Property address 2 Haben Bridge Cottages

Habin Hill
Rogate
Petersfield
West Sussex
GU31 5HS

Client’s  name Mrs N Gresham

Date of inspection 10th May 2014

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Contents
A Introduction to the report*
B About the inspection
C Overall opinion and summary of the condition ratings
D About the property
E Outside the property
F Inside the property
G Services
H Grounds (including shared areas for flats)
I Issues for your legal advisers
J Risks
K Energy efficiency
L Surveyor’s  declaration
What to do now
Description of the RICS Building Survey Service
Typical house diagram

* Please read the entire report in order

RICS   is   the   world’s   leading   qualification   when   it   comes   to   professional   standards   in   land,  
property and construction.
In a world where more and more people, governments, banks and commercial organisations
demand greater certainty of professional standards and ethics, attaining RICS status is the
recognised mark of property professionalism.
Over 100,000 property professionals working in the major established and emerging economies
of the world have already recognised the importance of securing RICS status by becoming
members.
RICS is an independent professional body originally established in the UK by Royal Charter.
Since 1868, RICS has been committed to setting and upholding the highest standards of
excellence and integrity – providing impartial, authoritative advice on key issues affecting
businesses and society.
The RICS Building Survey is reproduced with the permission of the Royal Institution of
Chartered Surveyors who owns the copyright.
© 2012 RICS
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A Introduction to the report

This Building Survey is produced by an RICS surveyor who has written this report for you to
use. If you decide not to act on the advice in this report, you do this at your own risk.
The Building Survey aims to:
help you make a reasoned and informed decision when purchasing the property, or when
planning for repairs, maintenance or upgrading of the property;
provide detailed advice on condition;
describe the identifiable risk of potential or hidden defects;
where practicable and agreed, provide an estimate of costs for identified repairs; and
make recommendations as to any further actions or advice which need to be obtained before
committing to purchase.
Section B gives an outline description of what the inspection covers. A more detailed description
is  contained  in  the  ‘Description  of  the  RICS  Building  Survey  Service’  at  the  end  of  this  report.
Any extra services provided that are not covered by the terms and conditions of this report must
be covered by a separate contract.
After reading this report you may have comments or questions. If so, please contact the RICS
surveyor who has written this report for you (contact details are given in section L).
If you want to complain about the service provided by the RICS surveyor, the surveyor will have
an RICS-compliant complaints handling procedure and will give you a copy if you ask.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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B About the inspection

Surveyor’s  name Karl Leaper

Surveyor’s  RICS   1128962

number

Company name Romans Surveyors and Valuers

Date of the inspection 10th May 2014 Report reference number OZ14-13660

Related party The surveyor is an employee of Romans Surveyors and Valuers who are a
disclosure multidisciplinary professional property consultancy with residential surveying
offices in Crowthorne, Guildford, London, Bristol, Southampton and Portsmouth
The surveyor has no commercial or personal interests in connection with the
subject property or its owners / occupiers.

Full address and 2 Haben Bridge Cottages

postcode of the Habin Hill
property Rogate
Petersfield
West Sussex
GU31 5HS

Weather conditions The weather at inspection was overcast with heavy showers and with light
when the inspection showers prior to our inspection.
took place

The status of the The property was occupied and fully furnished at the time of inspection.
property when the Floorboards were exposed at first floor level and to the hall, with the remainder
inspection took place having close fitting or other fixed floor coverings. This prevented an inspection of
the floor surfaces beneath where coverings were present.
Mains services including; water, electric and drainage were found to be connected
and in operation although no formal test was undertaken. No gas supply or
connection is provided.
Heating is provided by electric wall mounted heaters, which were not in operation
at the time of inspection.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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B About the inspection (continued)

We inspect the inside and outside of the main building and all permanent outbuildings. We
also inspect the parts of the electricity, gas/oil, water, heating, drainage and other services
that can be seen, but these are not tested other than through their normal operation in
everyday use.
To help describe the condition of the home, we give condition ratings to the main parts (the
‘elements’)  of  the  building,  garage  and  some  parts  outside.  Some  elements  can  be  made  up  
of several different parts.
In the element boxes in parts E, F, G and H we describe the part that has the worst condition
rating first and then outline the condition of the other parts. The condition ratings are
described as follows.

Defects that are serious and/or need to be repaired, replaced or investigated urgently.

Defects that need repairing or replacing but are not considered to be either serious or
urgent. The property must be maintained in the normal way.

No repair is currently needed. The property must be maintained in the normal way.

Not  inspected  (see  ‘Important  note’  below).

Important note: We carry out a desk-top study and make oral enquiries for information about matters
affecting the property.

We carefully and thoroughly inspect the property using our best endeavours to see as much of it as is
physically accessible. Where this is not possible an explanation will be provided.

We visually inspect roofs, chimneys and other surfaces on the outside of the building from ground level
and, if necessary, from neighbouring public property and with the help of binoculars. Flat roofs no more
than 3m above ground level are inspected using a ladder where it is safe to do so.

We inspect the roof structure from inside the roof space if there is safe access. We examine floor surfaces
and under-floor spaces so far as there is safe access and permission from the owner. We are not able to
assess the condition of the inside of any chimney, boiler or other flues. We do not lift fitted carpets or
coverings  without  the  owner’s  consent.  Intermittent  faults  of  services  may  not  be  apparent  on  the  day  of  
inspection.

If we are concerned about parts of the property that the inspection cannot cover, the report will tell you
about any further investigations that are needed.

Where practicable and agreed we report on the cost of any work for identified repairs and make
recommendations on how these repairs should be carried out. Some maintenance and repairs that we
suggest may be expensive. Purely cosmetic and minor maintenance defects that have no effect on
performance might not be reported. The report that we provide is not a warranty.

Please  read  the  ‘Description  of  the  RICS  Building Survey Service’  (at the end of this report) for details of what is, and is not, inspected.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 5
Overall assessment and summary of
C the condition ratings

This section provides our overall opinion of the property, highlighting areas of concern, and
summarises the condition ratings of different elements of the property (with only the worst
rating per element being inputted in the tables). It also provides a summary of repairs (and
cost guidance where agreed) and recommendations for further investigations.
To make sure you get a balanced impression of the property, we strongly recommend that
you  read  all  sections  of  the  report,  in  particular  the  ‘What  to  do  now’  section, and discuss in
detail with us.

Overall opinion
The condition of the property is comparable with others of a similar age and style,
but some works of repair and maintenance are now required to maintain the
fabric and integrity of the building for the long term. These defects have largely
occurred due to a general lack of adequate historic maintenance. Of greatest
concern is perhaps the cracking to the mortar between the brickwork or
stonework elevations which must be attended to as a priority. There are some
past inappropriate repairs that need to be addressed in the short to medium
term, namely the use of some cement based mortar.
Furthermore, this property suffers from the exceptional disadvantage that this
location   is   considered   to   be   an   area   ‘at   risk’   of   flooding   and   it   must   be   advised  
that in our opinion this factor may have an adverse effect on re-sale.
This report is not intended to be an inventory of every minor defect which might
exist and in any event may not have any significant or quantifiable effect on the
value of the property. Whilst we would draw your attention to the main body of
the   report   for   a   full   understanding   of   the   property’s   condition, we conclude by
advising that in our opinion this property does require some further matters of
investigation in order that the cost implications of undertaking the principal items
of repair can be concluded before any legal commitment to purchase. These
repairs are fairly common in properties of this type and age.
In purchasing an older style property of this type, any purchaser must
acknowledge that there will always be an inherent ongoing maintenance
obligation, which will be expensive for a property of this type and age, compared
to a more modern property of the same value.
A Building Survey report tends, by its very purpose, to concentrate on what is
wrong  with  a  property.  It’s  sometimes  gloomy reading and therefore needs to be
balanced   against   the   property’s   worth   to   yourself   and   against   its   many   plus  
points. The property retains much of its original character and with careful
consideration to future sympathetic repairs or improvements, the property should
provide a rewarding home for the long term.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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Overall assessment and summary of
C the condition ratings

Section of the report Element number Element name

E: Outside the property E4 Main walls

F: Inside the property F1 Roof structure
G: Services N/A There are no elements with this condition rating
H: Grounds (part) N/A There are no elements with this condition rating

Section of the report Element number Element name

E: Outside the property E1 Chimney stacks

E2 Roof coverings
F: Inside the property F5 Fireplaces, chimney breasts and flues
G: Services G1 Electricity
G4 Heating
G6 Drainage
H: Grounds (part) N/A There are no elements with this condition rating

Section of the report Element number Element name

E: Outside the property E3 Rainwater pipes and gutters

E5 Windows
E6 Outside doors (including patio doors)
E8 Other joinery and finishes
F: Inside the property F2 Ceilings
F3 Walls and partitions
F4 Floors
F7 Woodwork (for example, staircase and joinery)
F8 Bathroom fittings
G: Services G3 Water
G5 Water heating
H: Grounds (part) H2 Other
H3 Other

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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Overall assessment and summary of
C condition ratings (continued)

Summary of repairs (and cost guidance)

Formal quotations should be obtained prior to legal commitment to purchase the property
Repairs Cost guidance (where agreed)

E4 – Main Walls – re-point cracks to brickwork/pointing. Replace cement Quotations to be

based mortars with lime mortar. obtained
E2 – Roof Coverings – replace slipped or missing tiles. Quotations to be
obtained
F1 – Roof Structure – provide a party wall partition in roof void. Quotations to be
obtained

Further investigations
Further investigations should be obtained prior to legal commitment to purchase the property
(see  ‘What  to  do  now’)

No specific matters have been noted as requiring further investigation.

