COMMERCIAL BUILDING SURVEY
OF
A Private 1960’s Clubhouse

FOR
Mr A Client

Prepared by:

GEM Associates Limited

INDEPENDENT CHARTERED SURVEYORS

FOR ANY HELP OR ASSISTANCE CALL FREE PHONE:

0800 298 5424

or

visit our website:
www.1stAssociated.co.uk

INTRODUCTION

REPORT FORMAT
SYNOPSIS

EXECUTIVE SUMMARY
SUMMARY UPON REFLECTION

EXTERNAL

FLUES AND PARAPET WALLS
ROOF COVERINGS
GUTTERS AND DOWNPIPES
WALLS
EXTERNAL JOINERY AND DETAILING
EXTERNAL DECORATIONS

INTERNAL

CEILINGS, WALLS, PARTITIONS AND FINISHES
CHIMNEY BREASTS, FLUES AND FIREPLACES
FLOORS
DAMPNESS
INTERNAL JOINERY
TIMBER DEFECTS
INTERNAL DECORATIONS
CELLARS (ABOVE GROUND)
THERMAL EFFICIENCY
OTHER MATTERS

SERVICES

ELECTRICITY
GAS
PLUMBING AND HEATING
SANITARY FITTINGS
MAIN DRAINS

OUTSIDE AREAS

PARKING
EXTERNAL AREAS

POINTS FOR LEGAL ADVISOR

APPENDICES

LIMITATIONS
GENERAL INFORMATION ON THE PROPERTY MARKET

INTRODUCTION

Firstly, may we thank you for your instructions of ?????????; we have now undertaken a Commercial Building Survey (formerly known as a Structural Survey) of the aforementioned property. This Survey was carried out on ?????

The Building Survey takes the following format; there is an introductory section (which you are currently reading), which includes a synopsis of the building, and a summary of our findings.

We then go through a detailed examination of the property starting with the external areas working from the top of the property down, followed by the internal areas and the buildings services. We conclude with the section for your Legal Advisor and also attach some information on the property market.

We are aware that a report of this size is somewhat daunting and almost off-putting to the reader because of this. We would stress that the purchase of a business has many risks, the property being one of the biggest. Often when a business is purchased our clients can only see the opportunities that it offers, the aim of this report is to give a balanced view on the future risk.

We recommend that you set aside time to read the report in full, consider the comments, make notes of any areas which you wish to discuss further and phone our us.

We obviously expect you to read the entire report but we would suggest that you initially look at the summary, which refers to various sections in the report which we recommend you read first so that you get a general feel for the way the report is written.

As part of our service we are more than happy to talk through the survey as many times as you wish until you are completely happy to make a decision. Ultimately, the decision to purchase the business is yours but we will do our best to offer advice to make the decision as easy as possible.

REPORT FORMAT

To help you understand our Report we utilise various techniques and different styles and types of text, these are as follows:-

GENERAL/HISTORICAL INFORMATION

This has been given in the survey where it is considered it will aid understanding of the issues, or be of interest. This is shown in “italics” for clarity.

TECHNICAL TERMS DEFINED

Throughout the Report, we have endeavoured to define any technical terms used. This is shown in “Courier New” type face for clarity.

PHOTOGRAPHS

ORIENTATION

Any reference to left or right is taken from the front of the property, including observations to the rear, which you may not be able to physically see from the front of the property.

ACTION REQUIRED AND RECOMMENDATIONS

We have used the term ACTION REQUIRED where we believe that there are items that you should carry out action upon or negotiate upon prior to purchasing the property.

Where a problem is identified, we will do our best to offer a solution. However, with most building issues, there are usually many ways to resolve them dependent upon cost, time available and the length of time you wish the repair/replacement to last.

SYNOPSIS

SITUATION AND DESCRIPTION

The property is situated within walking distance of the centre of ????????? shopping area. We would class it as a secondary or tertiary location.

This is a two-storey and single storey property, which we believe was built in the mid 1960s as a library and has subsequently been run as a club by the ?????????? and is now being run as a private club.

From our inspection we could see that there have been various alterations carried out over the years, which we discuss within the main body of the report.

???????? is a market town that has some of the national retailers and the majority of the major national banks and building societies. It sits on the river ???????? and still has a regular market.

Front Elevation
Left Hand Elevation	Rear Elevation

ACCOMMODATION AND FACILITIES

Note: There is no private living accommodation.

Ground Floor

The ground floor facilities consist of:

•   Front of house trading area
•   Male and female toilets
•   A cellar
•   A fire escape corridor
•   A spirit store under the stairs
•   Enclosed stairway to the first floor

First Floor

The first floor facilities consist of:

•   A front of house trading area with bar servery area and what we are advised is a   separate food trading area
•   Male and female toilets
•   An office

INTERNAL PHOTOGRAPHS

The following photos are of the internal of the property to help you recall what it looked like and the general ambience (or lack of). We have not necessarily taken photographs of each and every room.

The Bar	This photo was taken at about 3.00pm on Friday
Ground Floor Bar	The Cellar
First Floor Bar

SUMMARY OF CONSTRUCTION

EXTERNAL

INTERNAL

SERVICES

OUTSIDE

There are access alleyways to the right hand side and rear. There is an area with a bench to the front and a small patio area and bin store to the rear. From our visual inspection we could see no allocated parking.

The above terms are explained in full in the main body of the Report. We have used the term ‘assumed’ as we have not opened up the structure.

