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Right Surveyors Shropshire LtdChartered Building Surveyors

Building Survey Report Address of Property Inspected: Eastham Memorial Hall

EasthamTenbury WellsWorcestershireWR15 8NS

Name and Address of Client: Eastham Memorial HallC/O Mr R TunksOakwood BarnEasthamTenbury WellsWR 15 8NN

Date of Inspection: 15th May 2015

Surveyor: Chris Humphreys BSc MRICS Right Surveyors Shropshire LtdChartered Building Surveyors

Address: 16b York Street Oswestry Shropshire SY11 1LX

Tel No: 01691 238001

Mobile: 07960943147

Email: [email protected]

Website: www.rightsurveyors.co.uk

CONTENTS

1. Introduction

2. Circumstances and Limitations of Inspection

3. Summary of Condition and Recommendations

4. Structural Movement

5. Dampness and Insulation

6. Timber Defects

7. Exterior

8. Interior

9. Services

10. Outbuildings

11. Site and Trees

12. Conclusion and recommendations

APPENDICES:-

Appendix 1 - Terms and Conditions

Appendix 2 – Preventative Maintenance Notes

Appendix 3 – Asbestos

Appendix 4 - Building terms

Building Survey Report Eastham Memorial Hall, Eastham, Tenbury Wells, WR15 8NS.Mr R Tunks.

1. Introduction This Report is a form of survey carried out by a suitable qualified surveyor and is in accordance with the “Terms and Conditions” signed by the client (an additional copy is attached). Please note that this Report is solely for your use and your professional advisers’, and no liability to anyone else is accepted. Should you not act upon advice contained in the Report, no responsibility is accepted for the consequences.

If any addition to the standard service was agreed before the inspection, this is confirmed at the foot of the last page.

ObjectiveThe principle objective of the Report is to assist you to to prepare a bid for funding to rebuild the hall and provide better facilities which will last the Community for a number of years to come.

ContentThe general condition and particular features of the Property are covered, but the Report focuses on the matters which I judge to be urgent or significant.

Urgent matters are defects judged to be an actual or developing threat to the fabric of the building; it will be advisable to have these put right as soon as possible after purchase (in some cases even before).

Significant matters are defined as matters which could reasonably be expected in negotiations over priceto be reflected in the amount finally agreed.

Matters assessed as not urgent or not significant are outside the scope of the Building Survey service, and are generally not Reported. However, other matters (such as legal and safety considerations) may be Reported where I judge this to be helpful and constructive.

The PropertyThe subject property is a detached village hall constructed circa 1900.

ConstructionWalls:- The external walls are of timber and render construction.

Roof:- The roof is of pitched construction covered with asbestos slates.

Windows:- Windows and doors are of timber single glazed units.

Floors:- The floors are of solid and timber suspended construction.

AccommodationAccommodation basically comprises:-

Ground Floor: Entrance hall, disabled wc, hall, kitchen, office, inner hall, store, male and female wc's.

External: The property has a detached garage or store to the side.

LocationThe property is located in the centre of Eastham village approximately 3 miles from Tenbury Wells town centre where there are good local facilities such as shops, local transport and schools. The location is ideafor use by local residents to provided accommodation for various activities.

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2. Circumstances and Limitations of the inspection The limitations of the inspection provided below are not exhaustive and in some cases are not applicable to the style and construction of the subject property.

• Weather at the time of inspection was mild and dry.

• At the time of inspection the property was vacant and not in use.

• Floor coverings in some or all of the rooms prevented a detailed inspection of all of the floors. Floorcoverings together with furnishings considerably restricted inspection of the floors. We could make a further inspection of the floors once the property has been cleared and vacated, subject to furtherinstruction. Certainly it is advised that the opportunity be taken to ascertain the exact form of construction, the condition of floors and to overhaul as necessary.

• Our inspection of the roof void was limited to those areas that were readily accessible. Generally, roof spaces are not entered unless it safe to do so or are available.

• Roof slopes have been inspected from ground level only within the limitations of the adjoining roads, garden areas and height of the building. The condition of any concealed areas can only be ascertained using long builders ladders. We cannot confirm the condition and freedom from defect of concealed areas invisible from ground level.

• Manholes for the stormwater and foul sewers are lifted if safe to do so or accessible. Where manholes have been lifted, the inspection is only to determine if drains are reasonably free flowing.Underground drains are not inspected for damage or blockages unless specifically agree in the quotation prior to the inspection being carried out. The exact method of rainwater disposal is unknown and can only be ascertained by a full test of the drainage system outside the scope of this Report.

• The chimney stack have been inspected from ground level only within the limitations of the adjoining roads, garden areas and height of the building. The stability and condition of chimney stacks, flashings and chimney pots etc, can only be ascertained by close inspection from scaffolding or boom lifts.

• Gutters and down pipes have been inspected from ground level only within the limitations of the adjoining roads, garden areas and height of the building. If it was not raining (to any significant degree) at the time of inspection it is not possible to confirm that the rainwater installation is free from blockage, leakage etc, or that it is capable of coping with long periods of heavy rainfall.

• Windows and doors have been inspected on a random basis. It has not been practical to inspect allparts of windows and, where applicable, no external inspection has been possible in respect of fixed lights, fanlight, stuck or locked windows above ground level.

• Ceilings have been inspected from floor level and no opening up work was undertaken. We cannot comment upon the condition of the structure hidden behind ceilings, coverings and the type of material used can only be fully has ascertained by further investigation.

• Internal walls and partitions had been inspected from floor level, concealed parts would need to be opened up in order to ascertain the materials used and their condition together with the adequacy of support. We cannot comment upon the condition of the structure hidden behind panelling, dry lining and other applied finishes, including where applicable heavy furniture and fittings. Defects may become apparent when wallpaper and other finishes are removed.

• The fit of internal doors was checked on a random basis only.

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• A test of the electrical installation, fittings and wires etc., has not been carried out. If advice is required with regard to the condition, age and safety of fittings and wires then an inspection should be undertaken by a qualified “NICEIC” engineer. Any works required could necessitate associated repair works to plaster and decorations. You should not act on comments made in this Report on electrical installations without first contacting a “NICEIC” engineer for their advice.

• A test of the gas installation, fittings and pipe work etc., has not been carried out. If advice is required with regard to the condition, age and safety of fittings and pipe work then an inspection should be undertaken by a qualified “GAS SAFE” engineer. Any works required could necessitate associated repair works to plaster and decorations. You should not act on comments made in this Report on gas installations without first contacting a “GAS SAFE” engineer for their advice.

• We have not moved plumbed-in appliances and therefore cannot comment on the condition of the plumbing to these fittings or concealed walls and floors.

3. Summary of Condition & Recommendations The property dates back to circa 1900 and was constructed in a modern form at the time. Very little attention was paid to it being a long-term solution that would last over 100 years as is the case with this property. It is generally constructed of timber under an asbestos slated roof which is constructed off a brickwork plinth. It is now past its best and the problems which it is suffering will only get worse as time goes by. It is now suffering from some serious structural issues which need to be addressed in the near future.

It is recommended that serious consideration is given to replacing this property with a modern efficient structure which will provide a long-term benefit to the community for at least the next hundred years to come.

4. Structural Movement Movement, timber defects and dampness are, in their various forms, the three greatest potential threats to the structure of a building. Where evidence is found of any of these conditions, advice is given on what action should be taken. (Where a problem is judged to be serious, it might prove necessary for a separate,detailed examination to be undertaken – perhaps by specialists. For example, the foundations might have to be laid open to analyse the cause of some structural movement, or the full extent of timber defects might require further investigation.)

As foundations cannot be inspected without considerable excavation and possible damage to the property,we cannot comment on their construction, depth or condition. Adequate insurance cover in respect of damage arising through subsidence, landslip or heave is essential.

There is evidence of significant structural movement which was noted at the perimeter of the floors and within the timbers of the structural portal frame. These matters will be considered later within the report.

5. Dampness and Insulation Rising DampnessThere does not appear to be an adequate damp proof course to the external walls of the property. It is unlikely that one would have been provided when the property was constructed. Ground levels are generally acceptable. Random tests for dampness were taken internally with an electronic moisture meter. Effective testing is not practical where walls are panelled or lined, where there are wall tiles, where there are fixtures such as the kitchens or bathroom or, where applicable, in areas concealed by heavy furniture.