It would however be useful to determine, prior to exchange of contracts, the extent of cement mortar
applied to the elevations by way or pointing or render, through formal analytical sampling, such that
you are fully aware of your future repair requirements.
Due to the limitations of our inspection and the age of the property, we recommend a CCTV
underground drainage inspection for a property of this age, prior to exchange of contracts, so that you
can be fully aware of your future maintenance or repairing liabilities.
Should you decide to exchange contracts without obtaining this information, you will have to accept the
risk that adverse factors may come to light in the future.
It is possible that the nature, extent and cost implications of the works specified above may affect your
valuation or agreed price for the property, as may the responses from your Legal Adviser or other
matters which may come to light as a result of your own enquiries. You are therefore invited to contact
the Surveyor as soon as all this information is to hand. You can then be advised as to whether or not
any change to the advice given in this report is required. Only then will you be fully equipped to make a
reasoned and informed judgment as to whether or not to proceed with the purchase.
Quotations should only be sought from reputable contractors or specialists who are genuinely
experienced in the work required.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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D About the property

Type of property A three bedroom semi-detached house arranged over two storeys.

Approximate year
The exact date of construction is unknown. From visual inspection, we would
the property
was built estimate that the property is believed to date from the late 19th century.

Approximate year
the property Not applicable.
was extended

Approximate year
the property Not applicable.
was converted

Information
relevant to flats
and maisonettes
Not applicable.

Accommodation

Ground floor:

Kitchen – door to garden

Bathroom
Living room – front aspect

First floor:

Bedroom 1 – front aspect/ double room

Bedroom 2 – rear aspect/ double room
Bedroom 3 – rear aspect/ double room

Construction

The property is traditionally constructed having solid masonry elevations,

approximately 360mm thick and finished in face brickwork to the front and rear
elevations and render to the left hand and flank wall side elevations, painted.
The property has a main pitched roof covered with plain clay tiles.
The ground floor is a mixture of solid and suspended timber flooring. The first
floor is of suspended timber construction.
Windows are of single glazed metal   framed   ‘crittall’   type,   or   softwood   single  
glazed casements.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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D About the property

Means of escape

Means of escape from the property is considered to be adequate.

The principal escape route from the building is through the front entrance door or
rear door via the kitchen and via the windows at first floor level. You should
ensure that keys are readily available for the front and rear doors if locked and
occupied.
You must also ensure that the principal escape route from the first floor
accommodation down the staircase is kept unobstructed at all times and that
windows in the first floor rooms are maintained in operable condition when the
house is occupied to facilitate access through the window openings in the event of
an outbreak of fire or other emergency.

Security

The property was occupied and was found to be adequately secured at the time of
the inspection.
Security to the property is however minimal, having regard to the various fairly
dated elements, most notably the windows in particular. As is not unusual for a
property of this type there are no multi-locking mechanisms to any of the
external doors. Windows do have retro fitted locking devices but are rather crude
in comparison to modern methods. Where single glazing is provided this enables
a forced entry with more ease.
There is clearly a conflict here between maintaining the period characteristics of
the property and providing adequate security. We would suggest that provision of
a good quality security alarm would provide a suitable compromise and upgrading
windows to modern hardwood double glazed windows incorporating locking
mechanisms, as soon as practically possible.
Appropriate home security measures can assist to prevent theft, property damage
and even personal injury. For your guidance, we suggest that consideration being
given to incorporating the following measures in ownership:
- External body heat / movement (PIR) operated external light to main
entrance areas, particularly to the rear.
- Several internal timed operated light fittings (e.g. one bedroom, hallway
and sitting room).
- CCTV of grounds to main entrance areas.
- Padlocked high security brackets to any high value equipment within
grounds (specifically ladders).
- Replacement of external doors with doors that incorporate multi-locking
mechanisms to PAS 23 and PAS 24  ‘secured  by  design’  standards.
- Replacement single windows with modern hardwood double glazed fittings
incorporating locking mechanisms.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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D About the property

Energy
We have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC, then we will
report  the  ‘Current’  rating  here.  We  have  not  checked  this  rating  and  so  cannot  comment  on  its  accuracy.  
We  are  advised  that  the  property’s  current  energy  performance,  as  recorded  in the EPC, is:

Energy Efficiency Rating

Energy Efficiency Rating:

The Energy Performance Certificate (EPC) report provided within the selling
agent’s   particulars   suggests an energy efficiency of Band F Rating which is
considered to be significantly below average. The report suggests a potential to
improve the energy rating to Band B Rating. There is therefore considerable
scope for improvement.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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D About the property (continued)

Services
Gas

Mains Other None noted.

Electricity

Mains X Other None noted.

Water

Mains X Other None noted.

Drainage

Mains X Other None noted.

Please see section K for more information about the energy efficiency of the property

Central heating

Gas Electric X Solid fuel Oil None

Other services or energy sources (including feed-in tariffs)

None.

Grounds
The grounds are accessed via a shared pedestrian path and vehicular driveway
leading off Habin Hill.
The property stands within an irregular sized plot which is generally level, but with
a sloping front garden. The surrounding area is generally undulates.
The small front garden comprises of an area for off road parking laid with shingle.
There is a small lawned area adjacent and beyond. A pathway leads to the rear
garden via the left hand side.
The enclosed rear garden comprises of sections of lawn, sub-divided by hedging
and includes a timber summerhouse/office.

Location
The property is situated within a rural location, between the village of Rogate to
the north and the hamlet of Habin just to the south, with properties of similar age
and character in the immediate vicinity. Rogate village centre is located
approximately 0.75 miles to the north. Petersfield town centre is approximately 4
miles distant.
The property is located within the South Downs National Park and is also situated
within the Rogate Conservation Area.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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D About the property (continued)

Any reference to left or right is taken from our observation from the road side and
facing the front elevation. The front of the property faces approximately east.

Facilities
Rogate village, which is within walking distance offers a limited amount of
facilities, including a number of public houses. Petersfield town centre, which is
easily accessible from this location via the A272 offers a more extensive range of
shopping and other facilities.
No   formal   examination   of   the   location’s   social   and   demographic   attributes   have  
been undertaken. Various location specific websites exist for this purpose and you
may wish to undertake further examination of the subject premises location using
one of those websites e.g. http://www.zoopla.com, to fully familiarise yourself
with the area and ensure that all factors affecting your choice of home location
have been fully considered.

Local environment
We have not had sight of any environmental audit, although the River Rother in
close proximity and informal investigations reveal that the property is situated in a
‘flood risk’ area. The property is not known to have been previously affected by
flooding, but this is not a guarantee that flooding will not occur in the future.
Your Legal Adviser must carry out a full environmental search and fully discuss
any implications with you.
Be aware: the flood maps only cover flooding from rivers or the sea. Flooding can
occur at any time and in any place from sources such as rising ground, water
levels, burst water mains, road drains, run-off from hillsides, sewer overflows,
blocked drains etc. No such causes were noted at the time of inspection.
The risk of potential future flooding should be investigated by your Legal Adviser
thorough formal enquiries prior to purchase.
Flooding can occur due to causes beyond your control and you should ensure that
you are adequately insured for this event.
This report is provided on the basis that there is no contamination or other
adverse factors.
There are believed to be no known development or road widening proposals that
are likely to affect the property directly. We recommend, however, that the
purchaser instruct their Legal Adviser to make the usual searches in this regard
and formally conclude this point.

Other local factors

No other adverse locational factors were noted.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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E Outside the property

Limitations to inspection
Our inspection was limited to those parts which could be seen from ground level,
within the boundaries of the property and from the public highway or rights of
way.
Part of the front elevation was covered in ivy and other plant growth. This
restricted our inspection of this part of the front elevation.
Not all parts of the chimneys could be seen because of the shape and profile of
roof slopes and associated vantage points available within the confines of
accessible grounds and boundaries.
It was not raining constantly at the time of our inspection, therefore we cannot
comment upon the adequacy or water tightness of rainwater goods.
Many parts of a building such as foundations and sub-floor areas are concealed
during construction and we do not disturb these areas of the property. It follows,
for practical reasons, that we have not inspected woodwork or other parts of the
structure that are covered, unexposed or inaccessible and we are therefore
unable to report that any such part of the property is free from defect.
Underground pipes from rainwater downpipes or gullies were not traced or tested.
Some of the single glazed windows were locked and not operated.
Calculations of the load bearing capacity of floors, any structural steelwork or
pre-cast concrete framework have not been carried out and we can give no
opinion as to their strength or suitability for your purposes.
All roof surfaces (both in the main roof and the lower roofs) were inspected from
the ground only with the aid of binoculars or from any vantage point the surveyor
is able to gain access to or from a 3 metre ladder, where appropriate.
Downpipes serving rainwater goods partly discharge to a neighbouring property
and could not be seen. These sections of the rainwater goods have not been
inspected. The rear gully serving the downpipe was obscured by hedging which
restricted our inspection.
The valley gutter between the subject property and the property adjacent was not
inspected due to the height above ground level being in excess of the 3 metre
ladders carried by the surveyors.
Painted surfaces to rendered walls restricted our ability to advise whether the
material is a lime or cement based application.
In drafting this report we have limited comment to the more material matters and
in particular have not listed individually such minor items as slightly loose door or
window fittings or minor decorative blemishes which have no structural
significance. In our report we sometimes refer to approximate time scales for
repair work etc. and for your guidance and the avoidance of doubt, our definition
of these is as follows: Short term - within 1-2 years; Medium term - 2-5 years;
Long term - 5 plus years.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
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E Outside the property