EXECUTIVE SUMMARY

Summaries are dangerous as they try to précis often quite complex subjects into a few paragraphs. This is particularly so when discussing someone’s future business venture, when we are trying to second-guess their priorities, so it is important the Report is read in full. Having said all of that, we would draw your attention to the following areas:

1)	Roofs
	The Main Roof The main roof is a flat bitumen roof that is leaking and has deflected. There was also ponding on the roof at the time of our inspection. We believe the best way to resolve the roof issues are to use an insulation cut to falls (to aim any rainwater at the outlets) and then to re-felt with a high performance elastomeric-type felt. The flashings will also need checking, as will the parapet walls in general. General view of the roof This photo shows nicely the amount of water sitting on the roof, none of which is actually getting to the rainwater outlets.. You can see part of the damage that has been caused internally The roof to the stairway has also seen better days The Lower Single Storey Roof The lower roof has a traditional double-pitched roof, although with a fairly minor fall on it. This roof has a mineral felt covering, which has been put on fairly badly and has now blistered and it can be seen where repairs have been carried out, particularly around the junction where it meets the main building. In the long term this will need re-roofing, however we feel on a short-term basis that patch repairs can be carried out and new flashing work. However, it must be understood that the longer the roof is left the more repairs will need to be carried out, for example to the decking beneath it. We are advised that this roof was re-roofed approximately eight years ago, however the quality of the re-roofing is fairly poor, which is why the problems have occurred. General view of the roof. Note the blisters, for example in the left hand corner of this photo. A close up of one of the blisters, the pencil is sitting on top of it, you can also see other blisters surrounding it. Far Right Hand Roof This is a bitumen roof with a chipping finish. We recommend here that the flashings are repaired and that a layer of chippings are added to the roof to give it protection against the extremes of sunlight and frost. You can tell that the water is not running off of this roof because of the moss sitting on it. The pencil is sitting on the mortar, which has come away at the top of the flashing. ACTION REQUIRED: The main roof needs re-roofing with falls adding to it, the lower roof can be patch repaired initially with future re-roofing and the lower right hand roof can also be patch repaired in the short-term. ANTICIPATED COST: In the region of £25,000 - £30,000 (twenty five thousand pounds to thirty thousand pounds). We recommend that you get estimates on this from a suitably qualified roofing company that specialises in flat roofs before you proceed with the purchase of the property. Please see the Roof Section of this Report.
2)	Services
	Whilst the heating in the property was working well at the time of our inspection we believe it is probably original and therefore is coming to the end of its useful life and therefore a new one should be budgeted for. However in the first instance we would recommend a full service and report, if they are not available from the present owners. We also believe that the electrics should have an IEE test by an NICEIC approved electrician, as where the roof leaks it traces the lines of the electrical wiring, which is not ideal! Also the standards in public buildings have generally gone up. ACTION REQUIRED: Obtain service records and preferably have a discussion with the companies that have carried out the servicing. If you wish we would be more than happy to do this if you forward details on to us. ANTICIPATED COST: Unfortunately we do not have suitable experience of dealing with warm air heating systems to estimate the costs. With regard to the electrics we would expect a test to cost in the region of up to £250 (two hundred and fifty pounds) and then there would be associated recommendations and repairs. Please see the Services Section of this Report.
3)	Fire Regulations
	From what we could see the building did not meet current Fire Regulations, although these are relatively minor items such as doors and door closers missing, fire extinguishers not being properly positioned etc. We have not tested the fire alarm system and have only carried out a visual inspection. ACTION REQUIRED: We recommend initially looking at any fire certificates that are available and an off the record discussion with the Fire Brigade, who are usually very helpful in this type of circumstance. ANTICIPATED COSTS: We recommend that you carry this out prior to purchasing the property. You could then advise us of what work is required and we would carry out an estimate of the costs. Please see the Other Matters Section of this Report.
4)	External Joinery – Timber Windows and Metal Windows
	We found rot within the timber frame of the property. This is effectively a cladding because the strength of the property is set out within the steel frame and can be replaced, which does give you the opportunity to make the property more visually appealing/visually dramatic if you so wish, without major costs. The pencil pushed straight through the timber frame. Please note we have not carried out anything other than a visual inspection on the steel frame. ACTION REQUIRED: In due course repair work will be necessary, but first the roof issues and the drainage via the rainwater gutters and downpipes needs to be resolved. These are fairly basic in some instances, such as re-fixing the hopperheads and downpipes. Note the bare timber frame. We think that possibly water is running through this area when it rains. ANTICIPATED COSTS: This very much depends upon the work you intend to have carried out. A cover up job could run into the hundreds and a full re-vamp could run into the tens of thousands. Please see the External Joinery Section and the Walls’ Section of this Report.
5)	Disability Act
	From earlier in this year (1 October) the Disability Act has been enforced. This effectively requires anyone with a business such as this to make allowance for disabled people entering the property. From what we could see the wheelchair bound would be able to access via the rear door (although we have not checked that it is wide enough) and then could be ramped down into the main part of the building and use the toilet facilities there (again we have not checked that the doors are wide enough). We have included this piece of legislation as we feel that whilst it is in the early days at present it will become a major requirement in buildings such as this. ACTION REQUIRED: You need to give due consideration to not only access into the property but how the facilities in general can be used by the disabled. We can offer more guidance on this should you wish. ANTICIPATED COSTS: This very much depends upon what you intend to do. Please see the Other Matters Section of this Report.
6)	Environmental Health
	We noted what we would term as some environmental health issues such as the quarry tiles that are behind the bar. Environmental Health generally much prefer an altro-style floor (vinyl) for these areas. There are various other items that we have seen, but during our discussions you said that these items would be carried out by yourself in the due course of business. Please see the Other Matters Section of this Report.

There are numerous other items that we would class as DIY or handyman type work such as re-decoration, clearing of the gutters (low level), etc. These problems are fairly typical for this age, style and type of property. We have detailed these and other issues within the main body of the report. The above issues are explained in full within the main body of the report.

Purchase Price

We have not been asked to comment upon the purchase price in this instance. We have not seen formal trading accounts or been verbally advised of the trading figures.

Every Business Transaction has a Risk

Every business transaction has a risk, only you can assess whether that risk is acceptable to you and your circumstances. You should now read the main body of the Report paying particular attention to any “ACTION REQUIRED” points.

