Sample reports / Level 3

Sample RICS Level 3 Building Survey report

Our fullest report: adds the likely cause of each defect, how it is repaired, what further investigation should cover, means of escape and a separate energy section.

Sample report: fictional property. The property, the client and every observation are invented; the wording is taken from typical JBS reports and the PDFs are produced by the same report generator we use for client reports.

A. About the inspection

Property: Flat C, Sample Street, London (a fictional sample property)
Client: Sample Client
Surveyor: Joe Weaver MSc AssocRICS MRPSA, RICS Registered Valuer
Report reference: SAMPLE-L3

Weather conditions

Dry and overcast, following a period of mixed weather.

Construction and context

The weather did not limit the inspection, although dry weather can mask intermittent leaks and dampness that only show after prolonged or wind-driven rain.

Status of the property

The property was occupied and furnished at the time of the inspection. Floors were covered with fitted carpets and laminate, and furniture and stored items restricted our view of some wall and floor surfaces.

Construction and context

We did not move heavy furniture, lift fitted floor coverings or open up the structure. Where parts of the property could not be seen, we say so in the relevant section.

Cause and likely repair

Loose floor coverings were lifted where the occupier allowed, and the roof void was inspected from the joists. If you would like any concealed areas opened up, this should be arranged with the seller before you exchange contracts.

B. Overall opinion

This is a well-proportioned top-floor flat forming part of a Victorian terraced house that has been converted into three self-contained flats. The flat is in fair condition for its age and type. Most of the matters identified are typical of a building of this age and can be dealt with as part of normal maintenance, but two items have been given Condition Rating 3 and need attention before you commit to the purchase: the removed chimney breast in the kitchen (E5) and the electrical installation (F1).

We could not inspect the underground drainage (F6) or the rear garden (G4), which belong to the ground-floor flat, and a number of legal matters relating to the lease, the conversion and the alterations need to be confirmed by your conveyancer (Section H).

Because this is a flat in a converted building, much of the fabric outside the flat itself, including the roof, chimney stacks, main walls, rainwater goods and drainage, is likely to be shared, with the cost of repair recovered through the service charge. Several of the external items in this report (D1, D2, D3 and D4) therefore depend on the freeholder, and the sums involved will depend on the lease and on the number of flats sharing the cost.

The chimney breast removal is the most significant matter. Until the support to the retained masonry above is confirmed, we cannot say whether the alteration is adequate. The cost of any remedial work can vary widely, from a modest correction to new steelwork with associated making good, and the work may need consent from the freeholder and a party wall agreement. This should be investigated by a structural engineer before exchange, as the outcome may affect your decision to proceed or the price you offer.

The remaining items are, in the main, the accumulated maintenance expected in a building of this age: overdue external repairs at high level, timber windows in need of overhaul, and dampness at the front wall that is linked to the parapet gutter rather than to rising damp. Taken together, they point to a building that has been maintained reactively rather than to a plan. Ask the freeholder or managing agent for the maintenance history, any planned works and the reserve fund position before you commit.

The property is considered to be a reasonable purchase, provided that you are prepared to accept the cost and inconvenience of dealing with the repair and improvement works identified in this report. Provided that the necessary works are carried out to a satisfactory standard and the building is thereafter maintained in good repair, we see no reason why there should be any unusual difficulty on resale in normal market conditions.

Summary of condition ratings

C. About the property

Type of property

The property is a self-contained flat on the second (top) floor of a mid-terrace Victorian house that has been converted into three flats. Access is through a shared front door, communal hall and staircase.

Information relevant to flats and maisonettes

Second (top) floor flat. The building contains three flats, one on each floor. There is no lift. The communal hall and staircase serve all three flats.

Construction and context

In multi-occupancy buildings, items of disrepair or improvement to the main structure are typically defined in the lease as a communal responsibility, funded through the service charge. Any disrepair identified should be brought to the attention of the freeholder or managing agent. Your conveyancer should confirm the arrangements for this property.

Cause and likely repair

The roof void above the flat is reached through a hatch within the flat itself. Whether the roof void forms part of the flat or is retained by the freeholder should be confirmed by your conveyancer, as it affects both responsibility and any future loft conversion.

Construction

The property is of traditional construction, with the principal load-bearing walls formed in solid bonded brickwork. The main roof is pitched and covered in natural slate, with a parapet wall and a lead-lined parapet gutter to the front. The windows are timber sliding sashes with single glazing to the front and uPVC double-glazed casements to the rear. Internally, the floors are of suspended timber construction, as is typical for a building of this age, style and type.

