Sample RICS Level 2 Home Survey report

There are two brick chimney stacks, one on each party wall, each shared with the adjoining houses. The stacks carry several clay pots, some of which are uncapped, and the tops are weathered with a mortar flaunching.

The main roof is pitched and covered with natural slate on timber battens. To the front, the slope drains into a lead-lined parapet gutter behind the front parapet wall. Our view of the roof was limited to what could be seen from ground level and from the rear windows.

Rainwater from the parapet gutter discharges through an outlet in the parapet into a cast-iron hopper and downpipe on the front elevation. The rear slope drains to a plastic gutter and downpipe.

The main walls are of solid brickwork, approximately one brick thick. The walls were checked for signs of significant or potentially significant movement such as cracking, bowing, bulging and distortion, and no evidence of structural failure was noted.

The front windows are timber sliding sash windows with single glazing. The rear windows are uPVC double-glazed casements. A sample of the windows was opened.

The communal front door is a timber panelled door with a glazed fanlight and an entry phone. It was in satisfactory condition.

Not applicable. There are no conservatories or porches.

The external joinery includes the timber window surrounds and the fascia to the rear. Paintwork is weathered and flaking in places. Redecoration is needed as part of the next cycle of external maintenance.

None.

The roof void was inspected from the access hatch in the hall (head and shoulders only). The roof is of traditional cut timber construction with rafters, purlins and ceiling joists. There is a thin layer of glass fibre insulation between the ceiling joists. Some water staining was seen to the timbers near the front parapet gutter (see D2). No significant defects were seen in the visible timbers, but much of the roof void could not be seen from the hatch.

Ceilings are a mix of original lath and plaster and later plasterboard. There is water staining to the front bedroom ceiling near the external wall, and some hairline cracking. The bathroom ceiling has a textured coating.

Internal walls are a mix of solid brick and timber stud partitions, finished in plaster. Moisture meter readings were taken to the internal wall surfaces.

The floors are of suspended timber construction, covered with fitted carpets and laminate. They felt reasonably firm underfoot, with some unevenness typical of a building of this age. No repair is currently needed.

The chimney breasts in the reception room and front bedroom are retained, with the fireplaces blocked up. The chimney breast in the kitchen has been removed at this level, but the breast continues above, within the roof void, and the stack above is still in place (see D1 and E1).

The kitchen has fitted wall and base units with a worktop, a gas hob and an electric oven. The fittings were in serviceable condition, with normal wear. The appliances were not tested.

Internal doors, skirtings and architraves are a mix of original and replacement joinery, in fair condition with normal wear. The communal staircase is outside the flat and is covered at E9.

The bathroom has a bath with a shower over, a wash hand basin and a WC. The fittings were in serviceable condition. The sealant around the bath is discoloured and breaking down, and there is no mechanical extractor fan. The sealant should be renewed and an extractor fan fitted to reduce condensation.

Communal parts and fire safety. The communal hall and staircase were inspected in general terms. The flat entrance door is a timber panelled door without a self-closing device and did not appear to be a fire door. A smoke alarm was seen within the flat, but no fire detection was seen in the common parts. You should ask the freeholder or managing agent for the current fire risk assessment for the common parts, and consider replacing the flat entrance door with a certified self-closing fire door.

Mains electricity is connected. The consumer unit is in the hall cupboard. It is an older unit with rewireable fuses and no residual current device (RCD) protection. The visible wiring is a mix of older and newer PVC cable, some sockets are of an older type, and several multi-way adaptors were in use. There is no evidence that the installation has been tested recently.

Mains gas is connected. The meter is understood to be in a cupboard in the communal hall and was not seen. There was no smell of gas at the time of the inspection. Gas appliances should be serviced annually and checked by a Gas Safe registered engineer.

Mains water is connected. The internal stop valve is in the kitchen, below the sink. It was not tested. The visible plumbing is in copper and plastic, and no leaks were seen.

Heating is provided by a gas-fired combination boiler, wall mounted in the kitchen, serving radiators throughout. The boiler was operating at the time of the inspection but was not tested. It should be serviced annually by a Gas Safe registered engineer.

Hot water is provided by the combination boiler (see F4). Hot water ran at the taps during the inspection.

Foul water from the flat discharges into a shared cast-iron soil and vent pipe on the rear elevation, which runs to the underground drains. The only inspection chamber seen is in the rear garden, which belongs to the ground-floor flat, and access was not available. The drainage has therefore not been inspected. Your conveyancer should confirm responsibility for the shared drains and whether there is any history of blockages.

The communal hall has electric lighting and an entry phone system serving each flat. Both were working at the time of the inspection. They are communal and maintained through the service charge.

None.

None.

The front boundary is a low brick wall with a metal gate. The wall is leaning slightly and the pointing is weathered. Repointing and local rebuilding may be needed in due course. Your conveyancer should confirm responsibility.

The front garden is communal and laid to paving, with bin storage. The rear garden belongs to the ground-floor flat and was seen only from the rear windows; it was not inspected.

None.