Estimates of Cost

Where we have offered an estimate of building costs please remember we are not experts in this area. We always recommend you obtain quotations for the large jobs before purchasing the property (preferably three quotes). The cost of building work has many variables such as the cost of labour. For unskilled labour we currently use between £50 and £75 per day (the higher costs in the city areas) and for tradesmen we use between £100 and £200 per day for an accredited, qualified, skilled tradesman. Other variations include the quality of materials used and how the work is carried out, for example off ladders or from scaffold. If you obtain builders estimates that vary widely, we would advise the work is probably difficult or open to various interpretations and we would recommend a specification is prepared. It would probably be best to supervise the work if it is complex, both of which we can do if so required.

SUMMARY UPON REFLECTION

The Summary Upon Reflection is a second summary so to speak, which is carried out with our thoughts a few days after the initial survey. We would add the following:-

The main risks as we see them is the water damage from the roof and any hidden costs associated with this. We have no idea how long the roof has been leaking and how it has affected the steel structure.

ACTION REQUIRED: We would recommend opening up a section of the roof and part of the wall to check the condition of the steel frame. This should be carried out prior to legally committing to purchase this business.

The other element of unknown risk is that with the services within the business, but you can reduce this risk by speaking to the contractors that have been servicing the equipment and the one that installed the new heater.

And finally we would bring your attention to various legislation-type issues, such as the Disability Act and the Environmental Health issues, which will need addressing in due course.

To list all the faults in this building would take us forever and a day, so we have tried to focus on the main issues only.

As a general comment for any work required we would always recommend that you obtain at least three quotations for any work from a qualified, time served tradesperson or a competent registered building contractor prior to legal completion. If you so wish we can prepare specifications and obtain quotations for the work, whatever you do don’t allow the commercial agent to organise the quotes as he will utilise people he regularly uses who know they have to keep in with him/her to get further work and therefore are very keen to please the estate agent, as opposed to you the real client and at the end of the day it doesn’t take long to organise.

We would ask that you read the Report and contact us on any issues that you require further clarification on.

MORE ABOUT THE REPORT FORMAT

Just a few more comments about the Report format before you read the actual main body of the Report.

TENURE

We have assumed that the business is to be sold Freehold or Long leasehold, with no unusual or onerous clauses and that vacant possession will be available on completion. Your Legal Advisor should confirm that this is the case.

ESTATE AGENTS – FRIEND OR FOE?

It is important to remember that the estate agents are acting for the seller (usually known as the vendor) and not the purchaser and are therefore eager to sell the business (no sale – no fee!). We as your employed Independent Chartered Surveyor represent your interests only.

TERMS OF ENGAGEMENT/LIMITATIONS

This report is being carried out under our terms of engagement for a Commercial Building Survey, as agreed to and signed by yourselves. If you have not seen and signed a copy of our terms of engagement please phone immediately.

ESTIMATES OF COST

Where we have offered an estimate of building costs please remember we are not experts in this area. We always recommend you obtain quotations for the large jobs before purchasing the business (preferably three quotes). The cost of building work has many variables such as the cost of labour, we are currently using between £75 per day for unskilled labour up to £150 per day for an accredited, qualified, skilled tradesman. Other variations include the quality of materials used and how the work is carried out, for example off ladders or from scaffold.

If you obtain builders estimates that vary widely, we would advise the work is probably difficult or open to various interpretations and we would recommend a specification is prepared. It would probably be best to supervise the work if it is complex, both of which we can do if so required.

OUR AIM IS ONE HUNDRED PERCENT SATISFACTION

Our aim is for you to be completely happy with the service we provide, and we will try and help you in whatever way possible with your house purchase - just phone us.

THE DETAILED PART OF THE REPORT FOLLOWS WORKING FROM THE TOP OF THE PROPERTY DOWNWARDS

EXTERNAL PARAPET WALLS AND FLUES

Parapet Walls

Parapet walls are usually walls that are above roof level and often sit on the boundary of the property.

Main Two-Storey Roof

There are parapet walls surrounding this roof; they are brick built with a small copingstone sitting upon them. This copingstone is too small and does not have the appropriate drip, which is why we believe the edges of it have sheared off in some instances.

ACTION REQUIRED: Ideally the entirety of the coping should be removed and replaced with copingstones with drips on either side and suitably bedded.

Parapet Walls Defined

These walls are usually above the roofline and often sit on the boundary of the business. Due to their position they are relatively exposed and suffer from deterioration due to the elements.

The edges have sheared off some of the copingstones.

Water Tank

On the main roof there is a timber clad box section, which we believe hides the water tank within it, this was not opened up.

This would benefit from re-staining

Roof Light

There is one roof light to the property. It is glazed with a Georgian wire polished plated glass as it should be, although it looks to be single glazed. From the tar that is around it we think it has probably leaked in the past and we tend to find that condensation occurs on these.

Note the tar around the edge of the roof light.

Far Right Hand Roof

The parapet wall to the far right hand roof is also brick built with a felt flashing, which is coming away in various areas.

In some areas the parapet is exposed on both sides to the weather, this is why we believe the cracking has been caused. Also the drips are not ideal and there will be similar problems to the parapets on the main building.

Flashings Defined

Flashings prevent dampness from entering the property, usually at junctions where materials change. Such a junction is the one between the chimney and the roof.

ACTION REQUIRED: Re-bed the flashing or better still replace with a lead flashing.

The pencil indicates the hairline crack that runs down through the parapet wall.

Upstand Wall

Between the far right hand roof and the main roof is a step or upstand that has been built in brickwork. This area has a defective felt flashing and needs re-fixing.

ACTION REQUIRED: Re-fix flashing and preferably replace with lead.

Please also see our general comments on the roofs in general.

Not a very neatly cut flashing.

Flues

Flues offer ventilation to things like boilers and soil and vent pipes and usually come through the roof covering, which can often also be a weak area.

There are various flues around the roof, from an old flued duct flue to the rear of the main roof to various soil and vent flues from the toilet facilities.