Tests indicated there is evidence of significant rising dampness in the majority of the timber frame walls. It was noted that some of the vertical boarding internally has started to rot on the surface. It is not possible to

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check behind these boards to determine the exact cause of the dampness but it is almost likely to be associated with the lack of an adequate damp proof course.

The signs of rotten timber in the vertical boards are just the start of what is likely to be a significantly greater problem in time to come.

Penetrating DampnessThere does appear to be any signs of significant penetrating dampness in the the chimney breast with in the kitchen area.

There are also appeared to be some dampness in the main entrance hall at high-level around the abutment flashings with the main building.

Ventilation and CondensationNo indications of significant condensation issues were noted to the property. We did note that there is mechanical light operated vent to the toilets. These are now advised to wet areas, particularly where there is a shower fitted, to reduce risk of internal condensation and you should make sure they are always turned on at the isolator switches.

Roof spaces or sloped ceilings between the rafters should be adequately ventilated, however, it was not possible to determine if there was any adequate ventilation between the rafters. On the basis that the property is at least 100 years old it is unlikely that any roofing felt has been incorporated in the construction and therefore natural ventilation would be provided. You should note that this type of construction only adds to the significant amount of draughts which occurs in the property during windy typewhether.

Typically, condensation can occur in any building and is at least partially related to the level of occupancy. With this particular building it is so old and draughty that any high levels of moisture can quickly be ventilated so that a condensation problem does not happen. Please see following section on Thermal Issues.

Thermal IssuesA close inspection of thermal related issues with respect to this building was made at the time. When this building was originally constructed thermal environments were not even thought about has energy costs were extremely cheap and plentiful at the time.

When the property was constructed it was mainly of timber supported by timber portal frames. The roof is being constructed by rafters of timber purlins. No provisions were ever made for the installation of any typeof insulation in the timber walls, floors or roofs of this property. It goes without saying that this building leaks heat in all of its areas and is very thermally inefficient. Similarly, thermal gain is also a problem in thistype of construction. Periods of hot weather in the summer make the building extremely hot inside with little or no ventilation to provide a cooler environment.

Air BricksThere are no air bricks or vents at damp proof course level for the purpose of ventilating an underfloor space. A lack of ventilation and a suspended floors can lead to the existence of dry rot and woodworm which both thrive in damp unvented spaces. There is evidence internally to suggest that some form of rot has taken place over the years due to a lack of ventilation.

6. Timber Defects Woodworm infestation is very common in this part of the country and it is not practical to inspect all the timbers in the property. Although large-scale active infestation is not readily apparent, the timbers should be checked periodically and the advice of a specialist firm obtained as to whether treatment is necessary.

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Woodworm infestation can exist in the timbers before becoming apparent on the surface, it can also exist in areas which could not be inspected. Once present, such infestation can spread and, when found, shouldbe treated promptly. A precautionary inspection by a Timber Treatment Specialist is currently recommended every 20-30 years. In older and period properties a valid guarantee is expected by most purchasers. If there is no existing or valid guarantee for a property over 30 years of age, you are advised to organise an inspection and Report prior to purchase.

Random inspection, where accessible, did indicate no evidence of a significant active infestation in timbers. However, many of the internal timber surfaces are painted which is a barrier to woodworm when they are leaving flight holes. The ideal conditions for woodworm to exist are damp unvented spaces where they thrive. The space under the hall floor is an ideal situation for woodworm to exist in timbers and as there is a complete lack of ventilation to this area the risk of woodworm existing is high.

7. Exterior The roofs and other external surfaces of the building are examined from ground level and where necessary from adjoining public property, with the help of binoculars. The efficiency of rainwater fittings (gutters and downpipes) can only be assessed properly during the Inspection if there is heavy rain.

7a. Roof CoveringsConstructionThe main roof is pitched with two main slopes, the pitches lead up to a central ridge. The roof covering is of asbestos and more modern manufactured slates and are likely to be the original.

The ridge is covered with clay ridge tiles and all appear in a serviceable condition and satisfactorily beddedwith mortar.

There are plastic verges along the gables of the property.

All of the roof coverings have a significant amount moss and lichens growing on them

The surface of the roof is covered with a significant amount of moss and lichens which are sticking to the covering.

There is some slight deflection or deviation noted in the external roofing materials which suggests that the timber portal frame has settled slightly.

ConditionGenerally, the roof appears to be in a sound condition with very little evidence of significant damp penetration internally. This does not mean that the roof is sound and the likelihood is that asbestos slates are always significantly damp and are continuing to breakdown releasing asbestos fibre into the air.

Moss and lichens tend to keep roof coverings such as asbestos very damp and during periods of frosty weather provide ideal conditions for a breakdown in the asbestos surface which ultimately destroys the slates. Apart from being a poor covering it is also a deleterious material and should be logged with in the asbestos survey which is a compulsory document for the property.

RecommendationsDue to the type of roof covering that exists at the present time and its position as a problem to Health and Safety governed by the Asbestos at Work Act, it is recommended that the complete covering be replaced in the short term. As part of the replacement covering further enhancements are recommended such as adequate ventilation, underslating felt and adequate insulation to the roof. All of these recommendations will need to comply with the current Building Regulation Approved Documents.

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7b. ChimneysConstructionThere is a single chimney stack to the property which is constructed of brickwork and is attached to a single flow from a fireplace within the hall. The fireplace is currently blocked up and not used and is therefore obsolete.

ConditionThe chimney stack is currently in a satisfactory condition and appears to be structurally stable.

RecommendationsIt is recommended that the existing chimney stack and chimney breast is removed.

7c. Gutters and DownpipesConstructionThe gutters and downpipes to the property are of pvc sections and do not appears have not been replacedin recent years. All downpipes discharge to open gullies which are believed to enter into the public sewer.

ConditionFrom a visual inspection all gutters and downpipes appear in a satisfactory condition. There are signs of significant gutter joint leaks or overflow leakage. With the amounts of moss and lichens on the roof it is inevitable that these break off and end up blocking the gutters around the perimeter of the property increasing the risk of surface water run-off overflowing down the walls of the building.

Recommendations

The gutters and downpipes appear to be of an age where they are now considerably old and demonstrating signs of leakage at joints. You are advised to consider replacing these to provide uninterrupted discharge of rainwater run-off into the public sewer.

7d. Main WallsConstructionThe external walls of the property are generally of timber construction which is fully rendered and provides an adequate bell casting a damp proof course level. The timber walls are attached to a timber portal frame which is spaced equally along the length of the hall. This timber portal frame is the main structural element and is supported a brick plinth along the base.

Externally, the render work appears to have been a later addition to the hall, the work probably being carried out as a result of rot to original timbers which has occurred. Internally, the walls are boarded with vertical timber up to a height of approximately 1.2 m and the remaining areas of the walls have been sheetbordered and decorated.

ConditionRender work on the outside of the property is generally in a good condition as the workmanship was carried out to a high standard when the render was applied. Internally, there is evidence that timber boarding is starting to rot.

The overall condition of the structure appears generally sound until you start to check around the base which is in direct contact with the brick plinth. It is noted internally that floorboards have twisted and rotted around the perimeter of the hall. This suggests that the bases of the timber portal frame, which carries the the loads from the remaining part of the structure to the foundations, have significantly rotted and started

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to reduce in size. Also note comments made regarding the timber floors later on in this report.

RecommendationsSignificant repair work will need to be carried out around the base of the timber portal frames. They will all need to be exposed to assess the full extent of the rot and an adequate repair carried out. Timber panelling internally will also need to be replaced where rotting has occurred.

7e. External Joinery – Windows and DoorsConstructionWindows and doors are timber and pvc single and double glazed units inserted directly into timber openings. Windows in the main hall appear to be the original units installed during construction. PVC replacement windows have been installed in more recent years in the office and kitchen. Windows and doors to the toilets and entrance hall all appear to be the original's when the extensions were carried out.

There are also a couple of external timber doors which provide access at the side and rear of the property.

