchange of contracts.

Any floor timbers which are in contact with damp masonry are at risk from rots and decay these

should be inspected by the specialist firm so they can carry out appropriate remedial treatment/

repairs as required.

It is recommended that a Timber and Damp Report for the whole property is obtained from a

member of the Property Care Association. All recommendations should be followed and costs

budgeted for.


Photo - 53


There are always practical limitations on the inspections of floors, whether exposed or covered by

fitted coverings and furniture. Floorboards are not lifted unless they are exposed and not secured.

If there is any evidence that concealed defects may exist then this is reported.

Floors were completely covered with fitted carpet and other floor finishes at the time of inspection.

The floors to the property are believed to be of a part solid and part suspended timber construction,

with solid and suspended timber construction noted to the ground floor and suspended timber

construction noted to the first floor.

The suspended timber floors generally are showing general signs of loose and uneven floorboards

and further securing and improvement is necessary. Immediate repairs are required to the timber

floors, which will need to be exposed, in order to bring them back to a smooth and level finish.

In view of the damp levels noted within the property, it is necessary to expose ground floor timbers

and check for the presence of any rots decay or infestation. This should be part of the damp and

timber inspection required for the property. Quotations for any remedial works required should be

obtained prior to purchase.

The solid ground floor to the property is uneven and irregular and there may be no damp proof

membrane incorporated within the floor structure. It is quite possible the only resistance to damp is

provided by the floor finishes themselves and this would only become evident when replacing such

floor finishes. It is recommended that you instruct a competent contractor to determine the

condition and composition of the solid ground floors, and make any recommendations for

improvements.

It is important for the space beneath the surface of a suspended timber ground floor to be

adequately ventilated. This is to ensure that there is an adequate flow of air around the timbers

which keeps them dry and reduces the risk of rot and decay. It is important, therefore, to ensure

that air bricks, usually provided at the low level in the external walls, are kept completely clear at all

times and protected from any possible moisture ingress.

2

The property has no chimney breasts with flues or built in fireplaces.

Fireplaces and flues have not been formally tested. Visual observations are made only. We cannot,

therefore, guarantee the functionality of fireplaces or their flues and where relevant these should

be fully checked and tested by a suitably qualified specialist contractor.

You should also verify historic service records of any associated heating appliances (whether oil,

solid fuel or gas fired) via your legal adviser in due course. These units should not be used without

professionally checking/testing the flue arrangements first. Existing flues may require significant

upgrading, possibly including re-lining or replacement, which is costly.

Where original open fireplaces have been sealed off, these redundant flues should always be

ventilated internally and terminated at the top with a suitable flue termination. This should help to

prevent any build-up of damp penetration or moisture within the flue voids/masonry.

Chimneys and flues can deteriorate allowing combustion gases to leak into other rooms and

spaces creating a health hazard. It is not possible to assess the condition of flues or the presence

or type of flue liners by visual inspection. In addition, flue liners are designed for gas fires or solid

2

E4 Floors

E5 Fireplaces, chimney breasts and flues


fuel burners but not both.

It is imperative that current safety regulations are met and appliances and tested to ensure they

are in safe condition. This must be undertaken by a suitably qualified person, which, in the case of

gas appliances, is a Gas Safe Registered Contractor. The contractor should also confirm that

adequate ventilation has been provided to all appliances. All tests must be undertaken before any

appliances are used.

Two chimney breasts extend from the ground floor to the chimney stacks. The breasts currently

serve no gas, oil or solid fuel appliances, so are effectively redundant.

The purpose of chimney breasts is to house flues which allow the products of combustion to safely

discharge to the atmosphere via the chimney stack. Over time, flues can deteriorate allowing

combustion gases to leak into the living accommodation, thereby creating a serious health hazard.

Not only must flues be maintained in good condition, but they must also be the correct size and

design to serve any installed appliance or solid fuel fire or appliance.