ACTION REQUIRED: All the flashings around these need checking to ensure they are watertight.

Finally, we have made our best assumptions on the overall condition of the parapet walls and flues from the parts we could see. The inspection was made from ground level within the boundaries of the property (unless otherwise stated) using a x16 zoom lens on a digital camera. A closer inspection may reveal latent defects.

Please also see Chimney Breasts, Flues and Fireplaces Section of this Report.

ROOF COVERINGS AND UNDERLAYERS

The roof coverings and underfelts section considers the condition of the outer covering of the roof. Such coverings usually endure the extremes of climate and temperatures. They are susceptible to deterioration, which ultimately leads to water penetration.

The underfelts function is to prevent wind and minimise water damage. Dependent upon the age of your business this may or may not be present, please read on:

We will consider the roofs in three areas, the main high level roof, the lower roof and the lower right hand side roof.

Main Roof

This is a bitumen felt roof with a chipping covering to protect it from frost and sun heat. We believe that it is probably the original roof covering that has had little alteration or repair work carried out on it over the years. It is coming to the end of its useful life, normally considered to be about 30 years and there are signs internally of dampness getting through the roof. We feel there are two options on this:

1. To carry out ad hoc repairs as and when necessary, this may well extend the life of the roof for another five or ten years or possibly even longer, we are always surprised at how long buildings last. The risk side of this is that the decking beneath becomes rotten and that the steel frame starts to rust, which ultimately could lead to structural issues.

2. To bite the bullet and to completely re-roof. We would recommend using an insulation to falls as this has two advantages:

i. it puts a fall on the roof, which currently there is not (or at least not to the actual rainwater outlets);

ii. it adds extra insulation to the roof.

We have not opened up this roof, but if we did we would expect to find a timber decking with minimal insulation on a steel frame, possibly with some wet rot in the timber decking.

ACTION REQUIRED: On our second reading of this report we feel it is prudent if we open up the structure. We suggest it is opened in two areas. We could widen an existing opening to the roof where the water is getting through and we also need to do a second area at the base of a steel column to examine the condition of this to ensure it is not rusting or fractured in any way.

This is another general view of the roof. It shows quite nicely how the ponding is occurring. Yet to the far corner where the rainwater outlet is there is no water (this is approximately in the centre of the of the photo to the top end).	Again there is ponding on the right hand side and again the drainage outlet can be seen roughly in the centre of the photo. You can also see that the chippings have bulked up leaving some bald areas, for example at the front of the photo.

Roof to Steps

At the end of the main roof is the roof over the steps. This roof has a mixed finish, partly of mineral felt and partly of felt with a chipping covering. It is fairly warn and past its best.

This is looking down onto the return of the stairs. You can see that the black felt is exposed.

ACTION REQUIRED: This all needs chippings putting on it, or it may well be cheaper and easier to add an additional layer of felt.

Lower Roof

This roof sits over the bar area and part of the toilets. Again there are visible signs internally that the roof is leaking and also externally we can see that the fairly new mineral felt finish has had various repairs.

The workmanship of this mineral felt roof looks to be fairly poor and/or it was put on in the winter or during rain as it has blistered considerably; in fact rarely have we seen a roof with more blistering on it that is so new. These blisters ultimately pop and allow water into the structure. Again there are two options:

1. You can carry out reactive repair when leaks are seen, you may well end up chasing the leaks around, not knowing quite where they are coming from with this technique; or

2. You can carry out repairs to all the flashing and proper repairs to where mastic has been used on the roof and then wait for the blisters to pop, perhaps carrying out an annual check of the roof.

This photo shows a deflective flashing, the pencil is literally stuck into the felt showing how it has come away.

Right Hand Roof

This is a bitumen-covered roof with chippings on it. We think that at one time all the lower roof was like this and the pitch roof was added over the top of it; why they did not do this section we do not know. Repairs in this area are fairly minor compared with the other roof, but then again it is much smaller. We feel the roof would probably be watertight if the flashing was repaired and a few ad hoc repairs. Again you have the more long-term option and could put a pitched roof over this one, similar to the one on the rest of the single storey part of the property, although it would need some amendment around the parapet wall.

Note: Remember when changing roofing materials the Building Regulations now require approval to be obtained when a property is re-roofed in a different material. This will often require additional support being added to the roof structure and was brought in for the reasons mentioned in the above paragraph. Our suggestion to add a pitch to the far end may well also require planning permission.

The latest Building Regulations require flat roofs to be ventilated. Building Regulations are not retrospective but the reason for the requirement is to make sure that any moisture that enters the roof construction is dispelled by way of ventilation. We would suggest that if the opportunity arises ventilation should be provided. This will stop the possibility of fungal growth above the ceiling in the flat roof area.

Also it could not be established if there is insulation within the roof or a vapour barrier, without the vapour barrier and combined with inadequate ventilation there will be an increase in the risk of wet or dry rot.

This is of particular importance where you have buildings such as this where there is a relatively high level of water vapour (coming from the people in the building).

Finally, all the roofs were inspected from ground level with the aid of a x16 zoom lens on a digital camera. Flat roofs have been inspected from upper floor windows and/or ground level.

For further comments with regard to ventilation please see the Roof Structure and Loft Section.

ROOF STRUCTURE AND LOFT (ALSO KNOWN AS ROOF SPACE OR ATTIC SPACE)

The roof structure or framework must be built in a manner which is able to give adequate strength to carry its own weight together with that of the roof covering discussed in the previous section and any superimposed loads such as snow, wind, foot traffic etc.

We have not been able to get into any of the roofs properly.

Main Roof

As already mentioned we believe the main roof is probably timber decking with some insulation, possibly strammet board, which was used both as decking and insulation and looks, for want of a better description like compressed straw. This has next to no strength if it gets wet but it was commonly used in the 1960s before these problems were known about.

The roof space has been viewed by torch light, which has limited our viewing slightly. This together with the general construction of the roofs means that we believe we have probably seen in the region of 10% of the roof structure.