Construction and context

The masonry is London stock brick laid in Flemish bond. Internal walls are a mix of solid brick and timber stud partitions with lath and plaster and later plasterboard finishes.

We refer you to our comments later in the report for more specific information on the construction and condition of each element.

Accommodation

Second floor: entrance hall, reception room, kitchen, two bedrooms and bathroom. Roof void above, reached through a hatch in the hall.

Means of escape

The flat is served by a single communal staircase, which is the only means of escape in the event of fire. There is no secondary escape route. The flat entrance door opens into the hall, from which all rooms are reached. The second-floor windows are not a safe means of escape.

In a building of this type the escape route is protected by fire-resisting construction between each flat and the common parts, including a self-closing fire door to each flat entrance, and by fire detection. See E9 and Section I.

Location

The property is in an established residential street of similar Victorian terraced houses, many of which have been converted into flats.

Construction and context

On-street parking appears to be controlled. Check with the local authority whether a residents' permit is available.

Local environment

We are not aware of any environmental matters that would significantly affect the property, subject to the comments below.

Construction and context

The local geology is commonly clay-based. Clay subsoils shrink during prolonged dry weather and swell again as moisture returns, and the effect is greater near trees. See D4.

Cause and likely repair

Your conveyancer should obtain an environmental search, which will cover flood risk, ground stability and contaminated land, and should check whether the street is in a conservation area, as this can affect window replacement (D5) and other external alterations.

D. Outside the property

Limitations on the inspection

The exterior was inspected from ground level within the communal front garden and from the public footpath, with the aid of binoculars and photographic equipment. The rear elevation was seen only in part from within the flat. Parts of the roof slopes, the parapet gutter and the chimney stacks could not be seen.

External decorative finishes can conceal cracking, movement or decay beneath them. The absence of a visible defect in such areas should not be taken as confirmation that none exists.

Where we recommend a closer inspection of high-level elements, this should be carried out from suitable access equipment, at the same time as the repairs recommended below, so that the cost of access is incurred only once.

D1 Chimney stacks

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.

Read the rest of D1 (5 more paragraphs)

The brickwork shows weathering and open mortar joints at high level, and the flaunching is cracked. Chimney stacks, fillets and flashings are very exposed and should be regularly inspected and maintained in good condition. Repointing, renewal of the flaunching and capping of unused pots should be carried out as part of the next cycle of external maintenance.

Construction and context

Chimney stacks are among the most exposed elements of a building, subject to constant weathering and requiring regular maintenance to remain watertight and structurally sound. On a house of this age the stacks are of solid brickwork and are unlikely to incorporate a damp-proof course, so they rely on the pointing, the flaunching and the flashings to keep water out. Uncapped pots allow rainwater into the flues, which can lead to dampness in the chimney breasts below (see E3 and E5).

Construction and context

As the stacks are shared with the neighbouring houses and form part of the main structure, their repair is likely to be a communal responsibility under the lease, with the cost shared through the service charge and, in part, with the adjoining owners.

Cause and likely repair

The open joints and cracked flaunching are the result of long-term weathering. Cement-rich mortars used in earlier repairs are harder than the soft stock bricks and tend to crack and shed water into the brickwork rather than away from it. Left unattended, water will enter the top of the stack and can reach the roof void and the chimney breasts. The likely repair is to rake out and repoint the stacks in a lime-based mortar compatible with the brick, renew the flaunching, and cap unused pots with ventilated cowls rather than sealing them. The flashings at the junction with the roof slopes should be checked at the same time.

Further investigation

One of the stacks sits directly above the chimney breast that has been removed within the flat (E5). Its support should be confirmed as part of the structural investigation recommended at E5 before any heavy work is carried out to the stack itself.

D2 Roof coverings

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.

Read the rest of D2 (7 more paragraphs)

A number of slates have slipped or are missing, and there is some moss growth. The parapet gutter could not be seen, but staining to the front bedroom ceiling (E2) suggests that water has entered at some point. Localised repairs are needed to keep the roof weathertight. Your conveyancer should confirm with the freeholder or managing agent whether the roof has been repaired recently and whether any works are planned.

Construction and context

Natural slate is a durable roof covering and good-quality slate can last well over a century. In practice, the life of a slate roof is usually limited by the fixings rather than the slate itself: the iron nails used in older roofs corrode over time and the slates then slip. Slipped or missing slates are not uncommon on a roof of this age, but each one is a route for water into the roof structure.