ConditionGenerally, the PVC windows are in acceptable condition with no significant misting noted in the glazing panels.

Original windows to the hall are all starting to show signs of significant rot. Cills are demonstrating signs of splitting and all lower joints now have soft timber where a significant amount of dampness had been retained behind painting systems. These windows have certainly stood the test of time but are now at the end of their useful life as they will become more and more expensive to repair. It is a well-known fact that when timbers are spliced into existing windows further rot is accelerated. The cost of splicing timbers to repair existing windows is just false economy as the proportional cost of repair is higher than the replacement of the window over a period of time.

The same comments given to the windows above can also be made with regards to the new windows and doors in the extensions and the access doors from the kitchen and office areas.

The timber windows and doors are also very poor thermally and offer little insulation value.

Generally speaking, the majority of the windows and doors have now come to the end of their useful life and replacement is the only considered option.

RecommendationsIt is recommended that all windows and doors are replaced with new which will comply with requirements set out in the current Building Regulation Approved Documents.

7f. External Joinery – Fascias, Soffits, BargeboardsConstructionThe roofline joinery is mainly of timber fascias, soffits and barge boards fixed to softwood timber and/or rafter ends.

ConditionAll timber roofline joinery is in a poor condition as all joinery has started to rot significantly over the years. Again this is a case of replacement as opposed to repair as accelerated rot is generally caused by splicing you timbers to old.

RecommendationsIt is recommended that all timber roofline joinery is replaced as opposed to being repaired.

7g. External Decorations

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ConstructionAll construction materials have gloss and masonry painted surfaces.

The pvc windows and other joinery is self coloured and do not require decoration but can benefit from cleaning down, adjustments and lubrication, to maintain appearance and improve performance.

ConditionExternal painted surfaces are dirty and starting to breakdown and flake.

External pvc surfaces are dirty and starting to turn grey.

RecommendationsExternal decoration should carry out cyclical redecoration of all external painted surfaces every 3 to 5 years. All pvc surfaces should be cleaned down with an appropriate cleaner and sisal brush at the same time as external decoration.

8. Interior The roof structure is examined from inside the roof space where accessible (insulation material, stored goods and other contents are not moved or lifted). Floor surfaces and under-floor spaces are examined sofar as they are accessible (furniture, floor coverings and other contents are noted moved or lifted). If a part or area normally examined was found to be not accessible, this is Reported; if a problem is suspected, advice is given on what action should be taken. It is not possible to assess the internal condition of any chimney, boiler or other flues. (In some cases, furnishings may conceal defects.)

8a. Roof Space and ConstructionConstructionThe property does not have any significant roof spaces which could be inspected to determine the condition of structural roofing members and insulation. All internal surfaces are boarded at the present timeclose to the structural members

From a visual inspection internally, and taking account of the position of structural members such as purlins and timber portal frames, it is fair to say that the rafters are supported off the purlins and boarded directly underneath the rafters. It is therefore assumed that the original construction is still intact and their is no evidence of under slate felt or insulation within the roof space area.

ConditionGenerally, the roof is still providing its initial function of keeping the internal areas of the property dry but materials and construction details are old-fashioned and some significant rethinking of its purpose will need to be carried out.

The roof has poor thermal qualities at the present time and is assumed to be leaking heat to the structure.

Recommendationsit is recommended that the inside surface of all of the roof are retrofitted with new insulation and finished with a plasterboard and skim plaster. You should note that this will involve recalculating the structural integrity of the timber portal frames and purlins in order to carry the considerable extra weight which will beimposed on them. Almost certainly strengthening of the structural elements will need to be carried out as part of these works.

8b. CeilingsConstruction

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Ceilings around the property are generally boarded and plasterboard and skim and are providing an adequate finish at the present time.

ConditionThe general condition of the ceilings is serviceable at the present time and upgrading or repair is simple enough to carry out.

RecommendationsFurther upgrading of the original ceiling finishes can be carried out and this work will be included insulationworks mentioned in the previous section - Roof Space and Construction.

8c. Internal Walls and PartitionsConstructionThe internal partitions are of masonry and timber construction finished with a plaster finish.

ConditionWithin the limitations of a visual inspection without destructive opening up works, internal partitions were noted to be upright and free from significant distortion which would suggest that they are adequately supported. No significant evidence of widespread cracking was noted in the walls and generally they are ina serviceable condition but there is some joint cracking noted. This is not serious and only happens were there is a joint in the plasterboard.

RecommendationsIt is recommended that you carry out the repairs to the cracked joints during internal redecoration.

8d. Chimney Breasts, Flues and FireplacesConstructionThe chimney breast is constructed of masonry and attached to the internal wall, it is fitted with a an open solid fuel fire which is currently boarded to prevent draughts. The chimney breast and flue which is connected to the chimney on the roof is no longer serviceable at the present time.

ConditionThe chimney breast remains adequately upright but has now come to the end of its useful life and is no longer serving any purpose.

RecommendationsIt is recommended that the chimney breast and chimney above are removed.

8e. FloorsConstructionSome of the ground floors are of solid construction and are generally made up of hardcore, concrete and screed or tiles with a damp proof membrane between but this cannot be confirmed.

The remaining ground floors to the hall which are extensive are of timber suspended, constructed of a timber floorboards on timber joists which span across from the brickwork plinths onto sleeper walls under the floor.

ConditionThe ground floors to later extensions are generally serviceable and comprise of a modern type construction incorporating damp proof membrane. It is not known how these floors have been insulated

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whilst construction was being carried out.

The ground floors to the offices and kitchen are old and date back from the original construction of the property and are generally level. It is unlikely that these floors have been insulated or have a damp proof membrane inserted.

The timber suspended floor of the hall is now becoming in a critical condition. There is evidence to suggestthat there is a problem with the bearings on the plinth carrying the external walls. Significant rot around theperimeter is noted and floorboards have had to be removed in the past and re-fixed due to be coming loose as nails holding them down rust and break off. Whilst invasive investigations were not carried out it was noted there is some significant springing in the floor due to poor bearings. It is also noted that some ofthe floorboards have started to rot and legs from chairs have broken through the rotted areas which is nowgiving a cause for concern.

RecommendationsIt is recommended that you carry out further investigations with a view to replacing the hall floor. Initially all of the floorboards now need to be replaced and this should be considered as an urgent repair. As this workis being carried out you may discover that further works to the structure under will need to be carried out resulting in the complete replacement of the hall floor. If this does turn out to be the case a complete rethink of the design will need to be carried out to accommodate increased thermal insulation and a remedy to prevent rotting at joist ends.

8f. Internal JoineryConstructionInternal door and generally timber with appropriate ironmongery. Door frames, architraves and skirting boards are generally of timber construction.

Kitchen fittings are of chipboard construction and were installed a number of years ago.

ConditionInternal joinery is generally in an acceptable condition and is fit for purpose within the environment in which they exist at the present time. It should be noted that internal joinery has now become dated in appearance.

Kitchen fittings are extremely old and are suffering from significant wear and tear with hinges now starting to fail which will inevitably lead to their replacement as opposed to repair.

RecommendationsIt is recommended that some thought is given to modernise all of the internal joinery within the building to provide a more modern and welcoming feel to the occupants.

The property is desperately in need of new kitchen facilities. It is understood that these are used on a regular basis and are certainly pointing towards a health hazard with surfaces that can no longer be cleaned or disinfected to prevent the onset of significant bacterial problems.

8g. Internal DecorationsConstructionInternal decorations are generally to a basic standard of emulsion directly to boarded / plasterboard surfaces and gloss paintwork to most timbered surfaces.

ConditionAll of the internal decoration is generally in a serviceable condition but is now beginning to look dated with

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significant upgrading required.

RecommendationsInternal decorations are a matter of personal taste and you may wish to redecorate the property whatever the condition of internal decorations.

9. Services The efficiency, compliance with regulations and adequacy of design of services can only be assessed by tests conducted by suitably qualified specialists. Although surveyors are not specialists in these particular areas, an informed opinion can be given on the basis of the accessible evidence. Where possible, drainage inspection chambers are examined (except in the case of flats), but drains are not tested during the Inspection. However, in all cases advice is given if there is cause to suspect a problem. Leisure facilities and non-permanent outbuildings are noted but not examined.