Lower Roofs

We were able to inspect the low level roofs through the suspended ceiling tiles, although our view was very limited. What we did see was what looked to be a wood decking, this looked to be damp in areas and we did note when walking on it that some areas were particularly spongy, indicating that water is getting through on to the decking itself.

This is the ceiling tile that we got in through to look at the ceiling.	You can just see some dampness to the top edge of the photo.
	This perhaps shows more graphically how the water is getting through the roof into the decking..

Finally we would ask you to note that a general inspection of the roof timbers has not been possible as we could not access the roof for safety reasons (we do not think that the suspended ceiling tile system would take our weight). Our comments are based on our limited view. If you wish to ere on the very cautious side we suggest that all the ceiling tiles are removed and a full inspection is carried out.

ACTION REQUIRED: If you do decide to expose the structure we would also recommend that a selection of the ceiling tiles are removed to gain a better view of the lower roof structure.

GUTTERS AND DOWNPIPES

The function of the gutters and downpipes is to carry rainwater from the roof to the ground keeping the main structure as dry as possible.

Defective gutters and downpipes are a common cause of dampness that can, in turn, lead to the development of rot in timbers. Regular inspection and adequate maintenance are therefore essential if serious problems are to be avoided.

Replacement Plastic

The Gutters and Downpipes are plastic probably replacing the original cast iron. As it was not raining at the time of the inspection it is not possible to confirm 100 per cent that the rainwater installation is free from blockage, leakage etc. or that it is capable of coping with long periods of heavy rainfall, however there do appear to be some basic problems where the Gutters and Downpipes have come away from their fittings. For example in our photo, which was taken on the left hand side of the building, this in turn has contributed to the wet rot in the timber down this area. This simply needs re-fixing and we suggest a grub screw is added or it is masticed/glued into place.

ACTION REQUIRED: We would always recommend that the Gutters and Downpipes are cleaned out, the joints are checked and the alignment checked to ensure that the gutters fall towards the downpipes.

Missing Guttering

To the rear of the property, where the staircase is, the guttering in this section is missing.

Missing gutter.	To be exact it is not missing as it has fallen down between the buildings.
	Clean the gullies.

Finally, gutters and downpipes have been inspected from ground level. As it was not raining at the time of the inspection it is not possible to confirm 100 per cent that the rainwater installation is free from blockage, leakage etc. or that it is capable of coping with long periods of heavy rainfall. Our comments have therefore been based on our best assumptions.

WALLS

External walls need to perform a variety of functions. These include supporting upper floors and the roof structure, resisting dampness, providing adequate thermal and sound insulation, offering resistance to fire and being aesthetically presentable.

We will look at this property in two areas, the two-storey section and the single storey section.

Two-Storey Section

From what we could see, without opening up the structure, we believe the two-store section of this building to be built on a steel frame. This was quite a common form of construction by local authorities in the 1960s and was used for their public buildings, particularly schools.

As the main structure is on the frame the areas between it should not be load bearing. The risk with this structure is due to the fact that the roof has been leaking for a while, which could have affected the framework and caused it to rust.

ACTION REQUIRED: We would ideally recommend that the structure is opened up, partly to the roof and partly at the base of the structure.

The base of one of the ‘I’ columns.	This is the reason why you need to open up the structure, you can see minor amounts of rust starting to occur on the bottom of this steel frame.

Window Sections

Between the structural frame to the left hand side you have a large window section formed partly in metal and partly in glass. These windows are commonly known as Crittle windows, who were the main manufacturer of them, similar to the way that vacuum cleaners are known as Hoovers.

The problem with these is that if they are allowed to deteriorate, get wet or rust they warp and then the windows cannot be opened or shut. At present you have a lot of water discharging down the side of the building due to the gutters not functioning properly. This is why it is essential that the guttering repairs are carried out prior to any work whatsoever being carried out on the outside of the property.

An example of one of the metal cladding panels.

Profile Metal Cladding

To the rear of the property a staircase has been added at some time. Possibly this was external originally as we found out when we discussed it with some of the patrons of the Tudor Rose. The cladding, from what we can gather, was added in the mid 1990s. We checked a random selection of the bulk, as these are often a weak area, as they rust, and we found about 80% of them to have their caps on and to be in reasonable condition; we found the remaining 20% of them to be starting to rust. You simply need new end caps on (it is very unlikely that you will find these) or you can mastic them over and paint them.

Single Storey Structure

This part of the structure is built in brickwork in what is known as stretcher bond. We were going to say it was a cavity wall construction, however from the photo that we took from the ceiling of this section (below left) we believe that it may be on a steel frame, like the two-storey section of the property, and the brickwork is a cladding around it.

	This shows an example of the brickwork and it also shows what is known as toothing and bonding, where we believe an extension has been added, or alterations carried out. Toothing and bonding is where brickwork is toothed into the existing structure and looks like teeth. Here, from the size of the lintel we can see we think there may have been a larger entrance that has simply been blocked up.
A step hairline crack.

Hairline Cracking

A diagonal hairline crack was found to the far right hand corner of the brickwork at the front of the building. We believe this may relate to water coming in via the flat roof. We stress this is very minor.

Lintels

We went onto the adjoining land on the left hand side through the archway to carry out an inspection of the property. Here we found that a lintel has been built into the party wall. This has formed or caused a point load, which has resulted in a vertical crack.

Hairline Crack to the Right Hand Chimney breast

If we are correct with the construction being on a steel frame the lintels will be an integral part of the cladding panels, particularly to the two-storey property. There may well be metal or concrete lintels in the brickwork section, without opening up we cannot be certain.

Finally, the external walls have been inspected visually from ground level and/or randomly via a ladder. Where the window and door lintels are concealed by brickwork / stonework / render / plasterwork we cannot comment on their construction or condition. In buildings of this age timber lintels, concrete lintels, rubbed brick lintels, stone lintels or metal lintels are common, which can be susceptible to deterioration that is unseen, particularly if in contact with dampness.