E1 The property has a single  ‘four  flue’  chimney  stack  which  exits  at  the  ridge
Chimney stacks to the front gabled roof. The chimney serves the wood burning appliance
in the living room.
The chimney is constructed of brickwork, pointed. Lead cover and step
flashings have been provided at the intersection with the roof slopes.
Our examination of the chimney stack was confined to an inspection from
ground level with the aid of binoculars.
We advise that as these structures are the most exposed part of the
building they are prone to heavier weathering. Effective maintenance is
therefore essential. Upon closer inspection of the chimney we believe that
deterioration which is not evident from ground level may become
apparent. If such defects are encountered following a closer inspection
then maintenance or repairs should be undertaken to prevent water
penetration into this structure.
A well constructed stack should incorporate a damp proof course (DPC).
This was evident, but is set at quite a high level in the stack. The correct
position for a DPC is often an area for debate and varies between
properties. There is a considerable amount of masonry below the stack
that provides an area for water penetration and saturation to occur. If a
damp proof course is not incorporated properly it is likely that rain
penetration through the stack will extend down below roof level into the
void making any adjacent timbers damp. We must advise that some
dampness was observed to the chimney breast internally just below roof
slope level, together with some high moisture readings to the chimney
breast in bedroom 1, just below ceiling level. Given the extreme weather
conditions over the winter period, this is not altogether surprising and we
are aware of stacks that have become saturated and permitted water
ingress   that   haven’t   done   so   for   decades   previously. No urgent action is
recommended at this time as there are is no significant evidence of
deterioration to the fabric to date, but you should bear in mind that re-
construction of the stack with an alteration or improvement to the DPC is
likely to form a future repair requirement and further dampness could
penetrate suddenly and without warning during inclement weather. A
repair would involve the re-building of the chimney stack, which would be
expensive. (Condition Rating 2) Please also see Section J1 – Risks.
The chimney is satisfactorily upright and free from significant defect.
Ongoing works of maintenance should be anticipated from time to time in
the future as a normal repair requirement. Please however note that a
close inspection may reveal latent defects to parts such as flashings and
bedding of chimney pots that require normal maintenance works to be
undertaken.
An aerial is attached to the chimney. Television aerials and satellite dishes
attached to chimneys can in extreme cases put undue strain on a chimney
stack and you are advised to have a periodic inspection made of the fixing
brackets and brickwork. Please note a falling aerial or satellite dish can
damage the roof covering and have inference for the safety of occupants
and passersby.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 15

E Outside the property

E2 The main roof is pitched, ridged and surfaced with plain clay tiles and clay
Roof coverings ridge tiles. A gabled, pitched roof intersects the main roof. A further
mono-pitched and clay tiled roof has been formed over the open entrance
porch. There are no areas of flat roof.
The main pitched roof slopes over the property and the mono-pitched roof
slope were noted to be acceptably even and free from any undue
distortion, deflection or distress. This suggests that the roof framework is
dealing adequately with the imposed load of the roof coverings.
For its age the roof is in fair condition. The clay tiled coverings probably
date from the time of construction, but given the presence of linings
beneath the tiles, the coverings will undoubtedly have been stripped and
re-covered at least once since originally built. This will have extended the
lifespan of the roof coverings and the roof should provide a long remaining
lifespan if adequately maintained.
All ridge tiles are in place and appear to be adequately bedded and in
satisfactory condition.
Overall, the roof coverings are in satisfactory condition overall and free
from significant defect. Limited deterioration was noted and maintenance
and repair should be undertaken upon taking up ownership including; re-
fixing of slipped or missing tiles – we counted one missing to each of the
front and rear slopes. These were probably dislodged through inclement
winter weather. (Condition Rating 2)
Action:
Arrange for a roofing contractor to provide a quotation to replace
missing roof tiles.
Implement repairs upon taking up ownership.
There is a valley gutter between the subject property and the one
adjacent. This has not been inspected. Valley gutters could not be
inspected from ground level or any relevant vantage points. Such gutters
are often a source of damp penetration into roof spaces and such leaks
can lead to outbreaks of wet or dry rot. There is no evidence of leaking or
rot where we were able to make an inspection, but would recommend that
you arrange for a roofing contractor to carry out a closer inspection, prior
to exchange of contracts. (Condition Rating: Not Inspected)

E3 Rainwater fitments are of cast iron specification to the front aspect and
Rainwater pipes PVC to the rear and have been fixed around the perimeter roof slopes to
and gutters collect rainwater outfall. Rainwater outfall is then discharged to gullies
which presumably discharge into a combined underground drainage
system. The hidden valley between the two pitched roofs of the subject
property and the neighbouring property to the front discharges into the
neighbouring garden.
Defective rainwater goods are a common cause of dampness which can in
turn lead to the development of rot in timbers. Regular inspection and
adequate maintenance are therefore essential if serious problems are to
be avoided.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 16

E Outside the property

Gutters were inspected from ground level and with binoculars. From
inspection the gutters do generally appear to fall towards downpipes.
However, we would stress that it was not raining constantly at the time of
our inspection and we cannot confirm that the gutters and downpipes are
free from leakage. We recommend that the fittings are checked during a
period of rainfall in order to establish whether there are any defective
joints or other defects requiring attention.
Some of the high level rainwater goods are of a cast iron material. Cast
iron gutters of this age can be problematic and commonly leak at the
joints. Concealed corrosion may be present.
We advise that as this building is in a Conservation Area and replacement
of the rainwater disposal system with modern materials may not be
permitted by the Local Authority. This is a point which we would certainly
advise you to check before undertaking any repair or replacement works
with non-matching materials. You should also appreciate that
maintenance of the cast iron rainwater disposal system will be an ongoing
obligation and although replacement materials are more easily available
they remain more expensive than modern PVC materials.
The rainwater goods are presented in a good and substantial condition no
works of maintenance and repair are necessary at this time. Annual
cleaning and maintenance will be required to prevent deterioration in
condition occurring that would otherwise affect the integrity of the building
as a whole. (Condition Rating 1)
In view of the profusion of trees in the surrounding area, it is
recommended that the gutters be inspected once a year after the leaves
have all fallen in the autumn to ensure that the gutters and downpipes are
not blocked.

E4 From inspection and measurement the main enclosing walls to the

Main walls property are of approximately 360mm thick solid brickwork/stonework
construction and finished in rendered elevations to the left hand side walls
and the recessed front elevation. The remainder are brickwork, pointed
and incorporate regular cut stone panel infills. The front gable is tile hung
with plain clay tiles. An approximate 1 metre high stonework plinth has
been incorporated into the main front elevation.
Openings within the elevations are formed from brick arches, presumably
with timber backed lintels, concealed within the structure. Some of the
brick arches are now concealed by the render.
Elevations
Where not completed in stonework, the elevations have a brickwork bond
in alternate headers and stretchers,  more  commonly  known  as  an  ‘English  
bond’.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 17

E Outside the property

There is a vertical crack to the front and rear elevation, approximately mid
span, opening up to 2-3 mm, following the course of mortar. Movement
cracking   in   recorded   in   this   location   remains   ‘slight’   damage category to
BRE Digest 251. The cracking is not replicated internally. It is common for
buildings to develop cracks in their fabric and most cracks in the life of a
building are not structurally significant, but may be aesthetically offensive.
Only rarely does cracking indicate a reduction in structural capacity of the
building. It should be recognised that some movement of building
materials and components is inevitable due to seasonal temperature
changes. These cracks can be attributed to localised shrinkage and/or
thermal expansion in the elevations, possibly exacerbated by use of
cement, rather than lime mortar materials. Cracks should be but be cut
out and filled with lime mortar as soon as practically possible, to prevent
water ingress which could lead to secondary defects occurring. (Condition
Rating 3) Please also see Section J1 – Risks.
Action:
Obtain quotations from builders with proven experience with
working on historic buildings to cut out and repair cracks in the
brickwork in lime based materials.
There  is  a  risk  that  ‘snapped’  headers  have  been  used  in  the  construction.  
Headers are used to tie the inner and outer skins in solid wall construction,
but in this case we believe that two skins of brickwork have been built
adjacent to each other forming an overall 360mm thickness, possibly with
a very narrow cavity or rubble fill and connected with iron ties, probably
now corroded to a greater extent. Without further destructive
investigation, we are unable to clarify the exact construction, but you
should be aware that with this type of construction, there is always an
increased risk of bulging of brickwork or displacement of the outer skin, as
the outer leaf is commonly not tied into the inner leaf. This should be
closely monitored during your period of ownership and should any future
movement occur, this should be brought to the attention of a Chartered
Surveyor of Structural Engineer. It is also imperative that the external
elevations are maintained in good condition.
It would appear that some of the window openings to the rear elevation
have been re-built in more recent years, characterised by the newer
brickwork to window surrounds. This work will have required Building
Control Approval and probably Conservation Area Consent. Your Legal
Advisers should make necessary enquiries in order to confirm that these
consents were obtained and completion certificates are available. Please
also see Section I1 - Regulations.
Without analytical sampling, we are unable to confirm whether the
pointing applied to the brickwork and stonework is cement based or lime
mortar based. It is likely that some of the past re-pointing particularly to
the rear carried out since the property was originally constructed could be
cement based, not lime based, as would have been used when originally
built.   Cement   based   mortars   do   not   permit   walls   to   ‘breathe’   as   well   as  
lime based mortars and are more prone to cracking in the future due to its
lower thermal expansion capabilities. Pointing to the stonework in
particular appears to be in a relatively hard cement and sand mortar.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 18