Construction and context

Parapet gutters are a common and vulnerable feature of Victorian London terraces. They are hidden behind the parapet, collect water from the whole slope, and depend on the lead lining, its joints and the outlet remaining clear. Blockage by leaves or debris, or splits in the lead, can allow water to overflow into the top of the wall and the ceiling below, often without any sign from street level.

Construction and context

In a leasehold context, responsibility for the roof is likely to rest with the freeholder, with the cost recovered through the service charge. Roof works can become disproportionately expensive because of the access required, even where the underlying repair is modest.

Cause and likely repair

The slipped slates appear to result from corroded ("nail-sick") fixings, which is a sign of the age of the covering rather than an isolated defect. Where slates have slipped across a slope, patch repairs tend to become more frequent, and a point is reached where re-slating is the more economic course, reusing sound slates with new fixings and a breathable underlay. We could not establish whether that point has been reached, and a roofing contractor should be asked to advise.

Cause and likely repair

The staining to the front bedroom ceiling and the dampness recorded at the top of the front wall (E3) are most likely to come from the parapet gutter. Typical causes are a blocked outlet, splits at the joints of the lead lining where it has expanded and contracted over time, or lead laid in lengths that are too long and have cracked. The gutter should be inspected from a roof ladder or scaffold, cleared, and any defective lead replaced in correctly sized lengths with drips between them. This should be done before redecoration, and at the same time as the chimney and slate repairs, so that scaffolding is erected once.

Further investigation

Obtain at least two quotations for the full scope of roof, gutter and chimney work before you exchange contracts, and ask your conveyancer how the cost would be shared between the flats.

D3 Rainwater pipes and gutters

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.

Read the rest of D3 (3 more paragraphs)

The cast-iron hopper and pipe are corroded, and there is staining to the brickwork below the hopper, which suggests leakage. Rainwater goods should be checked and cleared regularly, and the leaking joint repaired.

Construction and context

Cast-iron rainwater goods are typical of the period and can last a very long time, provided they are regularly painted. Once the protective paint fails the metal rusts, joints open and sections can crack, particularly on the hidden rear face of the pipe. Leaking rainwater goods are one of the most common causes of dampness in the walls of older buildings (see D4 and E3). It is advisable to check gutters and downpipes during heavy rain, when leaks and overflows are easiest to see.

Cause and likely repair

The staining below the hopper coincides with the raised readings recorded internally at the front wall (E3). The hopper and the top length of downpipe should be taken down, cleaned and repainted, or replaced in cast iron or a cast-iron-effect alternative if planning controls require it, and the outlet through the parapet checked for blockage. Rainwater goods are communal and should be repaired by the freeholder.

D4 Main walls

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.

Read the rest of D4 (6 more paragraphs)

There is some minor cracking above the front window openings, and open mortar joints at high level near the parapet and below the hopper (see D3). Repointing is needed in these areas as part of normal maintenance.

Construction and context

The masonry is London stock brick laid in Flemish bond, readily identified by its characteristic yellow-brown appearance. These bricks are generally durable but are softer than modern bricks and can be more vulnerable to weathering, surface erosion and frost damage, particularly where hard cement mortars have been used in repairs.

Construction and context

Solid masonry walls of this type are usually structurally robust, but unlike modern cavity walls they rely on their thickness, and on the condition of the pointing and the outer face, to resist the passage of moisture. It is therefore particularly important that defective pointing and cracking are attended to promptly.

Construction and context

The foundations were not exposed. In a building of this age they are likely to be shallow by modern standards. The local geology is commonly clay-based, and clay soils shrink and swell with changes in moisture content, particularly where trees are nearby or drains leak. This does not in itself mean there is a defect, but it is an important background factor, and the building should always be insured for subsidence, heave and landslip.

Cause and likely repair

The cracking above the front windows is typical of buildings of this age. Openings are natural points of weakness, and the masonry above them is traditionally carried on timber lintels or brick arches concealed behind the finishes. The cracks are fine, within the range usually described as aesthetic (category 1 on the Building Research Establishment scale, up to about 1mm), and we saw no distortion of the window frames to suggest failure of the support above. They are more likely to be the result of long-term seasonal movement, and possibly some deterioration of a concealed timber lintel. The cracks should be raked out, repointed and monitored. If they reopen or widen, the lintels should be exposed and, if necessary, replaced.

Cause and likely repair

The front parapet wall is exposed on both faces and is a common source of dampness in buildings of this type. Its coping and the back face of the parapet should be checked when the parapet gutter is repaired (D2).

