EXAMPLE STRUCTURAL SURVEY

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Mr J Bloggs Our ref:
The Farm
The Green
Telford
T11 1AB



Dear Mr Bloggs

RE: THE FARM MAIN FARM HOUSE

1.0 INTRODUCTION

In accordance with instructions received from Mr Bloggs, we have carried out a
Structural Building Appraisal Report on the subject premises.

The property comprises of a three bedroomed residential farm house which we
understand to be held on a freehold basis by Mr Bloggs.

The property is constructed of traditional plain tiling on timber rafters falling to
UPVC rainwater goods, with a mixture of structural facing brickwork and
stonework. Joinery comprises of a mixture of UPVC windows and timber
doors/frames. Floors are suspended timber variety to the upper floor with solid
floors to the ground floor accommodation.

Internally the property consists of three upper bedrooms with ground floor
accommodation comprising of two reception rooms, a kitchen, hall/stairway and
utility area.

We would advise that no tests were carried out to any of the service installations
or below ground drainage.

Any comments or reference to the mechanical or electrical elements are based
on a visual inspection and/or on historical information obtained from Mr Bloggs.

Whilst our survey was thorough, it was not possible without causing damage to
inspect those parts of the property that were covered or unexposed at the time of
survey and therefore, we are unable to guarantee that such parts are free from
defects.

Our site visit was made on Friday 15 April 2005, the weather being dry and
cloudy.

The exact age of the property is not known, however, the premises are said to be
built in the Duke of Sutherland vogue and therefore are considered to be pre-
1900.

2.0 BUILDING EXTERIOR

2.1 Roofs/Roof Structure/Rainwater Goods

Traditional plain tiling on timber rafters and purlins is provided, falling to
UPVC rainwater goods, with brick built, rendered chimney stacks.

The rainwater goods to the main roof are generally satisfactory although
impeded. However, the rainwater goods to the single storey roofs are
generally poor with areas impeded, broken and missing requiring remedial
work.

The main roof has recently been re-tiled, however the lower roofs have
not and are in poor condition. It was not possible to inspect the timber
work beneath the tiling. However, there is evidence of some infestation
requiring repair/replacement.

The chimney stacks appear to have been partly rebuilt and rendered.
However, there is evidence of cracking where further substantial repair
may be required.

2.2 External Walls and Cladding

External walls comprise of a mixture of stonework and structural facing
brickwork with arched openings.

A stone built single storey extension is provided to the rear of the
accommodation with areas of considerable damage/settlement and
rebuilding is required.

1 no. gable is partly constructed of stone and there is evidence of
cracking and misaligned brickwork.

There is bulging brickwork to the front elevation together with cut back
reveals causing the arches above to drop and evidence of cracking
requiring substantial rebuilding/remedial work.

The main gable has evidence of considerable cracking and mis-matching
brickwork together with former repair. There is still evidence of
progressive movement requiring substantial rebuilding.

There is no damp course to the property and dampness is evident
throughout.

Many of the facing bricks and joints have perished and spalled requiring
substantial replacement and re-pointing.

The single storey extensions added have been poorly bonded with
straight joints and some areas pulling away. Substantial repair is
required.

2.3 External Joinery

Plastic windows are provided together with timber doors and frames.

Plastic windows have deteriorated with age and use and evidence of
failed double-glazed units and cutting back of the existing reveals to
facilitate fitting. Substantial alterations to the reveals will be required thus
making the windows redundant.

The timber doors and frames have deteriorated with age and use and the
neglect of maintenance and substantial timber infestation is noted.
Replacement or substantial repair is required.

2.4 External Decorations

The external decorations have deteriorated with age and use and neglect
of cyclical redecoration. Redecoration is required.

2.5 External Areas

Generally gravel/paving is provided. However, substantial ponding was
noted due to the lack of adequate drainage.

3.0 BUILDING INTERIOR

3.1 Roof Voids

No access was afforded to roof voids and this is recommended in order
that adequacy of insulation can be determined and a full inspection of the
roof timbers undertaken.

3.2 Ceilings

The ceilings are generally decorated plasterwork and have suffered from
unevenness and cracking throughout with areas loose and hollow areas.
Substantial replacement and/or repair is required.

3.3 Internal Walls/Structures

The internal walls are generally stonework and/or brickwork with
decorated plastered finish.

The internal walls have no damp course and dampness is prevalent
throughout.

The plasterwork throughout has evidence of dampness, perishing loose
and hollow areas and due to the lack of damp course and penetrating
damp virtually complete re-plastering will be required.

The flues to the fireplaces are blocked and dampness is evident because
of the same. Some fireplaces have been removed and parts missing in
some rooms. Substantial replacement/remedial works is required.

3.4 Floors

The solid floors to the ground floor consist of a quarry tiled finish.
However, the floors are considerably uneven with some areas having
collapsed due to inadequate fill beneath. No damp proof membrane was
noted in any of the floors and substantial replacement is required.

It is presumed that the vinyl tiles to the bathroom contain asbestos and it
is advisable that these are removed by a licensed contractor when the
floor is replaced.

Suspended timber floors are provided to the first floor. However, there is
evidence of infestation requiring substantial replacement and/or
treatment.

3.5 Internal Joinery

The internal joinery is generally timber doors in timber frames with timber
architraves and skirtings where applicable.

The internal joinery has deteriorated with age and use with some areas of
infestation and substantial repair and/or replacement and treatment is
required.

3.6 Internal Decorations

The internal decorations have deteriorated due to the conditions which
prevail in the premises and complete redecoration is required.