It is not possible to assess the condition of flues or the presence or type of flue liners by visual

inspection. Before any appliance or coal fire is installed, the relevant flue must be tested to ensure

it is in sound condition and that it meets current safety regulations. This must be undertaken by a

suitably legally qualified person, who should also confirm that adequate ventilation has been

provided to all appliances. All tests must be undertaken before any appliances are used. Existing

flues may require significant upgrading, possibly including re-lining or replacement, which is costly.

Flues should be terminated externally with appropriate terminations or cowls.

The plaster finish to the rear chimney breast is very uneven and it appears a vent has been

wallpapered over. Re-plastering and decoration is required.


A range of fitted units to the kitchen were noted, comprising work surfaces and sink / drainer with

cupboards and drawers at high and low level.

Kitchen fittings are generally in serviceable condition and other than general ageing and some

blemishes no significant defects were noted.

Built-in fittings can conceal a variety of problems that are only revealed when they are removed for

repair. For example, kitchen units often hide water and gas pipes, or obscure dampness to walls.

2

E6 Built-in fittings (built-in kitchen and other fittings, not including appliances)


You should plan for a higher level of maintenance with these older fittings.

Flexible sealants around sinks and worktops should be regularly checked and maintained. Damage

may allow water penetration to enclosed areas beneath, which can cause rot and decay.

There is insufficient ventilation in the kitchen and additional ventilation should now be installed to

prevent condensation and related defects.

Other fixtures and fittings are generally in serviceable condition. Again, It is assumed you have

already assessed the adequacy of these, for your own purposes.

It is common in properties of this age to discover asbestos containing materials, particularly in the

form of panels and linings in enclosures such as airing cupboards. When painted over, or

concealed by finishes or household items, it is not possible at the time of survey to categorically

state the property is free of asbestos. When repairs or improvements are undertaken internally,

asbestos materials may be discovered and this will result in unforeseen costs as specialist testing /

treatment or removal may be required.

Photo - 56

Internal joinery comprises the staircase, skirtings, internal doors, door frames/ linings, architraves

and window sills.

Period doors generally require more maintenance compared to modern internal doors. Locks and

handles can be difficult to obtain as well as being relatively costly. This should be budgeted for

accordingly.

Internal joinery is in poor condition and general repairs, refurbishment and decoration is required.

Internal doors would benefit from minor easing and adjusting and an overhaul of locks, in addition

to various repairs.

Architraves and skirtings are generally susceptible to impact damage and ongoing maintenance

and decoration is required.

Some internal doors to the ground floor have been removed and they should be reinstated as

internal doors improve fire safety, especially to kitchens.

2

E7 Woodwork (for example, staircase joinery)


The internal decorations are generally in a dated condition, soiled in areas, and redecoration is

recommended. You should allow for some making good as part of the preparation works.


The property is served by a main bathroom on the ground floor.

Sanitary appliances are not in new condition and not free of blemishes and general ageing. They

do appear to be functional however.

Seals to sanitary fittings such as baths and shower cubicles are often neglected and will gradually

perish over time, resulting in moisture penetration to walls and floors. When bath panels or shower

trays are removed, the concealed timbers may be affected by moisture in which case local repairs

may be required. Accordingly, seals should be kept in good condition at all times, particularly to

bath and shower tray edges.

2


There are no other matters requiring comment.

E8 Bathroom fittings

E9 Other


FServices

Services 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.


NI321

Safety warning: You should have your electrical installations inspected and tested regularly to

protect your home from damage and to avoid putting your safety at risk. Guidance published by the

Institution of Electrical Engineers recommends that electrical installations should be inspected and

tested at least every 10 years and when the occupiers of the property change. All electrical work

carried out after 1 January 2005 should be recorded on an Electrical Installation Certificate.

Mains electricity is connected to the property. The rising main and meter is located in the front

reception room and the contractual arrangements for the supply should be confirmed by your Legal

Adviser. The consumer unit is located in the same area.

In view of the guidance given above relating to change of occupancy, it is essential the installation

is now checked by an appropriate specialist registered with either the NICEIC or similar approved

body prior to exchange of contracts.