E Outside the property

Where the strength of the mortar is greater than the stone itself, problems
of sacrificial weathering can develop whereby the stone deteriorates ahead
of the pointing. There is evidence that this is occuring. We would
recommend that areas of hard cement pointing should therefore be raked
out and replaced with a softer more flexible lime pointing so as not to
affect the life expectancy of the stonework. (Condition Rating 2)
Please also see Section J1 – Risks.
Furthermore, condensation internally is more likely to occur where cement
mortar pointing or render has been applied. If you wanted to investigate
this matter further to be completely assured as to future repairing
requirements, we would refer you to a specialist contractor who could
sample the mortar in random locations and advise you further, prior to
exchange of contracts.
Moreover, we are unable to confirm whether the painted smooth render
applied to the brickwork is cement based or lime mortar based. The
render has been added since the property was originally constructed and is
possibly cement based. Render is often applied to mask poor areas of
brickwork more quickly and cheaply. Cement based mortars do not permit
walls   to   ‘breathe’   as   well   as   lime   based mortars and are more prone to
cracking in the future due to its lower thermal expansion capabilities. No
obvious defect was noted during our inspection, but these defects are
more likely to occur in the future if a cement render has been applied. We
must stress that cement based renders are very common and generally
adequately perform their function very well if they are originally well
applied and subsequently maintained. There may however be a future
requirement to replace in lime based materials, should problems occur.
Upon random tapping no significant areas of hollowness indicating loss of
adhesion were noted and the render is adequately detailed around
windows and at assumed DPC level.
There is evidence of a past filled crack to the render of the left hand
elevation. There is no suggestion that this has not been successful or has
opened up since repaired, but should be closely monitored during your
period of ownership.
In order to confirm the composition of the render or pointing applications,
further investigation by way of sampling the mortar by a specialist would
be required.
Any future repairs to the mortar or render should be undertaken with a
lime based mortar in order to match the materials used in the original
construction. This benefits the property by offering an increased thermal
movement and will prevent deterioration of the brickwork often caused by
overly strong cement mortar mixes.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 19

E Outside the property

The site contour is generally level. There are no significant changes in

ground levels of retaining walls to the site. We can advise that the main
enclosing walls have been visually inspected. From our inspection we
advise that the walls were found to be level and upright with no undue
bulging, dishing or deflection apparent and with the door and window
openings squarely incorporated. All of this enables us to advise that to
date there is no visual indication to suggest that the main enclosing walls
have been affected by problems associated with structural movement.
The main enclosing walls have been inspected to determine whether there
is any evidence of roof thrust (outward leaning of the walls caused by
pressure exerted on to the top of the walls by the roof frame). We are
pleased to report that no evidence of outward leaning to the main
enclosing walls was noted.
Overall the main enclosing walls appear structurally satisfactory with no
evidence of current subsidence, settlement or other forms of significant
structural movement and there is nothing to suggest the foundations are
defective or inadequate.
Openings within the brickwork are all true and even. The openings may
be supplemented by original internal timber lintels now hidden from view
by wall plaster. Whilst there was no obvious evidence of deficiency the
possibility of historic deterioration in the form of woodworm and/or damp
decay cannot be ruled out. It is important to maintain external wall faces
to prevent future deterioration occurring. The property should be
monitored through normal ownership and further advice obtained in the
event of deterioration occurring.
A wall of solid construction is less resistant to wind driven rain than
modern cavity construction, so there is always the risk, especially on an
exposed elevation, of damp penetration to the interior. It is therefore
imperative that the brickwork, mortar pointing and render are maintained
in good condition.
The need to provide lintel provision in future with a modern DPC
incorporated over window or door openings cannot be ruled out. No
obvious internal defects were noted, however, replacement of or provision
of DPC’s   could   form   a   future   repair   requirement.   Mastic   seals   around  
windows, between the frame and the brickwork would be maintained in
order to prevent water penetration.
Tile hanging has been applied on the front gable. At the time of inspection
the tiles were all noted to be in place and there is no evidence of
widespread chipped, cracked, spalling or damaged tiles. Therefore only
effective ongoing maintenance should be undertaken.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 20

E Outside the property

Damp proof course / dampness

In most domestic buildings constructed after about 1875, a horizontal
damp proof course (DPC) of bituminous felt, slate, etc., was normally been
incorporated in the main walls at ground level to prevent the natural
ground moisture from rising up through the walls by capillary action. For a
damp proof course to be completely effective the DPC should be
continuous and the natural ground level outside the main walls of a house
should be at least 150mm below the level of the damp proof course
(approximately two courses of brickwork).
A DPC formed from slate was identified in some limited locations due to
the presence of render and so we cannot confirm as continuous. The DPC
to the sides, if it exists, is obscured by the render and was not identified,
but is estimated to be present just under the lip at the base of the
rendered areas and is likely to be formed from slate.
With a property of this age an original DPC formed from slate is likely to
have been provided to both the external elevations and internal partition
walls. You should be aware that when a damp proof course is constructed
of slate, it is common for damp proof course to eventually fail due to the
continual competitive load on the slate, causing breakdown.
When a breakdown occurs, the slate becomes permeable allowing
moisture from the ground to permeate upwards and this is known as rising
damp. This then saturates the plaster and leaves deposits of hygroscopic
salts on the plaster. The only remedy is to replace the DPC either by
sawing a horizontal slot in the brickwork and the installation of the
physical DPC or the injection of the brickwork with a chemical forming an
impermeable barrier. Either method is expensive and time-consuming.
The plaster on the internal surfaces has to be removed up to a height of
one metre, otherwise the hygroscopic salts will absorb moisture from the
air. It is often necessary to replace the adjacent internal woodwork, as
this will probably have been softened or affected by dry or wet rot.
The situation should therefore be carefully monitored for any signs of
internal dampness, whereby a specialist contractor should be consulted. In
that respect whilst there was no visible evidence of remedial damp
treatments at this stage it is advised that nonetheless the Legal Adviser
should confirm the extent of any previous treatments undertaken and
existence of any effective guarantees to assist to establish the potential
future repairing liability held in respect of both treated and untreated
areas.
The property is a historic building and to maintain it in a suitably dry
condition relies upon the breathable building concept to an extent. We
comment further on this in Section K1.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 21

E Outside the property

A moisture detection meter was applied at intervals to ground floor

skirting level, furniture and other obstructions permitted.
Positive moisture readings were recorded to external enclosing walls in the
following locations:
- Living room – localised readings to at skirting level to the party
wall.
Further comment on dampness to internal partition walls and other
dampness recorded is provided within Section F3 – Internal
Walls/Partitions.
A level of dampness is not uncommon to properties of this type. In this
case there is no visible evidence of damage to the plaster surfaces or
excessive staining to decorations in the above mentioned areas. However,
dampness is a progressive defect and although this is not causing damage
to decorations at present in this location, we could not rule this out in the
future. We are not aware of any previous damp proofing works or
guarantees. This should be investigated by your Legal Adviser.
The excessive moisture readings observed are likely to be resultant of
either failure or lack of an effective damp proof course.
At this stage, due to the fairly limited amount of dampness noted, we
recommend that this should be monitored closely during your period of
ownership, with no urgent action recommended at this time. Dampness
that is not currently visible, may become more apparent during the winter
months. It may be a requirement to provide a replacement damp proof
course or other remedial works during your period of ownership and you
should budget for this eventuality. (Condition Rating 2)

Much can be done to control dampness by understanding the principles of

ventilation and the construction of historic buildings, as detailed within
Section K1 of our report.
Foundations
According to the geological survey map of this area, the property is likely
to be on a sub-soil of river terrace deposits, being made up of Sussex
Rother terrace deposits of sand and gravel which is usually regarded as
quite suitable for founding a building of this size. It should however be
appreciated that sub-soil type can only be confirmed by formal testing
which is outside of the scope of our inspection, as localised differences do
occur.
We would advise that from our inspection of the property there is no
current evidence to suggest that the property has been affected by
problems which could be attributed to ground movement, foundation
failure or subsidence damage.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 22

E Outside the property

Having regard to the age of the property, it is believed that if the

foundations were exposed they would be found to be of an inadequate
depth if compared to the current requirements of the Building Regulations.
Whilst it is not suggested that the Building Regulations could or should be
applied retrospectively, it is recommended that confirmation should be
obtained from your proposed building insurers that the property will be
insured on an all risk basis and therefore if future problems with ground
movement, subsidence, settlement or foundation failure were ever
encountered that this would be a fully insured peril, subject to the
payment of any policy excess. In the event that such confirmation cannot
be obtained then this matter should be referred back to the inspecting
surveyor in order that further advice can be furnished before commitment
to purchase.
Confirmation from your proposed building insurers regarding the current
and future insurance status of the property is particularly important as we
can only advise upon the current condition of the property. We cannot
comment upon future climatic changes and in particular the effects which
periods of adverse weather could have upon the sub-soil and the structural
stability of the property.

E5 Windows are single metal   framed   ‘crittall’   type   or   softwood   single glazed
Windows casements.
Although opening adequately where operated and are an attractive period
feature, the windows will offer a poor level of security and thermal
efficiency compared to a modern double glazed equivalent and will be
contributing negatively to the overall Energy Rating of the property.
Security is also compromised. Metal casement windows are difficult to
maintain and are inevitably subject to rapid heat loss which can result in
condensation and mould growth during the winter months. (Condition
Rating 1)
Decorative finishes to windows and frames were presented in good
condition and no repairs are required at this time. Patch repairs may be
required from time to time, whilst full redecoration is probably going to
form a repair requirement in the next 2-3 years as a guide figure.
(Condition Rating 1)
Consideration could be given to replacing existing windows in the fullness
of time using modern double glazed equivalent. It should however be
noted that it can take some 10-15 years to recuperate monies expended
from heat savings gained. Please note that in the event it is elected to
replace existing windows that careful selection of replacement windows is
required to both maintain fire safety in terms of safe egress and, to ensure
the character of the property is not unduly compromised which would then
impact upon future marketing prospects.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 23

E Outside the property

With a property of this type and age, improvements may in conflict with
the character of the property and so any alterations should be carefully
considered and offset against any potential affect on future value or
appeal. The local conservation officer should be consulted prior to any
alterations being undertaken.
As a matter of health and safety, we advise that single glazed windows are
non-safety glass and there is always going to be a risk if retained. Please
also see and Section J3 – Risks.