Service installations have been inspected visually without causing damage to the structure. Specialist testshave not been applied; suitably qualified contractors can only undertake conclusive tests.

It is advisable to commission specialist testing of electrical, heating and plumbing installations prior to exchange of contracts. The vendor should be requested to provide copies of service records, test certificates and ideally the names and addresses of any contractors used.

9a. ElectricsConstructionOur visual inspection suggests that the property has been rewired and added to over previous years. The meters and consumer units are located in the office and take up a significant amount of space.

Since January 2005 we are not allowed by law to comment on the electrical installation as we are not qualified electricians. We do most strongly recommend that you follow the advice given above and ascertain that there is a current and valid electrical test certificate. Any deficiency in certification would indicate the need to arrange a professional test and obtain estimates for and works required prior to purchase proceeding to ensure personal safety. A precautionary inspection by a qualified electrician must now be recommended on change of ownership in all cases unless a current electrical test certificate can be provided and upgrading work is likely to be recommended.

Regular checks of electrical installation should be carried out at the least every 5 years, as recommended by the Institute of Electrical Engineers. Qualified personnel should only undertake alterations or extensionsto the installation. You should make enquiries as to whether there is an existing electrical test certificate or evidence of testing. If no inspection has been undertaken within the last 5 years, it is recommended that the installation be tested by a competent electrician (“NICEIC” registered) prior to commitment to purchaseand upgraded where necessary to ensure safety.

From 1 January 2005 new regulations require electrical works in bathrooms, kitchens, outside or other areas exposed to water to be carried out by a registered electrician. Significant electrical work in the remainder of the property such as re-wiring will also be affected by these regulations. Electricians who are members of trade bodies such as the National Inspection Council for Electrical Installation Contracting (NICEIC) and the National Electrical Contractors Association are considered to be competent electricians able to carry out the work. Electrical wiring carried out by others might not comply and further advice from the Local Authority's Building Control Department would be required. Regulations concerning electricity areconstantly being improved. The electrics in the property are likely to be the original and we strongly recommend that you take the advice of an “NICEIC” registered electrical contractor as to how best to deal with the electrical installation in this building and obtain and estimate for appropriate works required.

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ConditionWhile we are sure that every attempt is made to keep the electrical system safe, it is obvious due to the amount of apparatus on the meter boards that some significant replacement will need to be carried out to provide a modern updated electrical system.

RecommendationsAn inspection by a qualified electrician is likely to reveal that rewiring of the system will be required.

9b. GasThe property is not connected to the main gas supply.

9c. Water (including Sanitary Fittings)ConstructionThe property appears to be connected to the mains water supply which is distributed around the property in copper pipe.

Within the limitation of a visual inspection of the internal service pipework appears to be of mainly copper tubing.

ConditionThere does not appear to be any significant factors within the property such as leaks or patches of dampness on ceilings and floors to suggest there is a major problem with the water distribution. The water distribution system appears to be in a serviceable condition.

The existing sanitary fittings all appear to be in a serviceable condition and fit for purpose at the present time.

RecommendationsNo repairs or further action is recommended at the present time. You should continue to check for repairs and carry out normal maintenance as and when it is required.

9d. HeatingConstructionThe property does not have any form of wet heating system installed in it. The heating of the property depends on electric heaters to heat the various areas which are considered to be extremely inefficient and not helped by the poor insulation that has been previously noted in this report.

RecommendationsIt is recommended that a new central heating system fired by oil is installed in the property after significant thermal insulation works have been carried out.

10. Outbuildings Outbuildings are out of the scope of this report and are therefore not considered in this report.

11. Site and Trees The property is situated on a large plot in the centre of the village which provides for a significant amount of on-site parking and also on the roads close by to the hall.

There is also a significant amount of grassed area which is not presently used for anything which could be

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used to extend the property if a new building was to be provided.

12. Conclusion and Recommendations As mentioned throughout this report there are areas within various elements which need to be significantly improved or renewed. In isolation they can probably be acceptably repaired or replaced at a reasonable cost. However, in this particular building you need to consider these items collectively and the picture which is painted becomes one of complete renewal of the property has opposed to carrying out a number of significant repairs. It is false economy to consider the repair of this building as the scale of work that needs to be carried out is far better suited to replacing the complete structure. Projects in the past have also demonstrated that quite often it can be more expensive to repair a property than to actually build a new one. This is borne out time and time again when improving existing housing stock as opposed to replacing it.

It is recommended that you move forward with the replacement of this particular building and secure the appropriate funds to carry out the works. You should note that this report is not exhaustive by any means and you will probably find that you will need to delve a bit deeper prior to making a formal application for funding and be able to provide costings and further evidence to demonstrate that rebuilding is more cost-effective than repairing.

It is also recommended that you commission the services of an appropriately qualified person who can help in putting together a bid for this type of scheme. Whilst we are not experts in making bids for this type of project, the bidding process will probably encompass other things which are not solely related to the need for a new village hall.

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Appendix 1 – TERMS AND CONDITIONS

The survey will be carried out by Mr Chris Humphreys BSc MRICS a member of the Royal Institution of Chartered Surveyor (RICS) who is an experienced Chartered Building Surveyor.

Before instructing a Surveyor, it is important that you, the Client, are fully aware of what you will get for your money. Set out below is a description of what the surveyor will and will not do; as well as a list of the assumptions that he or she will make:

The Building Survey is intended to be a concise ‘intermediate’ level Report that will include advice on the general condition of the property and that will summarise those major defects and shortcomings that might affect the decision to purchase. TheReport is not a Building Survey.

Very often, the survey will involve an inspection of the property. This demands a sensitive and practical approach in order to limit intrusion to what is reasonable and to avoid causing damage for which the surveyor might become liable. Consequently,the surveyor will not move large or heavy items of furniture, or lift fitted floor coverings, will not take up floorboards and will not remove stored items from cupboards or roof voids. The surveyor will not make holes in walls or internal plaster and will not open up hatches that are fixed with screws or sealed with paint. Within the scope of the Building Survey no comments will be made in respect of any parts of the property that cannot reasonably be inspected or where inspection would put the surveyor at risk of personal injury. Any particular difficulties or restrictions in carrying out the survey will be referred-to in the Report.

The Building Survey is suitable for most properties of traditional style and design but it may not be suitable for very old and/or larger properties, properties of a non-traditional design and construction or those which have been substantially altered or extended. A Building Survey involves a longer, more detailed inspection and will provide a much more detailed andcomprehensive Report. If in doubt as to which survey type is the most suitable, you should discuss this with your surveyor before confirming your instructions.

Before a legal commitment is made to purchase the property (i.e. before exchanging contracts) you should obtain quotationsfor any remedial works recommended in the survey and you should also take any other action recommended in the Report. If you decide to exchange contracts without following this advice, you do so at your own risk and must accept any future consequences.

The Report is confidential to you and your immediate professional advisers. No liability to other third parties can be acceptedin any circumstances.

The surveyor WILL:

• Undertake a general, surface inspection of those parts of the property that are reasonably accessible. In this context, reasonably accessible means visible and readily available for inspection from ground and first floor levels, without endangering the safety of the surveyor and without damaging the property. Roof spaces (of houses) and flatroofs will be inspected, if safe and ready access is possible using a three metre surveyors’ ladder.

• Inspect the exterior of the building from ground level; both from within the boundaries of the property and from any immediately adjacent public areas, using binoculars and, where necessary, with the use of a three-metre ladder. The interior will be inspected within the limitations referred to elsewhere.

• Lift drainage manhole covers, where these are readily accessible and where it is safe and possible to do so without the use of specialist lifting equipment and without causing damage. Covers fixed with screws or bolts will not be lifted. See also the notes relating to flats, below.

• Inspect and provide general comments on the visible parts of the gas, electrical, heating, water and drainage installations, including water storage tanks and boilers. He/she will not test the service installations, gas appliances,stoves, fireplaces, kitchen appliances, etc however and will not confirm whether they are serviceable or complaint with the relevant Regulations. If, however, the surveyor identifies or suspects an obvious problem or defect, advice will be given as to what action should be taken.