Lighting and power provision may be inadequate for your needs and due allowance should be

made for upgrading the electrical installation accordingly.

3

Services


Services are generally hidden within the construction of the property and, as a result, only the visible parts

of the available services can be inspected. The Surveyor does not carry out specialist tests. The visual

inspection does not assess the services to make sure they work properly and efficiently and meet modern

standards.

In addition to confirmation of past service records and warranties, we strongly advise that you commission

your own independent safety inspection reports for the various service installations via suitably qualified

engineers prior to purchase together with associated costings for necessary upgrading/repair works.

F1 Electricity

Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property and its

electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after 1 January 2005

should have appropriate certification. For more advice, contact the Electrical Safety Council.

F



Safety warning: All gas appliances and equipment should regularly be inspected, tested,

maintained and serviced by a registered ‘competent person’ and in line with the manufacturer’s

instructions.

Only general observations will be made on the system. You must seek independent qualified

advice that is based upon specific testing of the installation. This is to be carried out prior to legal

commitment to purchase the property.

This is important to make sure that the equipment is working correctly, to limit the risk of fire and

carbon monoxide poisoning, and to prevent carbon dioxide and other greenhouse gases from

leaking into the air. For more advice, contact the Gas Safe Register for gas installations.

Mains gas is connected to the property and the rising main and meter is located in the front

reception room. The contractual arrangements for the gas supply should be confirmed by your

Legal Adviser.

As a matter of safety, you should now arrange for the installation and all gas appliances to be

inspected and tested by a suitably qualified engineer prior to exchange of contracts.

3

F2 Gas/oil

Safety warning: All gas and oil appliances and equipment should be regularly inspected, tested, maintained and serviced by a

registered ‘competent person’ in line with the manufacturer’s instructions. This is important to make sure that the equipment is working

correctly, to limit the risk of fire and carbon monoxide poisoning, and to prevent carbon dioxide and other greenhouse gases from

leaking into the air. For more advice, contact the Gas Safe Register for gas installations, and OFTEC for oil installations.


Photo - 63

The property is served by a mains water supply.

Whilst every effort is made to identify any obvious deficiencies or signs of problematic areas, our

inspection is a visual, surface level only and no tests are carried out. Much of the plumbing

installation is often hidden away within sub-structures such as floors, walls and ceilings etc. A

further, more detailed, review and test of the plumbing installation is advised so, as to avoid any

problems after taking up occupation.

The external stop valve could not be located and confirmed and you should make enquiries of the

relevant water company to ascertain its location.

The internal stop valve could not be located and confirmed and you should make enquiries via your

Legal Adviser to ascertain its location. It is important you locate and test the effectiveness of the

stop valve upon occupation as a defective or inaccessible stop tap can result in considerable

damage being caused by a water leak. It cannot be ascertained if the property has a water meter

and your Legal Adviser should make enquiries in this respect.

There are defects to the plumbing, including poorly installed and aged pipework.

A reputable plumber should be engaged to inspect the installation and provide a quotation for all

necessary repairs and improvements.

2

F3 Water


Photo - 64

Safety Warning: Your attention is drawn to the advice above regarding the need to ensure all gas

appliances and flues are tested and serviced annually, by a competent person.

Space heating within the property is provided by the gas central heating system.

The central heating system is energised by a wall mounted gas fired boiler located in the kitchen.

This serves steel panelled radiators noted around the property. The gas boiler is in a complete

state of disrepair and has to be assumed to be in a dangerous condition and in need of urgent

removal and replacement. Some radiators are damaged and badly marked.

A Registered Gas Safe Engineer should be instructed to inspect the system immediately and

disconnect the gas boiler from the gas supply. A report should also be obtained detailing the

condition of all central heating components with an estimated repair, replacement and upgrading

cost.

3


F4 Heating


Hot water is provided by the main gas boiler. Arrangements should be made for the system to be

checked and tested prior to exchange of contracts.3

The property is believed to be connected to the mains drainage system.