Our comments have been based upon how the brickwork / stonework / render / plaster has been finished. We have made various assumptions based upon what we could see and how we think the brickwork / stonework / render / plaster would be if it were opened up for this age, style and type of construction. We are however aware that all is not always at it seems in the building industry and often short cuts are taken. Without opening up the structure we have no way of establishing this.

FOUNDATIONS

The foundations function is, if suitably designed and constructed, to transfer the weight of the property through the soil. As a general comment, many properties prior to the 19th Century have little or no foundations, as we think of them today, and typically a two-storey property would have one metre deep foundations.

With this type of construction there will tend to be pad foundations underneath the steel feet that are bolted in place with a strip foundation running between the steel or possibly even a slab foundation across the entirety of the building.

We have inspected the walls for any signs of moment and found nothing to the brickwork section, which is where we would be able to see a sign, with the exception of the hairline crack mentioned earlier, and to the cladded section (the two storey property) only major failure would enable you to see any movement in this area.

Building Insurance Policy

You should ensure that the Building Insurance Policy contains adequate provision against any possibility of damage arising through subsidence, landslip, heave etc.

Finally, we have not excavated the foundations but we have drawn conclusions from our inspection and our general knowledge of this type, age and style of property.

As no excavation has been carried out we cannot be 100 percent certain as to how the foundation has been constructed and we can only offer our best assumptions and an educated guess, which we have duly done.

TREES

Trees within influencing distance of a property can affect the foundations by affecting the moisture content of the soil.

There is a tree to the left had side of the property; this is what we would term as within influencing distance. We assume that the residential flats have some sort of maintenance contract whereby the gardens etc are maintained. It is however worth keeping an eye on the tree and, if it is allowed to overgrow, having a word with the residents.

Influencing Distance Defined This is the distance in which a tree may be able to cause damage to the subject property.

Please also refer to the External Areas Section.

DAMP PROOF COURSE

The Building Act of 1878 required a damp proof course to be added to all newly built properties within the London area. It also required various other basic standards. These requirements were gradually taken up (or should that be grudgingly taken up) throughout London and then the country as a whole, although this took many for it to become standard practice.

All modern properties should incorporate a damp proof course (DPC) and good building practice dictates that a differential of 150mm (6 inches) should be maintained between the damp proof course and ground levels. In this case we could not actually see a damp proof course, although given the age of the building there should be one built in. We carried out a visual inspection internally as the walls are clad and we were unable to use our damp meters in many instances. Your attention is drawn to the section of the report specifically dealing with dampness.

The damp proof course was not visible.

Finally, sometimes it is difficult for us to identify if there is a damp proof course in a property. We have made our best assumptions based upon our general knowledge of the age, type and style of this property.

EXTERNAL JOINERY

The external joinery part of this section covers fascias, soffits and bargeboards, windows and doors, and any detailing such as brick corbelling etc.

Fascias and soffits offer protection to the rafter feet and also allow the securing of the guttering. Windows primary functions are to admit light and air, but they also have thermal and sound properties. The doors allow access and egress within the property.

Fascias and Soffits

Both to the two-storey and the single storey part of the property there is a fascia detail only, this is hidden in part gutter. We feel this is likely to have some rot due to the fact that the gutters are leaking.

Windows and Doors

As already mentioned the windows in the main part of the property are formed predominantly in metal and need to be kept in good maintenance order to avoid them from warping and rusting.

To the new part of the property the windows are formed in timber.

A random selection of the windows and doors were opened.

Note the dampness at the base of this door that will cause rot, and the door is untreated.	This is the rear door, you can see dampness at the base of it and rusting to the hinges.
	This is an internal view of the window where you can see that the dampness is coming through, causing wet rot to the timber.

Finally, we have carried out a general and random inspection of the external joinery. In the case of the fascias and soffits it is typically a visual inspection from ground level. With the windows and doors we have usually opened a random selection of these during the course of the survey. In this section we are aiming to give a general overview of the condition of the external joinery. Please also see the Internal Joinery section.

EXTERNAL DECORATIONS

The external decorations act as a protective coat for the building from the elements. Where this protective covering has failed, such as with flaking paintwork, the elements will infiltrate the structure. This is of particular concern as water is one of the major factors in damage to any structure.

In this case we would classify the external decorations as being in poor condition.

ACTION REQUIRED: Once the remedial action recommended has been carried out we would then recommend external re-decoration or possibly re-cladding may be a better long term option.

Finally, ideally external redecoration is recommended every four to five years dependent upon the original age of the paint, its exposure to the elements and the materials properties. Where painting takes place outside this maintenance cycle repairs should be expected. Ideally redecoration should be carried out during the better weather between mid-April and mid-September.

Please see our comments in the External Joinery section.

INTERNAL CELINGS, WALLS, PARTITIONS AND FINISHES

In this section we look at the finish applied to the structural elements such as the plasterwork applied to the ceiling joists, walls or partitions, together with the construction of the internal walls and partitions. The concept of internal finishes is relatively modern. Partitioning developed originally to separate the livestock from the human occupants. Finishes have developed from this very functional beginning to their decorative nature of today.

Ceilings

Given the age of the property and our general knowledge of this construction and from what we have seen during the course of this survey we believe that the ceilings will be a mixture of plasterboard and suspended ceilings.

Lath and Plaster Defined Laths are thin strips of timbers which are fixed to the structure. Wet plaster is applied to the laths, usually in several layers. The plaster forms a key as it is forced between the laths. This plaster, once dry, is given further coats and often a decorative finish.

We have only been able to access the ceiling in the corridor area near the bar. Here there is a suspended ceiling system, this is usually attached via a wire suspension system to either the decking, the steel frame or timber joists. As a general comment there is damage to some of the ceilings, for example to the first floor bar area there is water damage, where the water has literally come through the roof, and there are tiles damaged and missing to the suspended ceiling system on the ground floor.