• Inspect fences, walls (including earth-retaining walls) and other structures against the boundaries of the plot together with paths, drives and other features, together with comments on any trees or plants which may have an impact on the property.

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The Surveyor WILL NOT:

• Open up parts of the building that are covered, unexposed or inaccessible such as sub-floor voids and the surveyor will not remove or disturb insulating material within the roof void.

• Raise fitted floor coverings. Test any of the services within the building. Carry out excavations to expose foundations or open-up wall cavities and expose cavity wall ties.

• Examine temporary structures or leisure facilities such as sheds, greenhouses and swimming pools without specific instructions to the contrary.

• Inspect the internal parts of chimneys, flues or flue liners unless specifically stated in the Report.

• Make enquiries concerning mining, land stability, contamination and other environmental issues. If the surveyor suspects a problem, however, he or she will recommend a further investigation.

• Comment on or carry out tests for radon or other naturally occurring gases.

• Carry out an asbestos survey and will not be acting as an asbestos inspector within the meaning of The Control of Asbestos in the Workplace Regulations 2002. Advice on asbestos is beyond the scope of the Building Survey butif the surveyor believes that Asbestos Containing Materials may be present in the property, this will be Reported and advice given as to what action should be taken. In the case of flats, it will be assumed that there is a ‘Dutyholder’, as defined in the Regulations, and that an Register of Asbestos and an effective Management Plan are in place, which do not require any immediate expenditure, or pose a significant risk to health. No enquiry of the Dutyholder will be made.

• Verify compliance with Building Regulations, Town and Country Planning Acts or regulations concerning Conservation Areas and Listed Buildings, unless specifically instructed in writing to do so.

Flats:

In the case of flats, only those parts of the exterior of the building which contain the subject flat or which are immediately above, below or adjacent will be inspected. General comments only will be given in respect of the block as a whole.

Unless otherwise agreed by the surveyor, a roof space will be inspected if this is safely and readily accessible from a hatch that is inside the subject flat.

General comments will be made in respect of any common areas such as staircases and hallways. Communal services suchas lifts, drains, security/fire alarm systems, lighting and heating will not be tested. Shared leisure facilities such as swimming pools, tennis courts will be noted but will not be Reported on.

Legal Adviser’s Duties:

In addition to his/her other duties, it will be the responsibility of your Legal Adviser to:

• Make the necessary enquiries of the freeholder or Management Company, if any, to confirm the amount of any ground rent and service charge payable and to identify all items of work or management included in the service charge, such as exterior maintenance, cleaning of common parts, buildings insurance premium, management fees etc.

• Make enquiries of the freeholder or Management Company, if any, to identify any maintenance and repairs currently in hand or proposed, for which you may become liable to contribute.

• Confirm the tenure and verify that no onerous or restrictive covenants apply.

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Surveyor’s Assumptions.

Unless otherwise stated in the Report, the surveyor will assume that:

• No significant defects would be revealed by later exposure/inspection of those areas that could not be inspected.

• No hazardous materials or building techniques have been employed in the construction of the property (or in subsequent alterations), such as high alumina cement concrete, calcium chloride additives, asbestos or other potentially deleterious material such as meta-sedimentary aggregates and mundic.

• There is no contamination in or from the ground and that the ground is not land-filled.

• Furnishings and removable fittings are to be excluded from any valuation given.

• The property is not being sold with sales incentives of any kind.

• The use or proposed use of the property is lawful.

• That the property is not subject to any particularly onerous or unusual restrictions or any matters that might be revealed by the usual legal enquiries.

• That all necessary planning permissions, building control and other approvals have been obtained and complied with, in relation to the property and alterations, etc.

• The property has the right to use the mains services on normal terms.

• That the roads and sewers serving the property are adopted by the local authority.

In relation to flats, the surveyor will also assume that:

• There are rights of access and exit over all communal roadways, corridors, stairways etc; as well as rights to use any communal grounds, parking areas and other facilities.

• There are no particularly onerous or unusual legal restrictions within the lease, etc.

• There is no dispute between the occupiers of the flats or, any outstanding claim or lawsuit.

• The costs of repairs to the building are shared among the lessees on an equitable basis.

It will be your responsibility to liaise with your Legal Adviser and to notify the surveyor of any material facts that conflict with any assumptions made here or in the Report, prior to any exchange of contracts. Such matters might have an adverse effecton any valuation given or on future saleability.

Additional Services (if requested)

None requested

Valuation

If a valuation is to be provided, this will be on the basis of ‘Market Value’ in existing condition and, unless otherwise stated, will assume that full vacant possession is provided. Currently, Market Value is defined as: ‘The estimated amount for which aproperty should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion’.

Re-instatement cost for Building Insurance

If this service is provided, it will provide an indication of the cost of rebuilding an average home of the type inspected to its

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existing standard, using modern materials and techniques and in accordance with current Building Regulations and other statutory requirements. The sum will include site clearance and professional fees but will exclude VAT (except on fees). The figure will also exclude leisure facilities such as swimming pools, etc.

Complaints Handling Procedure

The surveyor will have a Complaints Handling Procedure and will provide a copy if requested.

The above will form the basis of the contract between the client and the surveyor. If there are any points that you donot understand or would like to be clarified, it is important that you contact your surveyor before commissioning the survey.

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Appendix: 2 - PREVENTATIVE MAINTENANCE NOTES

Regular preventative maintenance inspections and prompt attention to defects will help keep your repair costs to a minimum. Neglect will ultimately lead to extensive repairs being required, often at considerable expense.

These notes have been produced to act as a guide to assist you when carrying out routine inspections of your property to help keep it in good order. They must not be considered in any way to be definitive but are intended to assist you in recognising potential problems.

The inspection of buildings can be hazardous and adequate precautions should be taken to minimise the risk of personal injury.

EXTERNALLY

ROOFS - PITCHED Any missing, cracked, slipped, damaged or deteriorating tiles or slates should be renewed and care taken to ensure that no defects have arisen as a result of rainwater penetration beneath the damaged areas. Ridge and hip tiles, valleys at the junction between roof slopes, dormer roofs etc. should also be checked for any signs of damage. Mortar pointing to the verges (edges of roof slopes) should be maintained in sound condition.

ROOFS - FLAT Flat roofs can be prone to rainwater penetration problems and should be checked to ensure they are watertight, free from debris and solar protective coatings well maintained. (Inspectionshould be from suitable vantage points and not direct access to avoid any possibility of damage.) Renewal every 10 – 15 years should be anticipated.

FLASHINGS These are normally found at junctions between roofs and other structures such as parapets, chimney stacks and main walls. They are normally of lead, zinc or copper and should be checked to ensure that they are secure and in satisfactory condition to prevent rainwater penetration.

Mortar fillets, although quite common, only have a limited life and are subject to cracking and disturbance. Any defective fillets should ideally be renewed in lead. Proprietary adhesive flashings are only suitable for temporary repairs and have a limited life expectancy.

RAINWATER

GOODS

Gutters should fall evenly towards the outlets and regular checks should be made to ensure that they are clear of debris and sediment. Any leaking joints should be remade. Brackets should be checked for defects and repaired/renewed as appropriate. Cracked or broken sections of gutter and downpipes should be renewed to prevent damp penetration.

Ensure that rainwater drainage arrangements are operating efficiently. Checking and clearance of any build-up, annually after Autumn periods is recommended.

CHIMNEY STACKS All stacks should be checked at the same time as roof coverings for signs of deterioration to pointing, cracking or distortion. Chimney pots should be checked to ensure that they are properly bedded and flashings at the junction with the roof should also be inspected to ensurethey are watertight. Any television aerials should be securely fixed and maintained in good condition.

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EXTERNAL WALLS Ensure that pointing is in sound condition and renew where necessary to prevent damp penetration.

Ensure the junctions between windows or door frames and the brickwork are maintained in a watertight condition. Ensure that joints around pipes where they extend through the wall are properly sealed and that pipework is securely attached to walls.

If minor cracking is noted ensure that it is made good. If the cracking recurs or larger cracks are noted seek further professional advice from us to establish the best course of action.