D5 Windows

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.

Read the rest of D5 (6 more paragraphs)

The timber sashes are weathered, with flaking paint and some soft timber to the lower rails and cills, and the sashes are stiff to operate. The uPVC windows appeared serviceable. The timber windows need overhauling and redecoration, with local repairs to the decayed timber. You should obtain quotations before you exchange contracts.

Construction and context

Timber sash windows are a defining feature of Victorian buildings. Softwood sashes need regular redecoration, and once the paint fails, water gets into the joints and the lower rails and cills begin to rot. Sash windows are balanced by cords and weights within the frame; cords wear and break over time and should be expected to need renewal.

Construction and context

Single glazing performs significantly less well than double glazing in terms of heat loss, draughts and noise, and the rooms may be more prone to condensation in cold weather. Before replacing or upgrading the front windows, check with the local planning authority whether the property is in a conservation area, as replacements may need to match the original design.

Construction and context

Replacement windows are controlled fittings under the Building Regulations. Your conveyancer should ask for FENSA or equivalent certification for the rear uPVC windows.

Cause and likely repair

The decay is concentrated where water sits: the bottom rails of the lower sashes and the cills. This is the usual pattern and can often be repaired by a specialist joiner by cutting out the soft timber and splicing in new sections, followed by repainting. This is usually more economic than replacement where the frames themselves are sound, but we could not confirm the condition of the concealed parts of the sash boxes. A specialist sash window contractor should inspect and quote, with options for draught-proofing and secondary or slim double glazing where permitted.

Cause and likely repair

Upper-floor windows should have suitable restrictors where young children are present. None of the second-floor windows would be a safe means of escape in a fire, which is why the protection of the communal staircase matters (see C, Means of escape, and E9).

D6 Outside doors (including patio doors)

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

Read the rest of D6 (2 more paragraphs)

Construction and context

The communal entrance door is usually the freeholder's responsibility. Any glazing in or beside a door should be safety glass if it is replaced.

Cause and likely repair

The door closed and latched properly at the time of the inspection. It should be kept that way for the security of all three flats.

D7 Conservatory and porches

Not applicable

Not applicable. There are no conservatories or porches.

D8 Other joinery and finishes

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.

Read the rest of D8 (2 more paragraphs)

Construction and context

In a converted building, external decoration is normally carried out on a communal basis. Your conveyancer should ask when it was last done and whether a programme of external works, and a Section 20 consultation with the leaseholders, is planned.

Cause and likely repair

Delaying decoration usually increases the eventual cost, because more timber repair becomes necessary once the paint has failed.

D9 Other

Not applicable

None.

E. Inside the property

Limitations on the inspection

The flat was occupied and furnished. Floors were covered with fitted carpets and laminate, and furniture and stored items restricted our view of some walls and floors. We did not move heavy furniture or lift fitted floor coverings.

The roof void was entered and inspected from the ceiling joists where it was safe to do so (see E1).

Concealed areas such as the floor voids, the inside of partitions and the areas behind fitted units could not be inspected.

E1 Roof structure

The roof void was entered from the access hatch in the hall. The roof is of traditional cut timber construction with rafters, purlins supported on struts, and ceiling joists. Some water staining was seen to the timbers near the front parapet gutter (see D2). No significant defects were seen in the timbers inspected.

Read the rest of E1 (4 more paragraphs)

Inspection record

Roof void entry record
Access	hatch in the hall; no fixed ladder or lighting.
Extent	entered and inspected from the ceiling joists over the central part of the void; the eaves and the area behind the front parapet were seen by torch from a distance.
Boarding	none.
Insulation	glass fibre quilt, approximately 100mm deep, between the joists.
Ventilation	no dedicated ventilation seen.
Underlay	none; the underside of the slates is visible.
Timbers	water staining to two rafters and the wall plate at the front; dry to the moisture meter at the time of inspection. Old woodworm flight holes in a few timbers, with no fresh bore dust.
Party walls	brick, built up to the underside of the slates.

Construction and context

Current guidance recommends loft insulation of around 270mm. Topping up is a simple improvement, but ventilation must be maintained, particularly where there is no underlay, to avoid condensation in the roof void.

Cause and likely repair

The staining is consistent with past leakage from the parapet gutter (D2). The dry readings suggest it was not active at the time, but a single visit in dry weather cannot confirm that. The woodworm holes appear old; this is common in roof timbers of this age and does not in itself call for treatment, but the timbers should be checked when the roof is repaired. We saw no significant distortion of the roof slopes.