We will lift drain covers where possible and make an observation on the system. This will not

include a formal CCTV scan or drainage test. If you wish to know more or have concerns you

should obtain a specialist drainage report.

The main Soil and Vent pipe (SVP) is concealed within the fabric of the building.

Waste pipes, where visible, appear to be in generally serviceable condition with no evidence of

significant defects although some ongoing maintenance will be required.

An external gully was noted to be free from damage but obstructed and in need of clearing out.

The gully should be checked regularly and cleared out as necessary.

It was not possible to lift a seized inspection chamber cover because excessive force would have

been needed and this would have rendered the cover susceptible to damage. The Inspection

Chamber cover should be released as soon as possible to allow inspection and access to the

underground drainage system.

The system has to be expressly excluded from the scope of this report therefore.

There was no evidence above ground to suggest a drainage problem exists, however.

Given the general age of the property and given our relatively limited inspection of the below-

ground drainage system you may deem it prudent, to undertake a CCTV examination of the

drainage system as a precautionary measure to ensure serviceability.

NI


There are believed to be no common services.

F5 Water heating

F6 Drainage

F7 Common services


GGrounds

(including shared areas for flats)


NI321

There is no garage to the property.

The property has no permanent outbuildings or other structures.

The property has a small area to the front and a small garden to the rear. There are no formal

fences to the rear other than informal barriers.

Uneven pavers can be a trip hazard and impede drainage. Replacing uneven pavers and re-

bedding and levelling uneven pavers is advised. It is suspected that surface water to the rear area

is not draining effectively and improvements may be required in this respect.

Concrete hard-standing areas frequently crack and become uneven, as was noted here. Cracks

should be repaired and hard-standing areas should be brought back to a smooth surface.

There a lot of waste items in the garden and the removal of these items should be budgeted for.

Both this garden and neighbouring gardens are very neglected and generally full of waste items.

The presence of vermin is inevitable and this will require specialist eradication.

It is not possible to categorically confirm the property is free from invasive plant species such as

Japanese Knotweed. This is especially important because this garden and neighbouring gardens

are neglected and full of many different weeds and plants. It is beyond the scope of this report to

identify all of these plants. You are advised to procure a specialist survey if you require assurance

the property is free from such invasive plants.

Repairs and improvements should be budgeted for accordingly.

2

Grounds (including shared areas for flats)


The gardens and grounds are inspected generally. We will make general observations about the gardens

and boundaries. These are not inspected to the same level as the residence itself.

The position, rights and responsibility of the various boundaries around the property should be verified with

your legal adviser, as some maintenance and general upgrading may be expected in due course.

Any noted outbuildings are inspected to assess general condition only. They are not inspected to the

same level as the residence. A general overall impression is provided together with any additional matters

the surveyor feels to be of noteworthy comment.

G1 Garage

G2 Permanent outbuildings and other structures

G3 Other

G


It appears there is a path across the rear garden which allows neighbours to access their gardens.

Details and implications should be confirmed by your Legal Adviser.



Photo - 73


HIssues for your legal advisers

We do not act as a 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, to state you should check

whether there is a warranty covering replacement windows). You should show your legal

advisers this section of the report.


Issues for your legal advisers

H1 Regulation

The property has been extended/altered in the form of;

- Extension to the rear (Building Regulation & Planning Permission)

- Replacement roof covering and structure (Building Regulation)

- Alterations to Electrical Installation (Building Regulation)

Your legal adviser must confirm that all necessary statutory consents and regulations (as stated above)

were obtained and complied with, prior to legal commitment to purchase. In the absence of such, in the

first instance, you should refer back to us for further advice as to how best to proceed. If the above is not

confirmed prior to purchase, and you decide to proceed, you must accept the risk of defects occurring at a

later date, which were not visible or apparent at the time of our inspection.