If the property is rendered or covered with an alternative form of cladding ensure that it is maintained in good condition and renew defective areas as and when found. Poor maintenance may lead to water penetration and could cause timber decay.

Keep soil, paving, patios etc. at least 150 mm (6") below the level of the damp proof course, air bricks or internal floor levels, which ever is the lowest, to prevent dampness occurring. Airbricks should be maintained in good condition and kept free from blockages and obstructions.

EXTERNAL JOINERY Periodically inspect all areas of external joinery for defects including flaking or blistered paintwork, dampness or decay. Prepare and redecorate as necessary. Regular painting/treatment helps prevent timber decay.

Replace all cracked and broken panes of glass and renew loose or missing putties. Replace broken sash cords and window catches. Ease and adjust opening windows to ensure that they work freely. Ensure that all windows and doors are provided with adequate security. Do not allow condensation to cause decay to internal sections of windows and doors.

EXTERNAL DECORATIONS

Maintain in good and sound condition and renew on a regular basis every 2 – 3 years, ensuringthat all woodwork, metalwork and other painted surfaces are properly prepared to receive the new decorative finishes.

DRAINAGE Ensure that all covers to manholes are in good condition and suitable for the type of use, i.e. medium to heavy duty covers in areas where vehicles are likely to pass.

Periodically lift manhole covers to ensure that there are no blockages. Defective and leaking drains can damage the foundations leading to structural movement. If you have a private drainage system, ensure that it is properly maintained and is of adequate size for your current needs.

INTERNALLY

ROOF VOIDS Ensure that there are no signs of leaks or dampness, which could lead to decay. Check the condition of any exposed brickwork, including chimney breasts, for cracking or other defects.

Make sure that there are no cracked, split or broken timbers, timber beetle infestation or decay.

Ensure that cold-water storage tanks are properly supported, insulated and covered with a close fitting ventilating lid, and that overflows work freely, do not leak and discharge properly to the outside. Ensure that all float valves and stopcocks work freely and there is no contamination within the tank. Label the stopcocks for quick reference.

Ensure that the insulation laid between the ceiling joists does not restrict the airflow at eaves level and that condensation is not forming on the underside of the roof coverings. Provide additional ventilation where there is evidence of condensation.

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Check ceilings under flat roofs for any signs of leaks and investigate and repair as necessary. Ifit is necessary to replace the roof covering consideration should be given to improving the levels of insulation at the same time.

PLUMBING AND HEATING

Ensure that internal and external main stopcocks are readily accessible and in good condition in case of an emergency. Overhaul any leaking or defective taps to prevent water wastage.

The heating installation should be serviced annually by a suitably qualified person (i.e. Gas Board or "Gas Safe" registered fitter). Ensure that all exposed pipework is properly insulated and that external taps are drained down and isolated during winter periods.

Check the hot water cylinder, radiators and radiator valves for any signs of deterioration or leaks.

ELECTRICITY Arrange for the electrical installation to be checked regularly in accordance with the Institute of Electrical Engineers recommendations at least once in every five years to ensure its safety. If defects are identified a qualified electrician, preferably one registered with the NICEIC, should rectify them immediately. Do not make any alterations to the electric wiring without qualified advice.

INTERNAL JOINERY Ease and adjust doors as necessary and ensure that door furniture is in good condition. Ensurethat any glazed panels in doors, glazed screens and low-level windows are of safety glass to prevent accidents. Ensure that stair treads and balustrades are secure and that stair and other carpeting are safe.

FLOORING Replace loose and damaged boards ensuring that pipes or cables are not damaged. Ensure that there is no timber decay, particularly around sanitary fittings, ducts or at ground/basement floor levels.

DECORATIONS It is recommended practice to redecorate internally once every 5-7 years.

OUTBUILDINGS AND GARAGES

Check roofs, gutters, downpipes and walls as suggested for the house. Regularly overhaul and redecorate all joinery, metalwork etc.

Keep doors, windows etc. in good condition. Clean out any sliding door channels and overhaul up and over garage door gear ensuring that all locks and other moving parts to doors are properly oiled.

EXTERNAL AREAS Maintain hedges, walls, fences, gates, paths, driveways etc. in good order. Do not build garden walls against house walls without any form of vertical damp proof course.

Keep soil, shrubs and trees well away from outside walls and roofs. Shrubs and trees can cause structural damage and should be properly maintained.

Do not allow creepers to grow out of control as they can cause damage to the structure and encourage dampness

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Appendix 3 – ASBESTOS

Asbestos was a very popular building material in homes for many years. It does not catch fire easily, is not easily damaged by chemicals and stands up to a lot of wear. It also blocks noise and insulates buildings, and strengthens a range of other materials. Using asbestos in construction was not banned in the United Kingdom until 1999, which means that your home is likely to have some asbestos in it.

If there is asbestos in a home, this does not automatically mean there is a problem. In fact, materials containing asbestos are very good at what they do. Asbestos fibres can only affect your health if they become damaged, either accidentally or while they are being worked on during building work or DIY. If this happens, the asbestos could release fibres and these could harm your health if you breathed in a large amount.

Asbestos can be found in most homes where construction or works were carried out between 1920 and 1999 but especially those where works were carried out between 1930 and 1985.

There may be asbestos in the following areas of a home: boilers, flues, fascia boards, pipe joints, garage roofs, fire breaks, pipe work, gas appliances, fire doors, textured coatings like artex, pipe boxing, insulation, water heaters, soffits, partition walls, bath panels, water tanks, storage heaters, fascias, ceiling tiles, floor tiles, door linings, bakelite fittings and a number of other materials.

Asbestos is not a danger to your health if it is in good condition and is not disturbed. For example, you can disturb asbestos by drilling or sawing into it. In our homes, most materials containing asbestos are in good condition and only contain low amounts from damaged asbestos. If you breathe in asbestos dust, tiny fibres can reach your lungs. This can cause diseaseslike asbestosis or cancer. However, for this to happen you must have breathed in a large number of fibres and it does not happen overnight. How much the fibres affect your health also depends on the type of asbestos.

How can I reduce the risks?

• Don’t repair or remove any material that you think may contain asbestos.

• Don’t cut, break, saw, drill, sand or disturb anything you think may contain asbestos.

• If you don’t know what a material is made from, assume that it contains asbestos.

• If you don’t know whether something contains asbestos and / or you do not know how to deal with it safely, call a professional.

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Appendix 4 – BUILDING TERMSWhilst we endeavour to avoid jargon in our reports, the use of some technical terms is unavoidable. However, if any part of the report we provide is unclear, please contact the surveyor who will be delighted to assist further. The list below is very limited relative to the full extent of building terms in existence, having been deliberately restricted to those which this partic-ular practice employs in its survey reports.

Addition A projecting structure, or wing, which is part of the original building rather than a subsequent exten-sion.

Airbrick A perforated brick built into a wall for providing ventilation. Used, for instance, to ventilate the under-side of timber ground floors, blocked fireplaces or a roof space.

Arch A curved structure built to distribute weight over an opening in a wall.

Architrave A moulding around a doorway or window opening. It usually covers the joints between the frame and the wall finish, thus hiding any shrinkage gaps which may occur.

Arris The sharp external edge where two surfaces meet at a point.

Asbestos Material used in the past for insulation and fire protection. Can be a health hazard. Specialist adviceshould be sought if asbestos is found.

Asbestos Ce-ment

Cement mixed with up to 15% asbestos fibre as reinforcement. Typically used in roofing, rainwater goods, fire-proof linings and various other claddings and linings. It is fragile and will not usually bearheavy weights. Hazardous fibres may be released if cut or drilled.

Asphalt Black, tar-like substance, designed to be impervious to moisture. Used on flat roofs and floors.

Back Addition The narrower part of a building, or wing, which extends rearwards beyond the “main“ structure, be-ing an original feature rather than a subsequent extension. This is sometimes called an “outrigger“ in different parts of the country.

Back Gutter The lining and flashing arrangement at the back of a chimney stack (on the upslope side) to divert rainwater away from the stack.

Bargeboard Timber, sometimes decorative, placed along the verge of a roof at a gable end.