Further investigation

The chimney breast masonry continues within the roof void above the kitchen, where the breast has been removed below. We could not see any support beneath it from within the roof void. See E5.

E2 Ceilings

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.

Read the rest of E2 (3 more paragraphs)

The staining should be made good once the parapet gutter has been repaired (D2). Textured coatings applied before the year 2000 may contain asbestos: have it tested before any work that would disturb it.

Construction and context

Lath and plaster ceilings are typical of the period. They consist of plaster applied over thin timber strips (laths) fixed to the joists. Over time the plaster can lose its key to the laths, and ceilings can crack or sag. Hairline cracking is common and usually of no structural concern, but any bulging or sagging should be investigated.

Cause and likely repair

We pressed the ceilings lightly where it was safe to do so. The front bedroom ceiling felt sound, but water staining of this kind can weaken the plaster's key over time. When the gutter has been repaired, the affected area should be checked by a plasterer and either secured or replaced in plasterboard. A sample of the textured coating should be taken by a specialist and analysed by an accredited laboratory before any work to the bathroom ceiling.

E3 Walls and partitions

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.

Read the rest of E3 (5 more paragraphs)

Raised readings were found at high level on the inside face of the front wall in the front bedroom, below the parapet gutter, with slight staining and blistered paint. This appears to be associated with the parapet gutter and rainwater goods (D2, D3) rather than rising damp. Once the external defects have been repaired, the wall should be allowed to dry out before redecoration.

Inspection record

Moisture readings (electronic meter, relative scale)
Front bedroom, front wall, below ceiling	high
Front bedroom, front wall, skirting level	normal
Reception room, front wall, below ceiling	slightly raised
Kitchen, former chimney breast position	normal
Bathroom, wall behind the bath	normal
Rear bedroom, rear wall	normal

Construction and context

A moisture meter indicates moisture in plaster and masonry on a relative scale; it does not measure moisture content by weight, and readings can be affected by salts and by materials such as foil-backed paper. Solid walls absorb rain and dry out slowly, and once saturated at high level from a leaking gutter they can take several months to dry. At second-floor level, rising damp is not a relevant explanation.

Cause and likely repair

The pattern of readings (high at the ceiling line, normal at skirting level, and slightly raised in the adjoining room along the same wall) points to water entering from above, from the parapet gutter and the corroded hopper, rather than from condensation or any other source. The likely repair is to deal with the external defects first, allow the wall to dry out, and only then replaster any plaster that has been damaged by salts, using a breathable plaster suitable for solid walls. Injected damp-proof courses or waterproof coatings would not address the cause and are not recommended.

Further investigation

If a lender or insurer asks for a damp report, it should be prepared by an independent surveyor who is not also selling a treatment.

E4 Floors

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.

Read the rest of E4 (2 more paragraphs)

Construction and context

Suspended timber floors are typical of the period: floorboards laid over timber joists spanning between the walls. Some deflection and unevenness is normal after more than a century of use. Hard floor coverings in upper-floor flats often have to meet sound insulation requirements in the lease; your conveyancer should check.

Cause and likely repair

A corner of the carpet in the rear bedroom was lifted with the occupier's permission: the boards are original softwood, with some later replacement boards along the heating pipe runs. The floors also form the separation between this flat and the flat below; fire and sound separation could not be assessed without opening up.

E5 Fireplaces and chimney breasts

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).

Read the rest of E5 (6 more paragraphs)

We could not see how the retained masonry above is supported. When a chimney breast is removed, the brickwork above must be properly supported, usually on a steel beam or brackets designed by a structural engineer and approved under the Building Regulations. Without evidence of this there is a risk of movement. We have given this Condition Rating 3 because it needs further investigation before you exchange contracts. Your conveyancer should ask for the Building Regulations completion certificate and any structural engineer's calculations. If these are not available, a structural engineer should inspect; we can recommend one.

The blocked fireplaces have no ventilation. Disused flues should be ventilated to prevent condensation and dampness within the flue.

Construction and context

Chimney breasts are part of the structure of a house, and in a terrace they are often built back to back with those of the adjoining house on the party wall. Removing a breast at a lower level while leaving the masonry above in place is a common alteration in converted buildings, but it transfers the weight of the retained masonry onto whatever support has been provided. Where no adequate support exists, the retained breast can drop, crack or, in the worst cases, collapse.

Construction and context

Removal of a chimney breast on a party wall is also notifiable under the Party Wall etc. Act 1996, and in a leasehold flat is likely to need the freeholder's consent.