H2 Guarantees

Your legal advisor should confirm whether there is a transferable, and enforceable warranty scheme in

place for:

Remedial damp treatment works

Replacement windows/doors

Chemical damp-proof course

H3 Other matters

The position of the boundaries of the land around a property are important because doubt over their

location can give rise to disputes that can be time consuming and expensive to resolve.

Your Legal Adviser should confirm the legal boundaries to the property correspond with delineating

physical features such as walls, fences and hedges, etc.

There appears to be a footpath across the rear garden which enables neighbours to access their back

gardens and your Legal Adviser should confirm the arrangements and implications.

Access rights and arrangements to the rear garden, i.e. a shared and gated path should be confirmed.

H


Photo - 74


IRisks

This 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. They may have

existed for some time and cannot be reasonably changed.


Risks

I1 Risks to the building

The presence of damp has been identified and remedial measures are required.

It is recommended that you arrange for any builders or other specialist reports, estimates or tests before

you legally commit to purchasing the property so that you are fully aware of the costs.

I2 Risks to the grounds

The neglected condition of the grounds means there is a potentially significant risk of invasive species

such as Japanese Knotweed present.

I3 Risks to people

Without recent testing and up-to-date certificates for gas and electric services and appliances, these do

represent a potential health risk.

I4 Other risks or hazards

No other risks or hazards have been identified.

I


JEnergy matters

This section describes energy-related matters for the property as a whole. It takes into

account a broad range of energy-related features and issues already identified in the

previous sections of this report, and discusses how they may be affected by the condition

of the property.

This is not a formal energy assessment of the building, but part of the report that will help

you get a broader view of this topic. Although this may use information obtained from an

available EPC, it does not check the certificate’s validity or accuracy.


Energy matters

J1 Insulation

This property will not be as thermally efficient when compared to new buildings. As a result running costs

will be higher.

Further regard should be had to the matters raised within the energy performance certificate.

J2 Heating

The installation should be checked and tested every 12 months by a Gas Safe registered engineer in

order to ensure that it is in a safe and satisfactory working order.

When the boiler is due for replacement, consideration should be given to a high efficiency replacement.

J3 Lighting

Low energy lighting should be considered for all fixed outlets in an attempt to keep energy consumption

and running costs for the property as low as possible.

J4 Ventilation

Ventilation systems within the property are very important for the health of occupants and maintenance of

the property.

Mechanical ventilation extractions systems within the kitchen and sanitary areas should be reviewed and

upgraded as necessary. Natural background room ventilation should be introduced where possible in

order to keep moisture build up to a minimum.

Any redundant flues should be properly capped and vented.

J5 General

No other matters noted.

J


KSurveyor’s declaration


Surveyor’s RICS number Qualifications

0849864 MA MRICS

Email Website

[email protected] https://www.shapesurveyors.co.uk

Client's name Date the report was produced

Sukhwinder Rana 17th October 2021

Surveyor’s declaration

Company

Shape Property Surveyors Ltd

Address

Spaces Crossway, 156 Great Charles Street, Birmingham, West Midlands, B3 3HN

Phone number

03337729516 / 0121 769 2175

Property address

4 Uplands Rd

Handsworth

Birmingham

|B21 8BP

I confirm that I have inspected the property and prepared this report.

Signature

K


LWhat to do now


Further investigations and getting quotes

We have provided advice below on what to do next, now that you have an overview of any work to be carried

out on the property. We recommend you make a note of any quotations you receive. This will allow you to

check the amounts are in line with our estimates, if cost estimates have been provided.

Getting quotations

The cost of repairs may influence the amount you are prepared to pay for the property. Before you make a

legal commitment to buy the property, you should get reports and quotations for all the repairs and further

investigations the surveyor may have identified. You should get at least two quotations from experienced

contractors who are properly insured.

You should also:

• ask them for references from people they have worked for

• describe in writing exactly what you will want them to do and

• get the contractors to put their quotations in writing.

Some repairs will need contractors who have specialist skills and who are members of regulated

organisations (for example, electricians, gas engineers, plumbers and so on). You may also need to get

Building Regulations permission or planning permission from your local authority for some work.