Balanced Flue A “room sealed flue“, normally serving gas appliances, which allows air to be drawn to the appliancefrom outside whilst also allowing fumes to escape.

Baluster A post or vertical pillar supporting a handrail or parapet rail.

Balustrade A row of balusters, or other infilling, below a handrail on a landing, stair or parapet.

Batten Thin strips of timber, commonly used to support roof tiles or slates.

Bellcast Thickening out of render, in a curved shape, to form a drip to deflect water. Usually found at the base of a wall, above the damp-proof course.

Benching Shaped concrete slope beside drainage channel within an inspection chamber. Also known as "haunching".

Binder A length of wood used to provide cross bracing to a set of roof trusses. Also describes the roof member spanning across ceiling joists to provide improved support.

Birdsmouth A joint or notch cut into a timber (typically a rafter) where it connects with another timber.

Bitumen Black, sticky substance, similar to asphalt. Used in sealants, mineral felts and damp-proof courses.

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Bond The regular arrangements of bricks, blocks or stones in a wall so that the units may be joined to-gether. The principal types of bond used in domestic construction are English, Flemish, header, stretcher, rat-trap, diagonal or garden wall bond.

Brace Diagonal support in a timber door.

Bracing The arrangement of timbers spanning across roof trusses to provide lateral stability

Bressumer A lintel, often timber, over an opening such as a fireplace or bay.

Buttress A brick or stone support to a wall designed to resist lateral movement.

Cames The lead bars in leaded light windows.

Capping The weather-proof finish formed with tiles, or stone or concrete copings, over a wall, parapet or chimney.

Casement A window composed of hinged, pivoted or fixed sashes.

Cavity tray A moisture barrier inserted above a window or door opening to deflect moisture that transfers across the outer leaf of brickwork back to the outer face rather than letting it cross the cavity at lintellevel causing dampness internally. In many cases, the lintel itself acts as a cavity tray though this arrangement is not always appropriate.

Cavity Wall Traditional modern method of building external walls of houses comprising two leaves of brick or blockwork usually separated by a gap ("cavity") of about 5Omm (2 inches).

Cement Fillet A weatherproofing joint between roof slopes and abutting brickwork such as walls or chimneys.

Cesspool (cesspit)

A simple method of drainage comprising a watertight holding tank, which needs frequent emptying. Not to be confused with "septic tank".

Chase To cut into plaster, brickwork etc. to receive cables and pipes.

Chipboard Often referred to as "particleboard". Chips of wood compressed and glued into sheet form. Cheap method of decking to flat roofs, floors and (with Formica or melamine surface) furniture and kitchen units.

Collar A horizontal tie beam of a roof, which is joined to opposing rafters at a level above that of the wall plates, designed to restrain opposing roof slopes. Absence, removal or weakening can lead to roof spread.

Combination Boiler

A central heating boiler that also provides hot water “instantaneously“ on demand, usually within a pressurised system. With this form of boiler there is no need for water storage tanks, hot water cyl-inders etc.

Coping/Coping Stone

Usually stone or concrete laid on top of a wall as a decorative finish and designed to stop rainwater soaking into the wall.

Corbel Projection of stone, brick, timber or metal jutting out from a wall to support a weight above.

Cornice A moulding at the junction between a wall and ceiling. Can also include a moulding at the top of an outside wall designed to project and throw raindrops clear of the wall.

Coving Curved junction between wall and ceiling ie. a type of cornice.

Cowl A terminal to a flue pipe to aid discharge of gases and exclude the weather.

Creasing Projecting course of tiles to a wall or chimney to prevent rain from running down the face of the brickwork.

Cruck Beams Pairs of curved timbers in period buildings which run from ground level and meet at the ridge.

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Cupola A dome or lantern shaped feature built on top of a roof.

Dado The bottom one metre or so of wall clad with timber, originally designed to provide protection to the wall, and also covering the area most likely to be affected by rising damp. The top edge is finished with a Dado Rail.

Damp-Proof Course

Layer of impervious material (bitumen felt, PVC, slate etc) incorporated into a wall and designed to prevent dampness rising up the wall, and lateral dampness penetrating around windows, doors etc. Various alternative methods are available for damp-proofing existing walls including "electro-osmos-is" and chemical injection.

Damp-Proof Membrane

Horizontal layer of impervious material (usually polythene or bitumen) incorporated into floors or slabs.

Deathwatch Beetle

(Xestobium rufovillosum). Extremely serious insect pest that attacks structural timbers. Usually af-fects old hardwoods with fungal decay already present.

Dormer A construction with a window that projects from a sloping roof.

Dry Rot (Serpula lacrymans). A very serious form of fungus that attacks structural and joinery timbers, often with devastating results. Flourishes in moist, unventilated areas, but the spores can survive in dry conditions.

Eaves The lower edge of a roof.

Efflorescence Powdery white salts crystallized on the surface of a wall as a result of moisture evaporation.

Engineering Brick

Particularly strong and dense type of brick, often used as a damp proof course in older buildings.

English Bond Brickwork with alternating courses of headers and stretchers.

Fascia A board fixed to the rafter ends along the roof eaves.

Fibreboard Cheap, lightweight board material of little strength, used in ceilings or as insulation to attics. Con-sidered to be a fire risk.

Fillet A thin strip of wood, cement, slate etc. used to fill a narrow joint.

Flank wall A side wall.

Flashing A sheet cover formed over a joint, such as between a roof covering and a chimney or wall, to renderit waterproof. Normally formed in metal (lead, zinc, copper) or cement.

Flaunching A mortar weathering on the top of a chimney stack surrounding the base of the chimney pots to throw off the rain and thus prevent it from saturating the stack.

Flemish Bond Brickwork with alternating headers and stretchers in each course.

Flue A smoke duct in a chimney, or a proprietary pipe serving a heat producing appliance such as a cent-ral heating boiler.

Footings Older, usually shallow, form or foundation of brick or stone.

Foundations Normally concrete, laid underground as a structural base to a wall. In older buildings these may be brick or stone.

French Casement A pair of sashes the height of a door and hinged to serve as a door and window.

Furniture In building terms, the handles, knobs, locks etc. fitted to doors and windows.

Gable Upper section of a wall, usually triangular in shape, at each end of a ridged roof.

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Grout Used for filling the joints between wall and floor tiles.

Gully An opening into which rain and waste water are collected before entering the drain.

Gutter A channel along the eaves of a roof or the edge of a path for the removal of rainwater.

Hardcore Broken bricks or stone which, consolidated, are used as a base under floors and patios.

Header A brick laid end on.

Heave Swelling of clay sub-soil due to the presence of moisture. Can cause an upward movement of floorsor foundations in extreme cases.

Hip The sloping angle where two roof planes meet to form a ridge.

Hip Tile A saddle shaped, angular or half round tile fitting over the junction of the roof slopes at a hip.

Hopper Head An open funnel or hopper shaped head at the top of a rain or waste pipe to collect rainwater and/or waste from one or more pipes.

Hygroscopic The ability to absorb moisture from the atmosphere.

In Situ Describing work done in the place where it is finally required, e.g. concrete may be pre-cast off site in sections which are later taken to the position where they are required, or it may be cast 'in situ' onthe site itself.

Inspection Cham-ber

Commonly called a manhole. An access point to a drain comprising a chamber (of brick, concrete orplastic) with the drainage channel at its base and a removable cover at ground level.

Interlocking Tiles Tiles which lock together to form a watertight roof with only minimal lapping.

Invert The lowest part of a drain.

Jamb Vertical side of a doorway or window.

Jointing The mortar bedding between bricks or stones.

Joist A timber or steel beam directly supporting a floor or ceiling.

Key The roughness of a surface which provides a bond for any application of paint, plaster, render, tiles etc, or spaces between laths or wire meshes which provide a grip for plaster.

Knotting A liquid applied to knots in softwood prior to painting to prevent them showing through at a later date.

Landslip Downhill movement of unstable earth, clay, rock etc often following prolonged heavy rain or coastal erosion, but sometimes due to sub-soil having inherently poor cohesion.

Lantern Light A roof light constructed like a lantern with fixed and/or opening glazing.

Lap The overlap of slates, tiles and other coverings.