E6 The main front access door into the property is softwood, panelled and
Outside doors painted.   The   rear   access   door   is   a   ‘matchboard’   framed   softwood   door,  
(including patio doors) painted.
There are two rear access doors, comprising an outer softwood painted
door internally and a softwood multi-glazed door externally.
The solid timber doors operated adequately and there was nothing to
suggest that they are not in a satisfactory condition with no obvious
immediate repairs being required. Subject to ongoing maintenance and
repairs, from time to time as a normal repairing obligation, it is believed
that the doors should provide a reasonable remaining life. Locking
devices, hinges, and general operation of doors must be maintained in
good condition at all times otherwise this could provide risk in the event of
fire, difficulty in accessing the building, expensive locksmith costs when
locks fail, and possibly also provides a security risk. (Condition Rating 1)
As previously advised, security and thermal efficiency of these type of
doors will be poor in comparison to a more modern equivalent, but they do
benefit from secondary locks or shoot bolts.
We refer you to our comments in Section E5 - Windows above in
connection with any future proposed alterations.

E7 There is no conservatory or enclosed entrance porch. The various

N/A
Conservatory elements of the open porch are commented on within the various sections
and porches elsewhere within our report. (Condition Rating: Not Applicable)

E8 Other joinery comprises the softwood, painted fascias, barge boards and
Other joinery porch framework, which are gloss painted.
and finishes
Other finishes include the masonry painted rendered elevations and
rendered brick window cills.
The external joinery was inspected from ground level. It must, however,
be appreciated that the boarding and other timbers around the edge of the
roof is in a very exposed part of the building so therefore prone to decay.
Regular maintenance will be required.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 24

E Outside the property

Joinery
The timbers to roof perimeters were presented in a reasonable condition;
whilst no works of repair are required at this time, future repairs should be
anticipated in conjunction with surface preparation for redecoration.
Adjoining rainwater goods should be maintained in good condition to
reduce future risk of deterioration to fascia boards and soffits. (Condition
Rating 1)
Finishes
The gloss painted finishes to timbers and the painted rendered surfaces
ere satisfactory in condition, with a well cared for appearance. Patch
repairs may be required from time to time and would anticipate full
decoration being required in 2-3 years as an approximate guide.
(Condition Rating 1)
Redecoration should be undertaken on a maximum 5 yearly cycle and this
cost should be built into your budget for future maintenance of the
property.
Good quality breathable masonry paints should be applied to external
elevations. The most appropriate application for buildings of this type and
age would be a lime wash on lime mortar. An alteration to this type of
application would be recommended.

E9 No other external matters needing comment were identified. (Condition

N/A
Other Rating: Not Applicable)

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 25

F Inside the property

Limitations to inspection
The property was furnished at the time of our inspection and no removal of
furniture or floor coverings was undertaken. In particular floor coverings were
not removed or lifted at the edges and no inspection of any sub-floor voids was
undertaken. Fitted floor coverings in all rooms inhibited our inspection of the
floorboards or floor surfaces beneath.
Fully fitted units within the kitchen prevented the use of a moisture meter to the
majority of walls in this room. Tiled areas also prevented use of a moisture
meter on wall surfaces.
There was restricted access to the main roof void forming the front gabled roof
due to the location of the chimney. We inspected as much of this areas as
possible using a torch and from a distance. Our inspection of this part of the roof
structure was therefore a limited one.
Certain sections of the roof structure could not be examined in detail, such as the
wall plates as they are concealed within the structure. If these timbers have been
in contact with dampness or affected by timber infestation or decay this will not
be visible. The opportunity should also be taken to inspect these timbers at any
stage in the future when work to the building is undertaken externally,
particularly at eaves level.
The accessible parts of the roof space were boarded at ceiling level to around
30% coverage of the roof space floor. There was also an excessive amount of
stored items in the roof void. These factors restricted our inspection of all areas.
Our inspection did not include a roof load calculation, as this would be within the
realm of a Structural Engineer.

F1 The main roof void is accessible via a removable hatch to the landing
Roof structure ceiling.
The approximate 50 degree pitched main roof structure is of softwood
construction, of a typical design for a property of this type and age and
made up with evenly spaced rafters of 100mm by 50mm dimension at
approximately 300mm spacings and secured to the ridge boards and to
the perimeter wall plates and ceiling joists at the point of passing.
Intermediate horizontal timbers known as purlins of 140mm by 90mm
dimension support the rafters at their approximate mid-point and are
supported by struts bearing onto load bearing walls. A series of collars
have been provided to ensure rigidity of the structure. The undersides of
the roof slopes are lined in sarking felt.
The party wall between the subject and the adjoining property is not
complete. This is unsatisfactory from a security and fire precaution point of
view. We recommend that the party wall be extended to the underside of
the roof covering in accordance with current regulations. This will require
consultation with your neighbour. (Condition Rating 3) Please also see
Section J1 – Risks.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 26

F Inside the property

Action:
Obtain quotations to provide a full height party wall between the
subject property and the neighbouring property, all in accordance
with current Building Regulation standards.
There are is a plastic cold water storage tank and central heating
expansion tank within the roof space, sat upon the ceiling joists. There is
insulation to the tank (which is loose, poorly applied and requires
adjustment) and no insulation was visible to pipework, where seen (which
was restricted due to the insulation). Insulation should be improved and
provided. Plastic overflow pipes were not seen and this requires further
investigation to verify their adequacy. Pipework was completed in copper.
No sign of any leakage noted at the junction between the water storage
tank or the supply/waste pipework, but our inspection was a limited one
due to restrictions around the tank and insulation. (Condition Rating 2)
Evidence of historic timber infestation was noted in the form of
woodworm, was noted within the roof framework within the following
locations: loft hatch trimmers and rafters. The presence of historic defects
is not considered altogether surprising, however, it is recommended that
the following course of action must be concluded prior to exchange of
contracts.
The Legal Adviser should confirm whether there are any existing
guarantees available and which will pass with Title. In the event that full
and effective guarantees can be provided then it is believed that no further
action is required at this time.
However, in the event that full and effective guarantees cannot be
provided then it is strongly advised that prior to exchange of contracts
arrangements must be made for a reputable timber treatment contractor
who is Property Care Association Registered to attend at the property to
undertake a detailed inspection and to provide a report and estimate on all
treatment required. All recommendations for treatment made must be
undertaken by you as soon as possible and ideally prior to exchange of
contracts. (Condition Rating 2)
Action:
Legal Adviser to confirm extent and effectiveness of guarantees for
past timber treatments.
Where guarantees do not exist then make arrangements for
further investigation and quotes for any remedial works deemed
necessary via a Property Care Association registered damp and
timber contractor prior to legal commitment to purchase.
Implement any recommendations at the commencement of
ownership.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 27

F Inside the property

From that which was visible for inspection, the roof structure was
adequate in condition with no works or repair required at this time.
Periodic examination of the roof void should be carried out with particular
attention to timbers in close contact with damp masonry surfaces. Further
investigation and repairs should be carried out upon discovery of future
deficiency to prevent significant future deterioration occurring to the fabric
of the building. (Condition Rating 1)
Periodic examination of the underside of the roof slopes should be carried
out with particular attention to areas in close contact with damp masonry
surfaces. Further investigation and repairs should be carried out upon
discovery of future deficiency to prevent significant future deterioration
occurring to the fabric of the building.
Under no circumstances should any of the timbers which comprise the roof
framework be removed or altered without first consulting a Structural
Engineer as it is imperative that the roof framework is properly supported.
Removal of timbers without specialist advice could result in undue
distortion, deflection or distress within the roof framework and in extreme
cases cause the roof to be inadequately framed.
The chimney breast, where it passes through the roof space has been
inspected. Some evidence of damp staining was present to the brickwork
to the chimney stack. We also recorded some low positive readings to the
plastered surfaces of the chimney breast in the bedroom below. As
previously reported the chimney has been rebuilt recently and you should
make further enquiries as to when this was replaced and whether
completed with Building Regulation approval. In the absence of this
certification, there is a risk of defects occurring. Dampness to chimneys
internally suggests a lack of or defective DPC or flashings and a repair
should be anticipated if dampness continues. This should be closely
monitored.
Nesting birds were observed in the roof space, which may or may not be
active. It is also an offence to disturb a wild nesting bird. Further specialist
advice should be obtained in order to prevent bird entry into the property,
which should only be undertaken outside of the nesting season.
We comment further on ventilation and insulation of the roof structure and
voids within Section K1.

F2 The ceilings in this property are believed to be predominantly original lathe

Ceilings and plaster. Ceilings have wood chip paper finishes and are emulsioned
throughout.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 28

F Inside the property

Lath and plaster construction is usually formed by the application of a lime

plaster on to the face of willow laths which are fixed to timber floor or
ceiling joists. The gap between the willow laths enables the plaster to pass
between them to form a key to secure the main surface to the woodwork.
Over a period of years fractures occur in the plaster where it passes
between the laths. The ceiling plaster surface can become separated from
the lath construction. When this happens there is a risk of collapse which
can cause damage to the furniture and fittings within the room and the
risk of injury to anyone who may be in the area when failure occurs.
The normal useful life of this type of construction varies between 40 to 70
years but timescale can be well in excess and even of a lesser period. The
addition of central heating to a property tends to cause failures and may
vary this anticipated life span. Little assurance can however be provided
regarding the available remaining life of lath and plaster ceilings because
much depends upon future environmental conditions in the building
including, heating, humidity levels, and vibration exerted.
The lath and plaster ceilings were generally found to be in satisfactory
condition and where subjected to random pressure were found to be
adequately adhered. Therefore we believe that with careful attention and
future maintenance the ceilings are in salvageable condition. (Condition
Rating 1)
You should bear in mind that where wood chip paper has been applied to
surfaces, this is notoriously difficult to remove and you can expect some
extensive plaster repairs will be necessary following removal.