Further investigations and what they involve

If we are concerned about the condition of a hidden part of the building, could only see part of a defect or do

not have the specialist knowledge to assess part of the property fully, we may have recommended that

further investigations should be carried out to discover the true extent of the problem.

This will depend on the type of problem, but to do this properly, parts of the home may have to be disturbed,

so you should discuss this matter with the current owner. In some cases, the cost of investigation may be

high.

When a further investigation is recommended, the following will be included in your report:

• a description of the affected element and why a further investigation is required

• when a further investigation should be carried out and

• a broad indication of who should carry out the further investigation.

Who you should use for further investigations

You should ask an appropriately qualified person, although it is not possible to tell you which one. Specialists

belonging to different types of organisations will be able to do this. For example, qualified electricians can

belong to five different government-approved schemes. If you want further advice, please contact the

surveyor.

L


MDescription of the RICS Home Survey

– Level 3 service and terms of

engagement


Description of the RICS Home Survey – Level 3

service and terms of engagement

The service

The RICS Home Survey – Level 3 service includes:

• a thorough inspection of the property (see 'The inspection' below) and

• a detailed report based on the inspection (see 'The report' below).

The surveyor who provides the RICS Home Survey – Level 3 service aims to give you professional advice to

help you to:

• help you make a reasoned and informed decision when purchasing the property, or when planning

for repairs, maintenance or upgrading the property

• provide detailed advice on condition

• describe the identifiable risk of potential or hidden defects

• propose the most probable cause(s) of the defects based on the inspection and

• where practicable and agreed, provide an estimate of costs and likely timescale for identified

repairs and necessary work.

Any extra services provided that are not covered by the terms and conditions of this service must be covered

by a separate contract.

The inspection

The surveyor carefully and thoroughly inspects the inside and outside of the main building and all permanent

outbuildings, recording the construction and defects that are evident. This inspection is intended to cover as

much of the property as is physically accessible. Where this is not possible, an explanation is provided in the

‘Limitations on the inspection’ box in the relevant section of the report.

The surveyor does not force or open up the fabric of the building without occupier/owner consent, or if there

is a risk of causing personal injury or damage. This includes taking up fitted carpets and fitted floor coverings

or floorboards; moving heavy furniture; removing the contents of cupboards, roof spaces, etc.; removing

secured panels and/or hatches; or undoing electrical fittings.

If necessary, the surveyor carries out parts of the inspection when standing at ground level from adjoining

public property where accessible. This means the extent of the inspection will depend on a range of

individual circumstances at the time of inspection, and the surveyor judges each case on an individual basis.

The surveyor uses equipment such as a damp meter, binoculars and torch, and uses a ladder for flat roofs

and for hatches no more than 3m above level ground (outside) or floor surfaces (inside) if it is safe to do so.

If it is safe and reasonable to do so, the surveyor will enter the roof space and visually inspect the roof

structure with attention paid to those parts vulnerable to deterioration and damage. Although thermal

insulation is not moved, small corners should be lifted so its thickness and type, and the nature of underlying

ceiling can be identified (if the surveyor considers it safe to do). The surveyor does not move stored goods or

other contents.

The surveyor also carries out a desk-top study and makes oral enquiries for information about matters

affecting the property.

M


Services to the property

Services are generally hidden within the construction of the property. This means that only the visible parts

of the available services can be inspected, and the surveyor does not carry out specialist tests other than

through their normal operation in everyday use. The visual inspection cannot assess the efficiency or safety

of electrical, gas or other energy sources. It also does not investigate the plumbing, heating or drainage

installations (or whether they meet current regulations), or the internal condition of any chimney, boiler or

other flue.

Outside the property

The surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common

(shared) use. To inspect these areas, the surveyor walks around the grounds and any neighbouring public

property where access can be obtained. Where there are restrictions to access (e.g. a creeper plant

prevents closer inspection), these are reported and advice is given on any potential underlying risks that may

require further investigation.