Lath Any base for plasterwork; typically thin wooden strips or expanded metal.

Lean-to A structure, the sloping roof of which abuts a higher wall.

Ledged A method of door construction whereby the vertical boards are fixed together with horizontal mem-bers (ledges). The strongest design will be ledged, braced and framed but all combinations are found.

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Lining The wood finish to a window or door jamb.

Lintel A horizontal beam over a door or window opening usually carrying the load of the wall above. Often lintels can be partially or completely hidden from view.

Louvre Slats laid at an angle incorporated into a door or window. Can be hinged to allow ventilation/light.

Longhorn Beetle (Hylotrupes Bajulus). A serious insect pest mainly confined to the south-east of England, which can totally destroy the structural strength of wood.

LPG Liquid Petroleum Gas or Propane. Available to serve gas appliances in areas without mains gas. Requires a storage tank.

Mansard A roof made with slopes of different pitches, usually providing an upper floor of useable space withina roof structure.

Mastic A generic term for any sealant used in the building process.

Matchboard A board that has a groove cut into one edge and a tongue cut into the other so they fit tightly together (we use this term to describe a type of door found in some period buildings).

MDF Medium density fibreboard.

Mezzanine A floor between the ground and first floors, often accessed off a half landing.

Mortar Mixture of sand, cement (or lime), and water used to join stones, blocks or bricks, and for pointing and general filling.

Mullion Vertical bar dividing individual lights in a window.

Newel Post supporting a staircase handrail at top and bottom. Also, the central pillar of a winding spiral staircase.

Ogee A specific shape where a concave arc flows into a convex arc. An ogee gutter has particular profile, is usually formed in cast iron, and is still very common in Victorian housing.

Oriel A projecting structure, normally a window.

Oversailing A projecting course of brickwork, either a feature of the construction, or resulting from structural movement.

Oversite The finish to the ground surface beneath suspended floors.

Pantile A curved roof tile which hooks over adjoining tiles, typical in some 1930 s construction.

Parapet Low wall along the edge of a roof or balcony, or extending over the roof slopes above a party or gable wall.

Parapet Gutter A gutter behind a parapet usually provided with a flexible metal or other impervious lining.

Parging Plaster finish to the inside of a chimney flue.

Party Wall The wall which separates, but is shared by, adjoining properties.

Pediment A low pitched gable.

Pier A vertical column of brickwork or other material, used to strengthen the wall or to support a weight.

Pitch The angle of slope to a roof.

Plasterboard Sandwich of plaster between paper. Commonly used for ceilings and partition walls.

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Plinth The projecting base of a wall.

Plywood Board made from veneers of wood glued with the grain laid at right angles.

Pointing Outer edge of mortar joint between bricks, stones etc.

Purlin Horizontal beam in a roof providing intermediate support to the rafters.

PVCu (uPVC) Unplasticized polyvinyl chloride. Used in window frames and replacement eaves.

Quoin The external angle of a building, or bricks or stone blocks forming that angle.

Racking The distortion, or tendency to distort, laterally as in changing a rectangle to a non-rectangular parallelogram.

Rafter A sloping roof beam, usually timber, forming the carcass of a roof.

Rail A horizontal part of a door frame or window.

Raked Pitched, sloping.

Relieving Arch An additional arch over a lintel.

Render Smooth or rough cast cement or lime based covering to a wall, either internally or externally, sometimes with pebbledash or other textured finish.

Retaining Wall A wall built to hold back a bank of soil.

Reveal The side or top faces of a window or door opening.

Ridge The highest part or apex of a roof where two slopes meet.

Ridge Tile A specially shaped angular or half round tile for covering and making weather-tight the ridge of a roof.

Riser The vertical part of a step or stair.

Rising Damp Moisture soaking up a wall from the ground by capillary action.

RSJ Rolled Steel Joist.

Rough Cast A rough render finish to external walls.

Sarking Felt used as an underlining to a roof.

Sash The frame of a window that holds the glass.

Screed Final smooth finish of a solid floor; usually cement or concrete.

Septic Tank Private drainage installation whereby sewage is collected into a chamber and decomposes through the action of bacteria, with remaining solids requiring removal periodically, and liquids running off to a water course or soakaway.

Settlement Downward movement resulting from failure of the components of the building, normally the foundations. All properties settle to some extent, and this can show as cracking and/or distortion in walls. Very often minor settlement is not of great significance to the building as a whole.

Sewer A large, underground pipe or drain used for conveying waste water and sewage. The Local Authority is usually responsible for the sewers, which collect the effluent from various drains, the drains being the responsibility of the land owners.

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Shake A naturally occurring crack in timber. Shakes can appear quite dramatic, but strength is not always impaired.

Shiplap Horizontal external boarding, usually timber or PVCu.

Shingles Small rectangular tiles of wood (often cedar) used on roofs instead of tiles, slates etc. Sometimes also used to face walls.

Skeiling The raked (angled) part of a ceiling sometimes found at the perimeter of a top floor room, being the plastered underside of the principal roof rafters. This occurs where the ceilings are set at a level higher than the tops of the external walls.

Skylight A window set into a roof slope.

Soakaway A pit, filled with broken stones etc., below ground to take drainage from rainwater pipes or land drains and allow it to disperse.

Soaker Piece of flexible metal fitted to interlock with slates or tiles and make a watertight joint between a wall and a roof or at a hip or valley. Flashings are used over the soakers at a joint against a wall or chimney.

Soffit The underside of an arch, beam, staircase, eaves or other feature of a building.

Soil Pipe A vertical pipe that conveys sewage to the drains. Its upper end it usually vented above the eaves.

Soldier Course A horizontal course of bricks set on end over a window or door opening.

Spall Splitting of masonry, tiles, concrete etc., usually due to the freezing and expansion of trapped water (frost damage).

Stop Cock A valve on a gas or water supply pipe which is used to cut off the supply.

Stop End The end piece of a gutter.

Stud Wall Lightweight wall construction comprising a framework of timber faced with plaster, plasterboard or other finish.

Stretcher A brick or block laid lengthways.

String The sloping board to which the steps of a staircase are attached.

String Course A course of brickwork that projects beyond the face of an external wall.

Strut A support, usually to a purlin.

Subsidence Downward movement resulting from failure in the ground.

Sub-Soil Soil lying immediately below the topsoil.

Tie Bar Metal bar passing through a wall, or walls, in an attempt to brace a structure suffering from structural instability, normally lateral.

Tingles Strips of lead or other metal used to hold slipped slates in position.

Torching Mortar applied on the underside of roof tiles or slates to help prevent moisture penetration. Not necessary when a roof is underlined with felt.

Transom Horizontal bar of wood or stone across a window or top of door.

Tread The horizontal part of a step or stair.

Trimmed Joist Cut joist where an opening is formed in a ceiling, roof or floor, for example a roof hatch or stairwell.

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Truss A prefabricated triangular framework of timbers used in most modern roof constructions.

Underlining A lining of felt, PVC, or similar, laid over the rafters and beneath the tiles and battens, to provide a second line of defence to a roof against weather penetration.

Underpinning Method of strengthening weak foundations whereby a new, stronger foundation is placed beneath the original.

Valley Gutter Horizontal or sloping channel, usually lead or tile lined, at the internal intersection between two roof slopes.

Verge The edge of the roof, especially over a gable, or around a dormer window or skylight.

Wall Plate Timber normally fixed on top of a wall to receive floor joists or roof rafters.

Wall Tie Usually a piece of metal bedded into the inner and outer leaves of a cavity wall to provide a physicalconnection between the two.

Waste Pipe A pipe from a wash hand basin, sink or bath to carry away the waste water into the drains.

Weatherboard A board fixed externally to the bottom of a door to exclude driving rain.

Wet Rot (Coniophora puteana et al.). Decay of timber due to damp conditions. Not to be confused with the more serious dry rot.

Weephole A small drain hole or gap in brickwork formed to allow the escape of water.

Woodworm Colloquial term for beetle infestation, usually intended to mean Common Furniture Beetle (Anobium punctatum), by far the most frequently encountered insect attack in structural and joinery timbers. The wood is attacked by the larvae of the beetle.

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