An example of the water coming through into the first floor room.	General view of the suspended ceiling. Note the light fitting on the right hand side, we are advised that water literally drips from this when it rains. An interesting, but not ideal feature within a public bar.
A view into the ceiling above the suspended ceiling system. The darker timbers that can be seen is where dampness is getting through from the roof above.	This is a further photo in the roof section which indicates to us that there is a beam and collar structure to the single storey part of the property,

Internal Walls and Partitions

We have tap tested the walls and these appear to be a mixture of solid walls and studwork walls. We feel it is unlikely that any of the internal walls are load bearing, although it is difficult to be 100% certain without opening up the structure.

We believe that the weight of the building is taken upon the structural steel frame and possibly to the single storey section partly through the walls as well.

There is general marking and impact damage to the walls, scuffing etc, but nothing that we feel is particularly unusual for this type of property and that would fall under the general re-decoration and making good or refurbishment heading.

There are minor movement cracks to some of the internal walls, this we feel could relate to either dampness in the structure causing movement, or as a worse case scenario rust in the steel frame.	Further dampness can be seen to be coming through around this window.

Finally, ceilings, walls and partitions have been inspected from floor level and no opening up has been undertaken (unless permission has been obtained by yourselves). In some cases the materials employed cannot be ascertained without samples being taken and damage being caused.

We cannot comment upon the condition of the structure hidden behind plaster, dry lining, other applied finishes, heavy furniture, fittings and kitchen units with fitted back panels.

FLUES

It is strongly recommended that flues be cleaned and checked for obstruction prior to use to minimise the risk of hazardous fumes entering the building.

Please also see the Parapet Walls and Flues section of this Report.

FLOORS

Functionally floors should be capable of withstanding appropriate loading, preventing dampness, have thermal properties and durability. In addition to this upper floors should offer support for ceilings, resistance to fire and resistance to sound transfer.

No exposure was carried out due to the restrictions of fitted carpets, floor coverings etc. The comments are based upon our experience and knowledge of this type of construction.

Ground Floor

The floor construction is difficult to determine. We believe there are a mixture of floor constructions, we believe that part is what is known as a suspended floor, and this could either be timber or concrete. Externally there is a concrete plinth, which indicates that it may be concrete but internally we felt the floors had more ‘give’ than we would expect in concrete and that is why we would opt for it being in timber. Part of the floor is solid and firm underfoot so we assume it is concrete. We would be more than happy to return and lift the carpets if you so wish.

The suspended flooring to the two-storey part of the property could well be proprietary concrete or something similar, as it encloses the ductwork that is used on the warm air heating system. The floor was not opened up.

Please see our comments within the Executive Summary section about the Environmental Health requirements.

Suspended Timber Floor Construction Defined A suspended timber floor usually consists of timbers spanning the ground floor, supported on piers (usually brickwork), vented via airbricks within the walls.

First Floor

The structure in this area will be the steel frame. Between it we believe there is likely to be timber joists, possibly concrete could have been used with a decking put on this. Without opening up the floor we cannot be certain; again, we would be more than happy to carry this out if you so wish for an agreed fee. The floor was not accessed.

Finally, we have not been able to view the actual floors themselves due to them being covered with fitted carpets, floor coverings, laminated flooring etc. The comments we have made are based upon our experience and knowledge of this type of construction. We would emphasise that we have not opened up the floors in any way or lifted any floorboards.

DAMPNESS

In this section we look at any problems that are being caused by dampness. It is therefore essential to diagnose the source of the dampness and to treat the actual cause and not the effect of the dampness.

Rising Damp

Rising damp depends upon various components including the porosity of the structure, the supply of water and the rate of evaporation of the material, amongst other things. Rising damp can come from the ground, drawn by capillary action, to varying degrees of intensity and height into the materials above.

Tests were taken with a moisture meter at random points to internal wall surfaces. Unfortunately it was not possible to take damp meter readings throughout the property due to the cladding internally and the metal structure, which would affect our electronic damp meter. We have however carried out a random visual inspection; in the areas we were able to see there were no obvious signs of rising damp.

Effective testing was prevented in areas concealed by heavy furniture, fixtures such as kitchen fittings with back boards, and wall tiles etc.

Lateral or Penetrating Dampness

This is where water ingress occurs through the walls. This can be for various reasons such as poor pointing or wall material, inadequate Gutters and Downpipes or corroded downpipes.

There were signs of dampness to some of the internal walls. We believe this is probably coming through the roof to the higher levels and through the cladding, particularly to the timber sections in the other areas.

You really need to work from the top of the structure down to make it watertight, preparing the roof as we have mentioned earlier, then the gutters, then looking at the cladding. This should then resolve the lateral or penetrating dampness.
	The paper literally coming off the wall. Internally we believe this to be via the roof, rather than via the walls.

Condensation

This is where the humidity held within the air meets a cold surface causing condensation.

We could see no obvious signs of condensation, however, it depends upon how you utilise the building. If you do your washing and then dry it in a room without opening a window you will, of course, get condensation. Common sense is needed and a balance between heating and ventilation of properties. Normally opening windows first thing in the morning resolves most condensation issues.

Finally, effective testing was prevented in areas concealed by heavy furniture, fixtures such as kitchen fittings with backboards, wall tiles and wall panelling. We have not carried out tests to BRE Digest 245, but only carried out a visual inspection.

INTERNAL JOINERY

This section looks at the doors, the stairway, the skirting boards and the kitchen to give a general overview of the internal joinery’s condition.

Doors

You have a mixture of panel doors throughout. We noted some of them to be marked and scuffed etc, as you would expect in a building of this type. We noted that some appeared to be missing door closers and we feel there may be a need for an additional fire door to the base of the staircase, if you intend to use the upper floor.

A good idea is to ask the Fire Brigade to take a walk around the property with you and carry out their recommendations.

General marking and scuffing to the door. Also this door closer was not working.