Buildings with swimming pools and sports facilities are also treated as permanent outbuildings and are

therefore inspected, but the surveyor does not report on the leisure facilities, such as the pool itself and its

equipment internally or externally, landscaping and other facilities (for example, tennis courts and temporary

outbuildings).

Flats

When inspecting flats, the surveyor assesses the general condition of the outside surfaces of the building, as

well as its access and communal areas (for example, shared hallways and staircases that lead directly to the

subject flat) and roof spaces, but only if they are accessible from within or owned by the subject flat or

communal areas. The surveyor also inspects (within the identifiable boundary of the subject flat) drains, lifts,

fire alarms and security systems, although the surveyor does not carry out any specialist tests other than

their normal operation in everyday use.

External wall systems are not inspected. If the surveyor has specific concerns about these items, further

investigation will be recommended prior to legal commitment to purchase.

Dangerous materials, contamination and environmental issues

The surveyor makes enquiries about contamination or other environmental dangers. If the surveyor suspects

a problem, they recommend a further investigation.

The surveyor may assume that no harmful or dangerous materials have been used in the construction, and

does not have a duty to justify making this assumption. However, if the inspection shows that such materials

have been used, the surveyor must report this and ask for further instructions.

The surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when

inspecting properties that may fall within The Control of Asbestos Regulations 2012 (‘CAR 2012’). However,

the report should properly emphasise the suspected presence of asbestos containing materials if the

inspection identifies that possibility. With flats, the surveyor assumes that there is a ‘dutyholder’ (as defined

in the regulations), and that there is an asbestos register and an effective management plan in place, which

does not present a significant risk to health or need any immediate payment. The surveyor does not consult

the dutyholder.


The report

The surveyor produces a report of the inspection results for you to use, but cannot accept any liability if it is

used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk. The

report is aimed at providing you with a detailed understanding of the condition of the property to allow you to

make an informed decision on serious or urgent repairs, and on the maintenance of a wide range of reported

issues.

Condition ratings

The surveyor gives condition ratings to the main parts (the ‘elements’) of the main building, garage and some

outside elements. The condition ratings are described as follows:

• R – Documents we may suggest you request before you sign contracts.

• Condition rating 3– Defects that are serious and/or need to be repaired, replaced or investigated

urgently. Failure to do so could risk serious safety issues or severe long-term damage to your

property. Written quotations for repairs should be obtained prior to legal commitment to purchase.

• Condition rating 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.

• Condition rating 1 – No repair is currently needed. The property must be maintained in the normal

way.

• NI – Elements not inspected.

The surveyor notes in the report if it was not possible to check any parts of the property that the inspection

would normally cover. If the surveyor is concerned about these parts, the report tells you about any further

investigations that are needed.

Energy

The surveyor has not prepared the Energy Performance Certificate (EPC) as part of the RICS Home Survey

– Level 3 service for the property. Where the EPC has not been made available by others, the surveyor will

obtain the most recent certificate from the appropriate central registry where practicable. If the surveyor has

seen the current EPC, they will present the energy efficiency rating in this report. Where possible and

appropriate, the surveyor will include additional commentary on energy-related matters for the property as a

whole in the energy efficiency section of the report, but this is not a formal energy assessment of the

building. Checks will be made for any obvious discrepancies between the EPC and the subject property, and

the implications will be explained to you. As part of the Home Survey – Level 3 Service, the surveyor will

advise on the appropriateness of any energy improvements recommended by the EPC.


Issues for legal advisers

The surveyor does not act as a legal adviser and does not comment on any legal documents. If, during the

inspection, the surveyor identifies issues that your legal advisers may need to investigate further, the

surveyor may refer to these in the report (for example, to state you should check whether there is a warranty

covering replacement windows).