Cause and likely repair

In the roof void, the chimney breast masonry continues up to the stack. We could not see a steel beam, gallows brackets or other support beneath it from within the roof void or the kitchen, although support may be concealed within the ceiling or the wall. The kitchen ceiling below the retained masonry showed no cracking or deflection at the time of the inspection. That is encouraging but does not confirm adequate support: brackets that do not meet current guidance can perform for some years before signs appear.

Further investigation

The structural engineer should confirm what support exists (which may need a small opening in the ceiling), whether it is adequate for the masonry and stack above, and what remedial work is needed if it is not. Work of this kind needs Building Regulations approval, the freeholder's consent and possibly a party wall agreement with the adjoining owner. Obtain the engineer's report and a quotation for any remedial work before you exchange contracts, as the outcome may affect your decision or the price you offer.

E6 Built-in fittings

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.

Read the rest of E6 (2 more paragraphs)

Construction and context

Sealant joints around the worktop and sink should be kept in good order to prevent water getting into the units and the floor below.

Cause and likely repair

There is a cooker hood over the hob. Check whether it extracts to the outside or only recirculates; extraction to the outside is more effective at reducing condensation.

E7 Woodwork (e.g. staircase)

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.

Read the rest of E7 (1 more paragraph)

Cause and likely repair

Some doors bind on their frames, typical of a building of this age where there has been minor historic movement. Easing and adjustment is a maintenance matter.

E8 Bathroom fittings

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.

Read the rest of E8 (2 more paragraphs)

Construction and context

Failed sealant around a bath with a shower over is one of the most common causes of hidden water damage to the floor below and, in a flat, to the flat beneath. There is some black mould growth to the ceiling around the bath, which is typical of condensation where there is no extraction.

Cause and likely repair

Before the sealant is renewed, the floor around the bath should be checked for softness. The extractor fan should be ducted to the outside, preferably with a humidity sensor or overrun timer. This is electrical work and should be carried out by a registered electrician (see F1).

E9 Other

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.

Read the rest of E9 (2 more paragraphs)

Construction and context

In a converted building the communal staircase is usually the only way out in a fire. It relies on each flat being separated from the stair by fire-resisting construction, including a self-closing fire door to each flat, so that a fire in one flat does not fill the escape route with smoke. Many conversions carried out some years ago do not meet current expectations. The Regulatory Reform (Fire Safety) Order 2005 requires a fire risk assessment of the common parts, which is the responsibility of the freeholder.

Cause and likely repair

A replacement flat entrance door should be a certified FD30S door set (30 minutes' fire resistance, with smoke seals) with a self-closing device. The lease may make the entrance door the leaseholder's or the freeholder's responsibility; your conveyancer should confirm. Ask whether the fire risk assessment identified any works to the common parts and how these would be funded.

F. Services

Limitations on the inspection

Services were inspected visually only. The electrical, gas, water and heating installations were not tested. The gas and electricity meters are understood to be in a cupboard in the communal hall and were not seen.

Services are generally hidden within the construction of the property. We can only inspect the visible parts of the available services and we do not carry out specialist tests, so the inspection cannot confirm that the services work efficiently and safely or meet modern standards.

F1 Electricity

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.

Read the rest of F1 (4 more paragraphs)

We have given this Condition Rating 3. Before you exchange contracts, an Electrical Installation Condition Report (EICR) should be obtained from a registered electrician (for example NICEIC or NAPIT registered), together with quotations for any remedial work.

Construction and context

The Institution of Engineering and Technology recommends that the electrical installation in a home is tested at least every ten years and on a change of occupancy. An RCD disconnects the supply very quickly if there is an earth fault, reducing the risk of a fatal electric shock; installations without RCD protection fall short of current standards. Any new electrical work should comply with Part P of the Building Regulations, and your conveyancer should ask for certificates for any work carried out.

Cause and likely repair

The absence of RCD protection, the rewireable fuses and the mix of cable types suggest the installation has been altered in parts over the years rather than renewed. The electrician is likely to recommend replacing the consumer unit at least, and possibly partial rewiring, depending on the test results. Rewiring an occupied flat is disruptive, involving lifting floorboards and chasing walls, and is best done before you move in and before redecoration.

Further investigation

The electrician's report should also cover the supply to the extractor fan recommended at E8 and the earthing and bonding to the gas and water pipes.

F2 Gas/Oil

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.