F3 Internal partition walls to the ground and first floor accommodation are of
Walls and partitions solid construction,   comprising   of   a   central   ‘spine’   wall and believed to be
brickwork, faced with render and plaster set. First floor walls are also
masonry, except the wall dividing the landing and 2 which is formed from
timber studwork, faced with tongue and groove panelling. Walls are
finished in emulsion or emulsioned wood chip paper with tiled areas to the
bathroom.
There is no obvious evidence of past significant structural alteration to
internal walls, but it should be appreciated that we have not had sight of
original floor plans for the property.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 29

F Inside the property

Dampness:
Random probes with a moisture meter have been taken at regular
intervals throughout the property and in particular in the following
locations, furniture and floor coverings permitting:
At ground floor skirting level.
Around door and window openings.
Across chimney breasts.
To solid ground floors (floor coverings permitting).
To ceilings fixed below sanitary fitments, water producing appliances
and flat roofs.
Dampness noted to the external walls and through chimney breasts has
been reported on previously.
We are pleased to advise that no other positive moisture readings were
recorded other than that previously reported. You specifically asked us to
look at the past evidence of moisture ingress to the head of the window in
the front bedroom. We are pleased to advise that no positive readings
were obtained, which suggests that a past repair has been undertaken
satisfactorily, but we refer you to our comments within Section E4 – Main
Walls and the need to maintain external walls in good condition. This area
of past damp penetration should be monitored for evidence of future damp
ingress.
Walls/Partitions
The internal walls appear structurally sound with no obvious evidence of
internal structural movement. Both the walls and the various doorways
and window sills were tested with a spirit level and found to be
plumb/level. Minor blemishes may be dealt with on routine re-decoration.
(Condition Rating 1)
Areas of decorative paint finishes to walls and partitions were generally
satisfactory, with a well cared for appearance, with just localised
blemishes. Internal decorations to the property have been completed to
the specification of the current owner. We would advise that the general
quality of internal redecoration is satisfactory having regard to the age and
style of the property. However internal redecoration is a very personal
issue and decoration that appeals to one occupier may not appeal to
another. We therefore advise generally that only future internal
redecoration of the property to meet your own taste and requirements
should be anticipated as part of general maintenance and upkeep on an
ongoing basis. (Condition Rating 1)
Ceramic tiles are provided within the bathroom. Where subjected to
random hand pressure, the tiles were generally found to be adequately
adhered to underlying wall surfaces. No impact damage was noted to
individual tiles and the grout and sealant provided at junctions with
sanitary fittings and worktops were found to be in good condition.
(Condition Rating 1)

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 30

F Inside the property

Prior to 1965 paint with a high lead content was in common use. Having
regard to the age of the original parts of the property, lead paint may
remain to some of the painted surfaces. These surfaces must not be
rubbed down during redecoration without the appropriate preventative
measures being taken.
When the property is vacated and pictures and furnishings and other or
objects have been removed, the decorations may present a more marked
appearance than at the time of our inspection.
As with the external walls, any future repairs to plastered internal surfaces
should be undertaken with lime based materials. We are unable to confirm
the composition of current internal applications without formal analytical
sampling, but there was no indication of any widespread problems
associated with damp or condensation.
Condensation:
Condensation within a property is characterised by mould growth. This is
often mistaken for dampness. However mould will not grow on water from
rising dampness. Mould growth generally results from ineffective air flow
around the property and inconsistent levels of adequate insulation,
ventilation and heating. The presence of condensation within a property is
largely determined by the occupants of the property.
We are pleased to report that no evidence of significant condensation was
noted within the living accommodation. The absence of condensation
within this property is however not an indication that the property will not
be affected by condensation in the future during your occupation.
(Condition Rating 1)
The condensation risk in a kitchen or bathroom can be minimised by the
provision and use of a mechanical extractor fans discharging externally
and preferably fitted with a humidity stat to control operation. At present
the property does not benefit from any mechanical extractor fans and we
recommend that you budget to provide fans in the kitchen and bathroom.

F4 From inspection the ground floor is partly of suspended timber

Floors construction, which means that the floor derives its support from the inner
face of the external walls, the internal walls and sleeper walls. The kitchen
and bathroom floors are solid, formed from concrete and presumed to be
ground bearing and incorporating a damp proof membrane. The first floor
is of suspended timber construction, with joists built into the internal
partition and external walls.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 31

F Inside the property

Timber floors
Suspended timber floor surfaces where walked upon were found to be
generally firm and even to the tread with no signs of excessive spring or
distortion. There was nothing outwardly apparent that would prevent the
floors use for normal domestic loading. Repairs may be required to floor
finishes upon replacement of floor coverings but there was no outward
evidence within the restrictions of examination that repairs are required at
this time. (Condition Rating 1)
Having regard to the age of the property, untreated timber would have
been used during the construction process. Accessible visible timbers
within the property have been examined to establish whether they have
been subjected to significant deterioration as a result of timber infestation,
rot attack (wet rot or dry rot) or undue structural distress. At this point
we would stress that our inspection was restricted to visible timbers only.
Timbers concealed during the construction process have not been
inspected, no coverings were lifted and neither were household storage or
furniture removed.
Whilst within the constraints of inspection it can be reported that there
was no evidence of current deterioration within the timbers examined, the
likelihood is that given the age of the property insect infestation is likely to
be found when the structure is opened up.
Some evidence of past woodworm infestation to the stair treads and within
the roof void was observed, but there is no evidence to suggest current
infestation in these locations
However, your Legal Adviser must confirm the extent of any past
treatment together with the effectiveness of any transferable guarantee.
Should there be any doubts about the adequacy of previous treatment to
affected areas in particular and the guarantee arrangements then, prior to
legal commitment to purchase, it would be prudent to make arrangements
for a Property Care Association Registered Damp and Timber contractor to
carry out a detailed examination of all internal timbers which must include
concealed timbers with a view to any remedial treatment required being
undertaken with the benefit of a 30 year insurance backed guarantee.
Solid floors
It can be reported that the floor was found to be firm, level and tight to
the underside of floor skirtings and no ramping, dishing or deflection was
evident. At the point where the floor passes through internal door
openings no difference in floor levels was noted. The floor was found to be
firm underfoot and there was no evidence of widespread resonance
(hollowness). (Condition Rating 1)
In conclusion, it is therefore advised that no visual indications were noted
at the time of inspection to indicate that the ground floor slab has been
affected adversely by problems which could be attributed to ground
movement.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 32

F Inside the property

Solid concrete floors can subside due to poor workmanship laying the
floors or due to deficiencies in the hardcore or in the ground beneath the
floor. Without a full inspection and making trial holes in the concrete
floors, we are unable to comment on the adequacy of the floor
construction or the sub-floor ground conditions. No comment can be
made as to the presence of a damp proof membrane, the adequacy of the
overlap with the damp proof course or the thickness of the concrete or
screed. However, there were no obvious signs of weakness at the time of
our inspection that would lead us to recommend further investigation at
this time.
Random probes with a moisture meter were taken across solid floors
where possible. We are pleased to report that only negative readings were
obtained indicating that the method of damp proofing provided to the floor
at the time of construction is proving effective.
We are unaware of the age of the concrete floors which are probably a
later alteration. With a property of this age, there is a likelihood that the
concrete floor contains a bitumen type damp proof course that will
deteriorate with age. There is a probable future repairing requirement to
install a replacement liquid applied damp proof membrane to floors to
restrict dampness internally that will need to be installed upon future
replacement of floor coverings.

F5 A wood burning appliance has been provided in the living room in more
Fireplaces, chimney recent years, within the original fireplace opening. The remaining
breasts and flues fireplaces are redundant and have decorative Victorian fireplace housings.
Wood burners are governed by the Building Regulations and should be
installed by a registered HETAS (The official body recognised by
Government to approve solid fuel domestic heating appliances, fuels and
services) engineer. Your Legal Adviser should confirm the date of
installation, that this was installed in accordance with all necessary
regulations and that a commissioning certificate is available. Please also
see Section I1 - Regulations.
It would be a wise precaution to have the chimney flues smoke tested and
annually swept, by a member of HETAS, NACE (National Association of
Chimney Engineers) or, NACS (National Association of Chimney Sweeps)
starting at the commencement of ownership. (Condition Rating 2)
Action:
The Legal Adviser must make enquiries of the Vendor to confirm
whether or not the wood burner was installed by a HETAS
registered engineer, evidence by commissioning certification.
A carbon monoxide detector should be provided in the living room for your
added safety.
It is important that remaining redundant flues are vented to ensure that
condensation does not build up in the unused flues and from where they
could be inspected, vents are present. They should remain unrestricted.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 33

F Inside the property

F6 There are no built in fittings other than those detailed within Section F7 -
N/A
Built-in fittings Woodwork. (Condition Rating: Not Applicable)
(e.g. wardrobes)

F7 Internal joinery comprises timber skirtings, architraves, linings and doors.