Staircase

There is a metal staircase to the rear of the property, which is in the section where the cladding is. We can only assume that this is of a suitable fire rating as it looks to have been specifically added as a fire escape, we assume that originally there may have been an internal staircase.

Skirtings

These again are marked, as you would expect in this type of property, but nothing out of the ordinary.

Kitchen

On the first floor there is an area which, we are advised, is set aside as a kitchen. We were unable to get into this properly due to the amount of stored items in there. We cannot advise whether it has been wired accordingly, or indeed has the appropriate ventilation extract.

Finally, it should be noted that not all joinery has been inspected. We have viewed a random sample and visually inspected these to give a general over-view of the condition. Please also see the External Joinery/Detailing section.

TIMBER DEFECTS

This section considers dry rot, wet rot and woodworm. Wet and Dry rot are species of fungi, both need moisture to develop and both can be very expensive to correct. We would also add that in our experience they are also often wrongly diagnosed.

Dry Rot

Dry rot is also sometimes known by its Latin name Serpula lacrymans. Dry rot requires constant dampness together with a warmish atmosphere and can lead to extensive decay in timber.

We did not note any evidence of dry rot during the course of our inspection, although the circumstances to promote dry rot do exist within the roof structure, i.e. a warm humid atmosphere within the bar areas and a leaking roof adding water to the timber structure. Therefore there is the outside chance that there is dry rot here, although we feel it is unlikely.

Wet Rot

Wet rot, also known by its Latin name Contiophora puteana, is far more common than dry rot. Wet rot darkens and softens the wood and is most commonly seen in window and doorframes, where it can relatively easily be remedied. Where wet rot affects the structural timbers in a property, which are those in the roof and the floor areas, it is more serious.

We can see examples of wet rot to the cladding, which we have mentioned already and we feel that some of the roof, due to the amount of ‘give’ when we walked upon it also may have wet rot. This is not unusual and will simply need some of the decking replacing as and when you renew the roof.

ACTION REQUIRED: As mentioned elsewhere within this report we suggest you open up the roof to see the extent of damage that has been caused to the decking etc from the rainwater and equally open up the cladding to check the damage that has been caused.

Woodworm

Active woodworm can cause significant damage to timber. There are a variety of woodworm that cause different levels of damage with probably the worst of the most well known being the Death Watch Beetle. Many older properties have woodworm that is no longer active, this can often be considered as part of the overall character of the property.

The woodwork was inspected for woodworm and there were no obvious visual signs of it or indeed signs that past woodworm activity had caused any structurally significant damage, however, if you wish to be 100 per cent certain the only way would be to have a check when the property is emptied of furniture and various stored items. Although I think it is unlikely there is active woodworm you can never be 100 per cent certain.

ACTION REQUIRED: If you wish to be 100 per cent certain get the property checked when it is empty of fixtures, fittings and furniture etc.

Finally, when you move into the property, floor surfaces should be carefully examined for any signs of insect infestation when furniture and floor coverings are removed together with stored goods. Any signs that are found should be treated to prevent it spreading. However, you need to be aware that many damp and woodworm treatment companies have a vested interest in selling their products and therefore have fairly cleverly worded quotations where they do not state if the woodworm they have found is ‘active’. You should ask them specifically if the woodworm is active or not.

We would also comment that any work carried out should have an insurance backed guarantee to ensure that if the company does not exist, or for whatever reason, the guarantee is still valid. More importantly it is essential to ensure that any work carried out is carried out correctly.

INTERNAL DECORATIONS

With paints it should be remembered that up to 1992 lead could be used within paint and prior to this most textured paints (commonly known as Artex) contained an element of asbestos up to 1984, so care should be taken if the paintwork looks old and dated.

We are advised by the landlady that the internal decoration was carried out less than a year ago. We would say it is of a reasonable standard compared with what we typically see, however you may wish to redecorate to your own personal standards and taste.

It is very difficult to advise on how frequently redecoration should take place. This very much depends upon the use and abuse the decoration gets, for example, within toilets this tends to be greater than for example within the main bar area, for example you have burn marks on the cisterns within the toilets and generally a fairly worn décor in this case in the toilet areas; we personally would make these a priority area for re-decoration as research has shown that often customers, particularly female customers judge the quality of a licensed business on the standards of the toilets.

Finally, we would draw your attention to the fact that removal of existing decorative finishes may cause damage to the underlying plasterwork necessitating repairs and making good prior to redecoration.

CELLARS AND VAULTS

Cellars and vaults tend to be found in older properties and offer a useful space, although usually they are dam, unless some treatment has taken place such as the tanking of the walls, which is a liming process, or an external damp proofing membrane of some type has been added, or if internally the walls have been lined, therefore hiding the damp. Cellars are often susceptible to flooding from excessive rain, rising water table levels or even blocked drains.

There is a beer cellar to the right hand side of the bar and a spirits and bottle store underneath the stairs to the rear left hand far side of the bar.

The cold cellar has a concrete floor and painted plaster or hardboard walls, this is marked to some extent, but nothing more that we would expect in a normal working cellar. The cellar also houses a sink and worktop area that the staff use for making coffees etc, and also an electric heater.

Finally, we have made a visual inspection of the cellar/vault only and have no way of knowing what the construction is without opening up the structure.

THERMAL EFFICIENCY

Up until the mid 1940s we did not really consider insulation in properties, for example it was only in the 1960s that we started putting insulation in the roof and then it was about 50mm, in the 1970s this was upgraded to 100mm. Then we started to think about double glazing and cavity wall insulation. Since then insulation standards have increased considerably and today we are looking at typically using insulation not only in the roof but also in the walls, floors and windows and more recently considerable work has been carried out on how efficient boilers are within properties. Care has to be taken that properties are not insulted disproportionately to the ventilation as this can cause condensation and you should be aware that you need to ventilate any property that is insulated.

It is very difficult to comment upon thermal efficiencies in a buildi