3.7 Sanitary and Welfare Accommodation

The bathroom is provided to the ground floor and although part
operational it is understood that the plumbing system is problematic and
the drainage system does not function correctly.

A kitchen facility is provided to the ground floor, however, has deteriorated
with age and use and requires complete refurbishment.

4.0 OTHER ISSUES

4.1 Drainage

The foul water drainage system falls to a septic tank.

The drainage system has collapsed in many areas and the septic tank is
beyond economical repair. Total replacement of the foul water drainage
system is required.

The storm water system falls to soakaways.

The soakaways do not function properly allowing considerable flooding
and ponding adjacent the premises which may indeed contribute to the
structural movement. Complete replacement of the storm water drainage
system and soakaways should be undertaken.

4.2 Electrical Installation

The electrical installation does not comply with current regulations and
there are areas of damp affected fittings. Complete replacement of the
electrical installation is required.

4.3 Heating System

A redundant heating system is provided and non-operational.

Complete replacement of the heating system is required.

4.4 Mains Water

Mains water is provided to the premises. However, the plumbing system
is said to be troublesome and substantial repair/improvement is required.

SUMMARY AND CONCLUSION

Having given due regard to the age, nature and construction of the premises, the
general structured condition thereof is considered to be very poor. Many defects
were noted and concerns raised and substantial remedial works are required.

It is understood that the owner would like to extend and improve the property.
However, from our survey we feel it may be uneconomically viable to undertake
repairs and extensions to meet the standard required and therefore consideration
should be given to complete demolition and the provision of a complete new
structure.
SCHEDULE OF PHOTOGRAPHS

Photo
No.
Description
1. View of house
2. Perished brickwork
3. Poorly bonded brickwork
4. Perished brickwork
5. Perished brickwork
6. Perished brickwork and poor waste disposal
7. Deterioration to roof
8. Poor flashing to roof
9. Structural damage to stonework
10. Structural damage to stonework
11. Spalling stonework
12. Deterioration and movement to gable ends
13. Dilapidated single storey extension requiring rebuilding
14. Enlarged reveals
15. Cracking above arch after enlarged reveals
16. Cracking above arch
17. Cracking above arch
18. Deterioration to brickwork
19. Cracking above arch
20. Cracking above arch
21. Cracking of previous repair to gable
22. Mis-matching and cracked brickwork to gable
23. Mis-matching and spalled brickwork
24. Absence of damp course
25. Evidence of dampness
26. Deterioration to floor
27. Deterioration and dampness
28. Deterioration and dampness
29. Deterioration to floor and dampness
30. Evidence of dampness
31. Deterioration to internal premises
32. Collapsed floor
33. Evidence of dampness
34. Evidence of dampness
35. Collapsed floor
36. Evidence of dampness
37. Evidence of dampness
38. Missing fireplace and blocked flue
39. Evidence of dampness
40. Evidence of dampness
41. Evidence of dampness
42. Cracked ceiling




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4.0 CAVEATS

We have assumed that all necessary permanent planning and other permissions,
approvals and consents, have been obtained for the construction and current use of
the premises, and that there are no outstanding enforcement or other notices. Non
compliance with any statute or statutory regulations affecting the premises has not
been established.
This survey is in respect of the buildings, construction, repair and maintenance; we
have not considered nor investigated any aspects of the premises which are likely to
be affected by mining or tunnelling operations, or are likely to be affected by current
environmental legislation. We have not instigated nor carried out searches with the
National Coal Board or prepared an environmental audit of the premises drainage or
land.
We have not inspected woodwork or other parts of the structure which are covered,
unexposed or inaccessible and we are therefore unable to report that any such part
is free from rot, beetle or other defects or to confirm the adequacy of any structural
element or foundation, nor have we surveyed or tested the soil or ground conditions.
The presence or absence of high alumina cement, calcium chloride, asbestos or
permanent woodwool shuttering, fibre reinforced concrete, alkali silica reaction, sea
dredged aggregates or any other deleterious materials within the premises has not
been determined.
We have not carried out detailed examinations or testing of the ventilating, heating,
cooling, electrical, drainage or mechanical services installations.
We have not been able to ascertain whether or not any structural repairs have been
carried out including timber treatment, underpinning and strengthening, nor have we
determined whether or not any guarantees exist.
We have not been able to ascertain whether the property has ever been flooded or is
likely to be affected in the future.
We have not been able to ascertain the existence of any concealed access hatches
or voids.
We have not been able to ascertain any information in respect of any dispute or claim
with neighbours or neighbouring property.
We have made no investigations with any public Local Authority or statutory
undertaker to ascertain whether or not there are any current notices or proposals
affecting the property.
We cannot confirm that any Building Services which incorporate electronic devices
necessary for their proper functioning, and the software that operates such devices are
Millennium Compliant, and this should be investigated and addressed separately.
Any indication of cost in respect of any of the advice or items contained within this
report, is given purely as guidance and should not be relied upon as being accurate;
it is an opinion. An accurate cost of carrying out a particular item of work or the items
of work described within the report, can be obtained but will entail considerable
further work in detailing accurately the nature, scope and extent of the work and also
will take further time. An exercise of this nature is beyond the scope and instructions
of this report.
This report is confidential to the parties to whom it is addressed and whose name
appears at the beginning of this report. Neither the whole nor any part shall be
disclosed to any other party and no reference thereto may be included in any circular
or statement, nor published in any way, without the written approval of Edgeworth
Street.

Signed..
R A Street MRICS FGIS MIMBM MCIOB
For and on behalf of EDGEWORTH STREET LTD