Read the rest of F2 (2 more paragraphs)

Construction and context

Ask the seller for the most recent gas safety record and the boiler service history. A carbon monoxide alarm should be fitted in the room containing the boiler.

Cause and likely repair

The gas supply pipe from the meter to the flat runs through the communal areas; your conveyancer should confirm responsibility for it.

F3 Water

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.

Read the rest of F3 (2 more paragraphs)

Construction and context

In a building of this age the original supply pipe may have been lead. We could not see the supply pipe where it enters the building. Lead pipes can affect drinking water quality; ask the seller and, if in doubt, the water company can test the supply.

Cause and likely repair

Water pressure at the top floor appeared adequate when the taps were run. Check whether the flat has its own supply or shares one with the other flats, and where any shared stop valve is, as this affects who can isolate the supply in an emergency.

F4 Heating

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.

Read the rest of F4 (2 more paragraphs)

Construction and context

Combination boilers heat water on demand and do not need a hot water cylinder. The flue discharges through the rear wall; flues should not be obstructed and should terminate a safe distance from windows.

Cause and likely repair

We did not see a service label on the boiler. Ask for the installation certificate, the Building Regulations notification (usually made through the Gas Safe scheme) and the service history. If no history is available, have the system serviced and checked before you move in. Thermostatic radiator valves should be fitted where they are not already present.

F5 Water heating

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

Read the rest of F5 (1 more paragraph)

Construction and context

The flow of hot water from a combination boiler can be limited when more than one tap is used at the same time.

F6 Drainage

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.

Read the rest of F6 (2 more paragraphs)

Construction and context

In terraced houses of this age the drains are often old clay pipes, and they may be shared with neighbouring houses before joining the public sewer. Old clay drains can crack or be displaced by ground movement or roots, and leaking drains can soften clay subsoil below foundations (see D4).

Further investigation

Because the drains could not be inspected, the building is old and the subsoil in the area is commonly clay, a CCTV drainage survey is recommended. This should be arranged through the freeholder, or with the ground-floor owner's agreement, as the chamber is in their garden. The survey will show the condition and route of the drains and identify any repairs.

F7 Common services

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.

Read the rest of F7 (1 more paragraph)

Construction and context

Ask the managing agent whether the communal electrical supply is tested periodically as part of the fire risk assessment.

G. Grounds

G1 Garage

Not applicable

None.

G2 Permanent outbuildings

Not applicable

None.

G3 Other outside structures / boundaries

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.

Read the rest of G3 (2 more paragraphs)

Construction and context

Front boundary walls are often built on shallow footings and are prone to leaning, particularly where tree roots or paving are nearby.

Cause and likely repair

The lean is slight and, in our opinion, long-standing. It should be monitored and dealt with when the front of the building is next maintained.

G4 Grounds (inc. shared facilities)

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.

Read the rest of G4 (2 more paragraphs)

Construction and context

Refuse storage in the front garden is shared; ask the managing agent about the arrangements.

Cause and likely repair

Not inspected is not a clean bill of health. If the rear garden contains trees close to the building, this is relevant to the ground movement risk noted at D4.

G5 Other

Not applicable

None.

H. Issues for your legal advisers

Issues for your legal advisers

Tenure. The flat is assumed to be leasehold. Your conveyancer should confirm the length of the lease, the ground rent and service charge, and the repairing obligations for the roof, main walls, chimney stacks, rainwater goods, drains and common parts.

Alterations. Obtain Building Regulations approval and the freeholder's consent for the removal of the kitchen chimney breast (E5).

Conversion. Ask for the planning permission and Building Regulations completion certificate for the conversion of the building into flats.

Roof void. Confirm whether the roof void above the flat forms part of the flat.

Service charge and planned works. Ask for the last three years' service charge accounts, the current budget, details of any reserve fund, and whether any Section 20 consultation notices have been served or are expected, particularly for the roof, parapet gutter, chimney and external decoration works noted in Section D.

Fire safety. Ask for the fire risk assessment for the common parts (E9).

Windows. Ask for FENSA or equivalent certification for the rear uPVC windows (D5), and whether the lease makes the windows the leaseholder's or the freeholder's responsibility.

Insurance. Buildings insurance is likely to be arranged by the freeholder. Confirm that the cover includes subsidence, heave and landslip.

Party wall. If the removed chimney breast was on the party wall, check whether the adjoining owner was notified and whether a party wall award exists.

Planning controls. Check whether the property is in a conservation area or subject to an Article 4 direction, as this can restrict window replacement and other external alterations.

