Sample Level 2 Plus Home Survey report

There is one brick chimney stack, shared with the adjoining house, with clay pots and a mortar flaunching. The pointing is weathered in places and there is cracking to the flaunching around the pots. The lead flashings at the junction with the roof appear dated. Repointing and renewal of the flaunching should be carried out as part of normal maintenance, ideally at the same time as the roof repairs noted below.

The main roof is pitched and covered with concrete interlocking tiles, a later replacement of the original covering. Several tiles have slipped or are cracked, and the mortar bedding to the hip and ridge tiles is loose and missing in places. Water staining was seen within the roof space below the defective areas (see E1). The flat roof over the rear extension is covered in mineral felt, which is aged, with blistering and ponding water near the outlet. Repairs are needed now to keep the property weathertight; obtain quotations from a roofing contractor before you exchange contracts.

The gutters and downpipes are plastic. A joint in the rear gutter is leaking, and there is vegetation and debris in the gutters. The gutters should be cleared and the joint repaired, and the system checked during heavy rain.

The main walls are brick, with a rendered finish to the front bay and upper front elevation. There is fine cracking to the render in places and one area near the bay that sounds hollow when tapped. No significant structural movement was seen. The render should be repaired and redecorated to keep water out. A bituminous damp-proof course was seen in places; the external ground level is close to it on the side elevation and should be lowered.

The windows are uPVC double-glazed units. A sample was opened and they operated, but two sealed units have failed (misting between the panes) and some latches and hinges are stiff. The failed units should be replaced and the hardware adjusted. Check that bedroom windows open wide enough for escape in a fire.

The front door is a composite door and the rear doors from the extension are uPVC double-glazed. They opened, closed and locked at the time of the inspection. No repair is currently needed.

The fascias, soffits and bay joinery are painted timber. Paint is flaking in several places and the timber at one corner of the bay feels soft. The decorations should be renewed and the soft timber cut out and replaced.

The roof space was entered through the hatch on the landing. The roof is a traditional cut-timber structure. Water staining was seen on the timbers and underlay below the defective tiles noted in D2, and the loft insulation is thin. The timbers seen were in reasonable condition. The roof repairs in D2 are needed to stop the water getting in, and insulation should be increased.

The ceilings are a mix of plasterboard and older lath and plaster, with painted finishes. There are hairline cracks in places, which are common in a house of this age. No repair is currently needed beyond normal redecoration.

The internal walls are a mix of solid masonry and timber stud partitions, plastered and painted. The chimney breast in the rear reception room appears to have been removed at ground-floor level, while the breast above it in the bedroom remains. How the remaining chimney is supported could not be seen. Ask your legal adviser for building control approval and any structural details for the removal (see H2).

The ground floor is suspended timber in the main house and solid concrete in the extension. Upper floors are suspended timber. Floor coverings were not lifted. The floors felt firm with only slight springiness in places, which is not unusual. No repair is currently needed.

There are open fireplaces in the front reception room and one bedroom. They appear unused and the flues were not tested. Do not use any fireplace until the flue has been swept and checked by a qualified person.

Internal doors, frames, skirtings and the staircase are timber and in satisfactory condition, with normal wear and some shrinkage cracks at joints. No repair is currently needed.

The bathroom has a bath with a shower over, a basin and a WC. The sealant around the bath has failed in places and there is minor staining to the ceiling of the room below. The sealant should be renewed and the shower screen seal checked.

Mains electricity is connected. The consumer unit (fuse box) is an older type without residual current device (RCD) protection, and some older cabling and sockets were seen. There is no evidence of a recent test. For safety, the whole installation should be tested by a registered electrician and an Electrical Installation Condition Report (EICR) obtained before you exchange contracts.

Mains gas is connected, with the meter in a box on the front elevation. No smell of gas was noticed. As a precaution, all gas appliances should be checked by a Gas Safe registered engineer when you move in.

Mains water is connected and the stop tap is under the kitchen sink. Part of the incoming supply pipe, where visible, appears to be lead. Lead pipework should be replaced.

Heating and hot water are provided by a gas combination boiler in the kitchen serving radiators. It was working at the time of the inspection. No service record was seen and the boiler is not new. The boiler should be serviced and its condition confirmed by a Gas Safe registered engineer.

Drainage is assumed to connect to the public sewer, shared with the adjoining house. The inspection chamber cover in the side passage was lifted: there was a build-up of debris and signs of water backing up. A CCTV drainage survey is recommended before you exchange contracts.

There is a timber shed at the end of the rear garden. It was locked and full of stored items at the time of the inspection, so it was not inspected. Ask the seller for access, or about its condition, before you exchange contracts.

Boundaries are timber fencing and a low brick wall to the front. Part of the rear fence is leaning and some posts are loose. The fence should be repaired. Your legal adviser should confirm who is responsible for each boundary.

The front garden is paved for parking and the rear garden is laid to lawn with a paved patio. There is a mature tree in the neighbouring rear garden. No repair is currently needed, but see I1.