Woodwork A timber staircase connects the ground and first and floor accommodation.
(e.g. staircase and joinery) Internal doors are panelled or matchboard construction, painted
Skirtings, linings and doors have been neatly incorporated into the
property and were found to be well restrained. Internal doors were
generally found to be in satisfactory condition and operated adequately
within their frames. Door furniture was in working order and there was no
evidence of significant warping or deflection. (Condition Rating 1)
Much of the internal joinery is of considerable age and probably original to
the building. Although inevitably in need of some attention, its repair and
retention is recommended wherever possible in preference to replacement.
Original period joinery is a sought-after feature in older buildings and can
add significantly to value.
Having regard to the age of the property it is likely that untreated timber
was used during the construction process. Accessible visible timbers
within the property have been examined to establish whether they have
been subjected to significant deterioration as a result of timber infestation,
rot attack (wet rot or dry rot) or undue structural distress. At this point
we would stress that our inspection was restricted to visible timbers only.
Timbers concealed during the construction process have not been
inspected and we have not lifted floor coverings or removed items of
household storage or furniture.
There was no visible evidence of a dry rot outbreak at the time of our
inspection. However, dry rot can live unseen behind plaster or in brickwork
and whilst we have taken all reasonable care in our investigations, hidden
dry rot could be present in areas we were unable to inspect.
Provision of a hand rail would be advised to the staircase for your added
safety. This would be strongly recommended, given the narrow depth of
some of the treads. Please also see Section J3 – Risks.
The underside of the staircase does not have a fire proof lining, which
would be recommend.

F8 A range of fully fitted base and wall units have been provided to the
Bathroom and kitchen and a range of sanitary ware to the bathroom.
kitchen fittings
Kitchen fittings
Built in fitments within the kitchen are presented in good condition and
should be suitable for their purpose. The kitchen fitments as seen were
found to be satisfactory with no areas of major damage noted. They will
be subject to normal maintenance requirements. (Condition Rating 1)

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 34

F Inside the property

Bathroom fittings
The sanitary fitments were visually inspected to the bathroom, which are
modern, matching fittings and in serviceable condition. The sanitary
fitments are adequately secured to adjacent floor and wall surfaces and
are in good condition, with no obvious damage noted. (Condition Rating
1)
It is important to ensure that the tiling and seals are properly made and
maintained at the junction between wall surfaces and baths, showers etc.,
as damp penetration can lead to the development of fungal decay in
concealed areas. This may not become apparent until a major attack has
developed necessitating extensive and costly repairs.

F9 No other significant internal matters were identified. (Condition Rating:

N/A
Other Not Applicable)

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 35

G Services

Services are generally hidden within the construction of the property. This means that we can
only inspect the visible parts of the available services, and we do not carry out specialist
tests. The visual inspection cannot assess the services to make sure they work efficiently and
safely, or meet modern standards.

Limitations to inspection
As far as the service installations (electricity, hot and cold water, heating and
drainage) are concerned, our inspection was a limited superficial one and in the
absence of specific tests we cannot give any warranty as to their condition,
design or efficiency.
The suitability of the main supplies and acceptability of the installations connected
to them is something on which the water and electricity companies have final
authority.
It is possible that some services including power face plates and sockets were not
examined due to concealment by furniture, fitments and general storage noted
because the property was furnished and property still occupied.
The main service installations within this property have been the subject of a
purely visual inspection only and have not been formally traced or tested by us in
any way. The information provided within this part of the report is purely for
your initial advice and consideration only. Should you wish formal service tests to
be undertaken we would be pleased to arrange these on your behalf and upon
receipt of your formal instructions. However we do make the following initial
observations at this time. Legal enquiries must confirm that all main services
have been connected to the property.

G1 Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property
and its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after
Electricity 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.

A mains electrical supply is believed to be connected into the property.

Legal enquiries must be made of the electricity provider to confirm this
matter. At the time of inspection the electrical installation was noted to be
operational.
The electric meter and consumer unit are located within the cupboard in
the hall.
The consumer unit is a   fairly   modern   installation   with   MCB’s   (miniature  
circuit breakers) and 30ma RCD (residual current device) protection, which
is a requirement of current IEE (Institute of Electrical Engineers)
regulations.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 36

G Services

The observed wiring and fittings appear to be of modern PVC style,

however, the possibility of non compliance with regulatory requirement
cannot be ruled out as much of the important parts of the electrical
installation are concealed from view. Where visible, wiring is PVC which
suggests that re-wiring has been carried out in the past. Unless evidence
can be provided by the existing owners that the whole property has been
rewired since originally built, you should assume that some dated sections
of wiring may remain, which would require replacement or upgrading.
Current guidelines from the IEE advise that electrical installations should
be tested upon change of ownership and you are recommended to
consider the merits of this advice and it is believed the prudent purchaser
would make arrangements, prior to legal commitment to purchase, for an
NICEIC registered contractor to undertake an appropriate test and
inspection of the electrical installation to BS 7671, confirming whether or
not the installation meets current IEE Regulations. (Condition Rating 2)
Please note that ongoing changes continually occur to the requirements of
the IEE and therefore some items of non compliance with wiring regulation
requirement is likely to be found upon future testing. The IEE recommend
that the electrical installation be tested at 5 yearly intervals and you are
advised to follow this course of action during your period of ownership.

G2 Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced by
a  registered  ‘competent  person’  and  in  line  with  the  manufacturer’s  instructions.  This  is  important  to  make  sure  that  the  
Gas/oil equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning, and to prevent carbon dioxide and
other greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register for gas installations, and
OFTEC for oil installations.

There is no gas supply connected to the property and is believed not to be

N/A
available in this location.
Mains gas offers a cheaper and more convenient form of heating fuel, but
electric heating may have been provided because mains gas is not
available. It would be prudent for enquiries to be made of the Gas Provider
for the location to confirm whether or not mains gas is available in the
area and any associated connection costs. Where mains gas can be
provided at a reasonable cost then consideration should be given to future
provision of mains gas. (Condition Rating: Not Applicable)

G3 The property has the benefit of a mains water supply although this point
Water should be formally confirmed via legal enquiries.
The main controlling stop valve was located in the kitchen, fixed to the
external wall. The position of the stop valve should be communicated to all
occupiers of the property in order that the mains water can be isolated
promptly in an emergency. The stop tap has not been tested for
operational effectiveness.
The plumbing, where visible, comprises copper pipework, which suggests
that re-plumbing has been carried out in the past. There may however be
a future requirement to replace old steel pipework possible in concealed
areas.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 37

G Services

No significant leakage was noted on the surface, although most of the

pipework is concealed in ducts and floors. Adequate water pressure was
obtained from the various sanitary fittings when these were tested over a
short period of time and we therefore consider it reasonable to conclude
that this system is satisfactory although we obviously cannot advise upon
the internal condition of the service piping. (Condition Rating 1)
Prior to exchange of contracts we recommend that legal enquiries should
be made of the Vendor/the local water authority to determine whether the
incoming water supply has been renewed in more recent years. If so,
copies of any documentation should be obtained.
In the event that confirmation cannot be obtained on this point then we
advise that having regard to the age of the property it is likely that if the
supply pipework from the mains supply to the property (and which is
usually the responsibility of the individual property owner) were inspected
it would be found to be currently ineffective and possibly leaking.
In addition, if a water meter is not currently fitted it is possible that the
water authority may fit a water meter following completion of your
purchase and which may then reveal leakage and the need to undertake
repair. It is therefore important that further investigation on these points
should be concluded in order that the extent of any future repairing
liability can be determined.
Furthermore, properties of this age may have an original mains water
supply pipe formed from lead, which may be a potential health hazard. If
there is no evidence that the mains supply pipe has been replaced since
around 1970, you may wish to carry out further investigation. The
replacement of the mains supply from the stop tap in the highway to the
property is usually the responsibility of the property owner and its
replacement will be expensive.

G4 Electric heater units are installed in all principal rooms. They were not in
Heating use at the time of our inspection and consequently no comment is possible
as to their condition. These electric heaters are not new and are rather
small. We believe that they are likely to prove inefficient and replacement
with more modern and larger fitments may in our opinion provide a more
cost effective form of heating to the property, in addition to the recently
provided wood burner, in the absence of gas not being available. Oil fired
heating would be another possible alternative in this location, but would be
expensive to install and running costs are high (and more prone to
fluctuations in price). (Condition Rating 2)
A proper understanding of the control mechanism is essential if the
heaters are to be used efficiently. Electric heating can be very expensive
to operate and provides a less uniform heat source.
We would recommend that arrangements should be made for an electrical
contractor to inspect the electric storage heaters and to advise upon their
condition when the remaining electrical installation is tested.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 38

G Services

G5 The property operates on an indirect system with a cold water storage

Water heating tank has been provided within the roof void and has been commented on
within Section F1 – Roof Structure.
A foam insulated copper hot water cylinder is provided within the airing
cupboard and is electrically heated on a timer. The 20mm outer foam
applied lagging was found to be in satisfactory condition. No sign of any
leakage was noted at the junction of the tank with the adjacent supply
pipework. No sign of any leakage was noted on the floor, all of which
indicates that the hot water cylinder is currently proving effective.
Adequate water pressure and hot water was available from taps within the
property. As an approximate guide, the tank is estimated to be at least
half way through its quoted lifespan. Hot water tanks can fail suddenly and
without warning. (Condition Rating 1)

G6 Below ground drainage

Drainage
The property is believed to benefit from a form of mains drainage
installation, which is understood to discharge to a local treatment works,
however, your Legal Adviser should confirm that the property connects
directly to the public sewer and also establish whether there has been any
past drainage problems at the property or in the immediate vicinity.
A soil and vent stack of asbestos cement material is attached to the front
elevation and terminates at an appropriate height. If this is ever removed
or replaced, this pipe should not be broken up and must be disposed of
properly, in accordance with Health and Safety Executive guidelines.
Please also see Section J3 - Risks.
The waste from the kitchen and bathroom discharges into two separate
gullies adjacent to the rear elevation. The clay gullies was observed as
holding water within their traps, but it is common for concealed defects to
be present to gullies of this age and future replacement should be
anticipated.
A single inspection chamber is located within the lawn immediately to the
rear of the property. The chamber cover was lifted to reveal clay drainage
within a brick/rendered chamber of approximately 0.3m invert level. The
drainage system is likely to be combined and shared with that of the
adjoining properties and appears to discharge towards the rear, right hand
boundary. Your Legal Adviser must advise you as to your rights and
liabilities in this regard.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 39

