4 bedroom detached property in Wrexham
We recently carried out a level 2 survey on a relatively modern 4 bedroom detached property in Wrexham. Given the property was built in the 1980s and was built using modern construction methods we identified a number of condition rating 3 defects (significant defects) including:
- A defective roof covering with ongoing roof leaks to the garage space which in turn caused the underfelt to sag and the timbers to become prone to decay;
- Non-compliant windows present to the upper floor level limiting the means of escape.
- Beetle attack (wood worm) was identified to timbers at the property.
- High ground levels were present within close proximity to the property which resulted in low level dampness within the property.
We were surprised to find so many significant issues with such a modern property, however, this can be the case, particularly if properties have been neglected or left vacant for an extended period of time.
Following the survey we turned the report around within 3 days (while undertaking a thorough QA to uphold high quality standards). The client was very pleased they had a professional survey carried out given the issues identified and they were able to make informed decisions based on our advice.
1900s mid terrace property located towards Oswestry
We undertook a level 3 survey of a dated and poor condition 1900s mid terrace property located towards Oswestry. The property had been vacant for over 6 months and the bathroom on the first floor had been leaking over an extended period of time which resulted in significant water damage, the ceiling to the ground floor kitchen had partly collapsed due to the ongoing leak and the property was generally unkept both externally and internally.
Externally we identified significant issues:
- The roof required extensive repair due to the numerous broken and missing slates present, we advised full replacement of the roof in the medium term may be the most economic option due to the poor condition of the roof.
- Significant dampness was identified to the rear external wall of the property, the property had been rendered to ground floor level which is poor building practice and was a key contributing factor for the dampness.
- The land surrounding the property had significant drops to areas and poor condition boundary fences creating a health and safety risk.
Internally the property had further significant issues:
- The underfelt to the loft space was damaged throughout and considerable condensation was noted within the roof space.
- Numerous ceilings were bulging due to previous water leaks and some ceilings had a textured finish which could potentially contain asbestos.
- A internal load bearing wall had been removed, although no signs of distress were identified this required further investigation to confirm compliance with building regulations and adequate support had been provided.
- The floors were warped and uneven with significant damp staining and holes present with the full extent of the first floor level requiring either strengthening and repair or full replacement.
In summary our report concluded a significant number of repairs and further investigation was required to establish the full extent of works required to bring the property to a suitable standard. The purchaser was very pleased with the contents and quality of our report and used this to negotiate further with the vendor.
Commercial Reinstatement Cost Assessment – Industrial Estate
We recently prepared reinstatement cost assessment reports for a large industrial estate owned by a single client.
First we discussed with the client to confirm the scope of the instruction and their insurer to confirm requirements for insurance purposes.
We then undertook a thorough inspection of all designated commercial properties with detailed measurements and photographs.
We then prepared individual reports for each of the commercial units with the estimated rebuild value factoring in any bespoke site features such as hardstanding areas, palisade fencing etc for the client to provide to their insurer.
The surveys were complete and the reports were turned around within 1 week which the client was very pleased with and provided to their insurer.