This report has been prepared by a surveyor merely in their capacity as an employee or agent of a firm,

company or other business entity (‘the Company’). The report is the product of the Company, not of the

individual surveyor. All of the statements and opinions contained in this report are expressed entirely on

behalf of the Company, which accepts sole responsibility for them. For their part, the individual surveyor

assumes no personal financial responsibility or liability in respect of the report, and no reliance or inference

to the contrary should be drawn.

In the case of sole practitioners, the surveyor may sign the report in their own name, unless the surveyor

operates as a sole trader limited liability company.

Nothing in this report excludes or limits liability for death or personal injury (including disease and impairment

of mental condition) resulting from negligence.

Risks

This 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. They may have existed for some time and cannot be reasonably changed.

The RICS Home Survey – Level 3 report will identify risks, explain the nature of the problems and explain

how the client may resolve or reduce the risk.

If the property is leasehold, the surveyor gives you general advice and details of questions you should ask

your legal advisers.


Standard terms of engagement

1 The service – The surveyor provides the standard RICS Home Survey – Level 3 service described in this

section, unless you agree with the surveyor in writing before the inspection that the surveyor will provide

extra services. Any extra service will require separate terms of engagement to be entered into with the

surveyor. Examples of extra services include:

• schedules of works

• supervision of works

• re-inspection

• detailed specific issue reports

• market valuation and re-instatement cost, and

• negotiation.

2 The surveyor – The service will be provided by an AssocRICS, MRICS or FRICS member of the Royal

Institution of Chartered Surveyors (RICS) who has the skills, knowledge and experience to survey and report

on the property.

3 Before the inspection – Before the inspection, you should tell us if there is already an agreed or proposed

price for the property, and if you have any particular concerns about the property (such as a crack noted

above the bathroom window or any plans for extension).

This period forms an important part of the relationship between you and the surveyor. The surveyor will use

reasonable endeavours to contact you to discuss your particular concerns regarding the property, and

explain (where necessary) the extent and/or limitations of the inspection and report. The surveyor also

carries out a desktop study to understand the property better.

4 Terms of payment – You agree to pay the surveyor’s fee and any other charges agreed in writing.

5 Cancelling this contract – You should seek advice on your obligations under The Consumer Contracts

(Information, Cancellation and Additional Charges) Regulations 2013 (‘the Regulations’) and/or the

Consumer Rights Act 2015, in accordance with section 2.6 of the current edition of the Home survey

standard RICS professional statement.

6 Liability – The report is provided for your use, and the surveyor cannot accept responsibility if it is used, or

relied upon, by anyone else.

Note: These terms form part of the contract between you and the surveyor.

This report is for use in the UK.

Complaints handling procedure

The surveyor will have a complaints handling procedure and will give you a copy if you ask. The surveyor is

required to provide you with contact details, in writing, for their complaints department or the person

responsible for dealing with client complaints. Where the surveyor is party to a redress scheme, those details

should also be provided. If any of this information is not provided, please notify the surveyor and ask for it to

be supplied.


NTypical house diagram


Typical house diagram

This diagram illustrates where you may find some of the building elements referred to in the report.

N


! You should know...

RICS disclaimer

This report has been prepared by a surveyor merely in their capacity as an employee or agent of a

firm, company or other business entity (‘the Company’). The report is the product of the Company, not

of the individual surveyor. All of the statements and opinions contained in this report are expressed

entirely on behalf of the Company, which accepts sole responsibility for them. For their part, the

individual surveyor assumes no personal financial responsibility or liability in respect of the report, and

no reliance or inference to the contrary should be drawn.

In the case of sole practitioners, the surveyor may sign the report in their own name unless the

surveyor operates as a sole trader limited liability company.

Nothing in this report excludes or limits liability for death or personal injury (including disease and

impairment of mental condition) resulting from negligence.

This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and is

available only to parties who have signed a licence agreement with RICS.

RICS gives no representations or warranties, express or implied, and no responsibility or liability is

accepted for the accuracy or completeness of the information inserted into the document, or any other

written or oral information given to any interested party or its advisers. Any such liability is expressly

disclaimed.


Date post:	18-Dec-2021
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