Lease covenants. Check whether the lease restricts hard floor coverings (E4) and whether the flat entrance door is within the flat's demise (E9).

Guarantees

None were seen. Ask the seller for any guarantees, warranties or certificates for the boiler, the uPVC windows and any roofing or damp-proofing work, and whether they can be transferred to you.

Other matters

Ask the seller whether there have been any insurance claims, particularly for water leaks into or from the flat.

I. Risks

This section summarises defects and issues that present a risk to the building or grounds, or a safety risk to you.

Risks to the building

D2 Roof coverings: Water getting in through the roof coverings and the front parapet gutter.
D3 Rainwater pipes and gutters: Leaking cast-iron hopper and downpipe on the front elevation.
D4 Main walls: Clay subsoil and shallow foundations: risk of seasonal ground movement.
E5 Fireplaces and chimney breasts: Chimney breast removed in the kitchen with no confirmed support to the masonry above.
F1 Electricity: Electrical installation without RCD protection and with no evidence of recent testing.
F6 Drainage: Underground drains not inspected; old clay drains can leak into clay subsoil.

Risks to the grounds

None identified.

Risks to people

E2 Ceilings: Textured ceiling coating in the bathroom that may contain asbestos.
E5 Fireplaces and chimney breasts: Chimney breast removed in the kitchen with no confirmed support to the masonry above.
E9 Other: Flat entrance door is not a fire door and no fire detection was seen in the common parts.
F1 Electricity: Electrical installation without RCD protection and with no evidence of recent testing.

J. Energy matters

EPC evidence

The published Energy Performance Certificate (EPC) for the flat was reviewed. The rating is not shown in this sample report.

EPC discrepancies and limitations

The EPC describes the windows as double glazed throughout, whereas the front windows are single glazed timber sashes (D5). This may mean the EPC is more favourable than the flat's actual energy performance.

The EPC also records loft insulation deeper than the approximately 100mm seen in the roof void (E1).

Both differences suggest the EPC overstates the flat's performance. An EPC is a standardised assessment based on assumptions and should be read with this in mind.

Property-specific energy matters

Solid brick walls lose heat more readily than insulated cavity walls. The main opportunities in this flat are: topping up the loft insulation to around 270mm once the roof repairs are complete, while keeping the roof void ventilated; draught-proofing and secondary glazing to the front sash windows, subject to any planning controls; and upgrading the heating controls with thermostatic radiator valves and a programmable room thermostat.

Internal wall insulation to the front and rear walls is possible, but it reduces room sizes and must be designed so that it does not trap moisture in solid walls. It is not recommended until the dampness at the front wall (E3) has been resolved.

Appropriateness of EPC recommendations

The EPC's recommendation for replacement double glazing may not be achievable if the property is in a conservation area; slim double glazing or secondary glazing may be acceptable alternatives. Its recommendation for solid wall insulation should be approached with care for the reasons given above.

L. Further investigations and getting quotes

Additional surveyor recommendations

Obtain the Building Regulations certificate and any structural calculations for the removed chimney breast. If these are not available, have a structural engineer inspect before you exchange contracts (E5).
Obtain an Electrical Installation Condition Report and quotations for any remedial work before you exchange contracts (F1).
Ask the freeholder or managing agent about the roof, parapet gutter and chimney repairs and how their cost will be shared (D1, D2, D3).
Pass Section H to your conveyancer.
Obtain quotations for overhauling the front sash windows (D5).
Ask for the fire risk assessment for the common parts and consider a certified fire door to the flat (E9).
Top up the loft insulation once the roof repairs are complete (E1).
Arrange a CCTV drainage survey through the freeholder (F6).
Have the textured ceiling coating in the bathroom tested before any work that would disturb it (E2).
Sequence the work: external repairs first, under one scaffold if possible (chimneys, slates, parapet gutter, hopper and repointing), then allow the front wall to dry out, then replaster and redecorate. The electrical work and any structural work to the chimney breast should be completed before redecoration.
Obtain at least two quotations for each item from appropriately qualified contractors, and ask them to confirm the full scope, so that you can take the costs into account before you commit.

Who writes JBS reports

Joe Weaver MSc AssocRICS MRPSA, RICS Registered Valuer

Director of JBS Surveying Ltd, regulated by RICS. The report structure follows the RICS Home Survey Standard, with condition ratings 1, 2, 3 and NI. This page shows the main sections of the sample; the PDF is the complete report exactly as our report generator produces it, including the standard RICS sections, with photographs omitted. After every survey you can book a call with Joe to go through the report.

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