G Services

From the extent of our inspection, no sign of any leakage or damage was
noted within the accessible/visible parts of the foul drainage system.
However, having regard to the location of the drainage system below
ground level, the vast majority of the drainage system could not be
inspected. A brief flow test was undertaken and waste was observed as
discharging adequately through the chamber without any backing up. It
should however be appreciated that the only way of confirming the true
condition of the drainage system is by a full specialist test utilising CCTV
cameras, which you may like to arrange, prior to exchange of contracts
This would be recommended for a property of this age and given the
limitations of our inspection. (Condition Rating 2)
In a property of this age, there is a likelihood that drain defects will have
developed. It should be appreciated that an inspection of the accessible
manhole cannot conclusively confirm that other hidden areas are free from
defect.
The foul drainage system should be monitored on an ongoing basis and
repair undertaken at the first sign of any future damage. It is
recommended that legal enquiries should confirm the extent of any private
sections of drainage, that mains drainage connection has been completed
and your obligations to contribute towards the cost of repair, particularly if
shared with adjacent properties. It is further advised prior to legal
commitment to purchase that you should make enquiries of your building
insurers to determine whether repairs to the foul drainage system would
be a fully insured peril.
It is vital that the drains do not leak. This is because if drains leak, it
changes the moisture content of the subsoil and this affects the sub-soils
ability to withstand the imposed loads of the foundations. Leaking drains
can therefore cause differential settlement or subsidence with resultant
permanent damage to a property which can only be repaired with
underpinning. This can be very expensive.
Above ground drainage
Internally, the drainage that was visible for inspection is PVC, but much
cannot be seen as this was concealed (particularly in the bathroom and
kitchen). That which can be seen is in serviceable condition. (Condition
Rating 1)

G7 There were no common services noted. (Condition Rating: Not

N/A
Common services Applicable)

G8 Battery powered smoke detectors have been provided at each level within
1
Other services/features the property. They should be tested regularly for your safety. Mains
powered smoke detectors are always a safer option and upgrading is
recommended. (Condition Rating 1)

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 40

H Grounds (including shared areas for flats)

Limitations to inspection
There were no specific limitations to our inspection of the grounds.

H1 There is no garage with this property. (Condition Rating: Not

N/A
Garage(s) Applicable)

H2 Within the rear garden there is a timber summerhouse/office, formed from

Permanent outbuildings timber under a felt flat roof. There are two further timber sheds of similar
and other structure construction
These structures are considered to be in fair condition and offer some
added appeal to the character of the grounds and property and should be
suitable, dependent upon your own individual requirements for this type of
structure. The lifespan of the structures will be dependent upon the
quality of maintenance undertaken during their life term. At this stage it
is suggested that future maintenance to retain the structure in a wind and
watertight condition should be undertaken by you during the period of
your ownership. (Condition Rating )
The summerhouse appears to have a wood burning type appliance and this
should be used with extreme care given the combustibility of the building.
A carbon monoxide detector should be provided.
A mains electrical supply is provided in to the summerhouse/office which
was noted to be in working order at the time of inspection. Comments
made earlier   in   this   report   under   “Electricity”   should   also   be   considered  
with regard to this part of the structure.

H3 Access to the property is via a shared driveway. Your Legal Adviser must
Other ensure that satisfactory arrangements have been made within the Title
deeds for the maintenance and use of this access. Please also see
Section I3 – Other Matters.
The property stands within an irregular sized plot which is generally level.
There are no significant retaining walls or change in levels to the site.
The property has a small front garden which includes lawned areas and
the shingle driveway and is enclosed with hedging.
The enclosed rear garden comprises sections of lawned areas sub-divided
by hedging and is enclosed with interwoven fencing, incorporating a small
patio laid with concrete slabs. Boundaries are formed from post and wire
fencing.
The grounds and boundaries generally were generally presented in a good
condition; however, ongoing maintenance is required to keep these areas
and components in serviceable condition. Please note that general works
to grounds and boundaries can be more expensive than first anticipated.
(Condition Rating 1)

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 41

H Grounds (including shared areas for flats)

There is an established yew tree within the rear garden, which is within
influencing distance. The tree does not appear to have caused damage to
the building to date, but trees can cause damage to buildings, fences,
walls and underground drainage by root and other growth and
contraction/heave of sub-soils. You should ensure that you obtain a
comprehensive insurance policy to cover risk of damage to your property.
The future growth of these trees should be carefully monitored.
The trees in the vicinity of the building may be covered by a Tree
Preservation Order and subject to statutory limitations regarding lopping,
pruning or removal. We recommend that you instruct your Legal Adviser
to clarify the position.
Some of the boundaries are defined by hedges. Legal enquiries should
confirm ownership and therefore help to establish your future maintenance
liabilities.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 42

I Issues for your legal advisers

We do not act as the legal adviser and will not comment on any legal documents. However, if
during the inspection we identify issues that your legal advisers may need to investigate further,
these will be listed and explained in this section (for example, check whether there is a warranty
covering replacement windows). You should show your legal advisers this section of the report.

I1 Your Legal Adviser should verify that Building Regulations approvals /Completion
Regulations certificates are available for the recent works to re-building of openings in the
rear elevation and that all statutory inspections were carried out during the
works.
Your Legal Adviser should confirm that the wood burner and flue was installed by
a HETAS registered engineer and that a commissioning certificate is available.
As the property is believed to be located within a Conservation Area you should
discuss the various implications of ownership with your Legal Adviser and, if and
when repair work is required, you should seek advice from someone with
appropriate specialist knowledge.

I2 Your Legal Adviser to confirm the existence of any active guarantees and transfer
Guarantees the benefit of these to you upon purchase. In particular the following must be
investigated:
Previous damp treatments.
Previous timber treatments.

I3 Two copies of this report are provided to you. If you intend to proceed with the
Other matters purchase of this property, you must ensure that your Legal Adviser is provided
with one of these copies. Following our inspection of the property we strongly
advise that a copy of this report is provided to your Legal Adviser in order that
they can conclude a satisfactory report and confirm Title prior to purchase. In
addition we also recommend that the following specific legal enquiries must be
concluded:
1. The property is to be purchased Freehold and free from any onerous or
restrictive covenants;
2. That the property will enjoy free and uninterrupted rights of vehicular and
pedestrian access at all times in perpetuity;
3. Ownership of individual boundary walls and fences which will therefore
establish your future repairing liabilities;
4. Whether the property does benefit from all main service connections and
that these are not shared with adjacent properties;
5. Copies of any active guarantees are obtained together with confirmation
that these will pass with Title;
6. Details of any road widening or proposed development within the vicinity
should be obtained in order that the potential effect these can have upon
the property can be determined;

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 43

I Issues for your legal advisers

7. Specific enquiries of the current Vendor to determine whether there have

been any disputes with neighbours or other parties which you should be
aware of prior to purchase;
8. Whether there is a public sewer running across the plot which could affect
the ability to extend the property in the future.
9. That satisfactory arrangements have been made within the Title deeds for
the maintenance and use of the shared access.
Tenure:
Assumed Freehold. This must be confirmed by your Legal Adviser.
Roads and access routes:
Haben Hill is made up and believed to be adopted by the Local Authority. This
should be confirmed by your Legal Advisers.
Party Wall Act
Some constructional elements fall within the line of the party wall and are
mirrored with the adjoining property. i.e. chimneys, party wall, boundary walls,
outbuildings, etc. Where repairs are required, please note that major works of
repair and rebuilding along party wall lines requires the provisions contained
within The Party Wall, Etc Act 1996 to be followed. Further advice can be
obtained from a surveyor specialising in Party Wall Act matters.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 44

J Risks

This section summarises defects and issues that present a risk to the building or grounds, or
a safety risk to people. These may have been reported and condition rated against more than
one part of the property or may be of a more general nature, having existed for some time
and which cannot reasonably be changed.

J1 Structural Movement
Risks to the building
No evidence of significant ongoing structural movement was noted.
Dampness
The property is affected by localised rising and penetrating dampness and this will
be a progressive defect unless further investigation, remedial and preventative
works are carried out as detailed within the report.
Timber Defects
No current defects or ongoing timber infestation were observed, but
precautionary treatment of all timbers is recommended in the absence of a long
term guarantee for past treatment being available given evidence of past
infestation to accessible timbers.
Roof space ventilation is limited. This can lead to timber defects.
Other
Cracking is evident to the front and rear elevation which until filled, will permit
water ingress which may lead to other defects.
Pointing to the brickwork is locally weak and stonework has become damaged due
to the use of strong cement based mortar.
There is no party wall between the subject property and the one adjacent. This
represents a fire and security risk.

J2 General
Risks to the grounds
None noted.
Flooding
We must advise that our investigations via the Environment Agency web site
reveal that the property is located within a flood risk area. Prior to commitment to
purchase   it   is   imperative   that   you   ensure   that   you   will   be   able   to   obtain   full  ‘all  
risks’   insurance   to   include  comprehensive  cover  in  the  event  of  a  flood  and  that  
any premium quoted is within your budget.
It is of some concern that the property is situated in a flood risk area and
depending on the results of environmental searches via your Legal Advisers,
could affect the potential to insure the property on an all risks basis and could
also affect future ability to mortgage the property. This could have an effect on
future marketability and capital appreciation. It is essential that these matters are
thoroughly investigated prior to exchange of contracts.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 45

J Risks

Be aware: the flood maps only cover flooding from rivers or the sea. Flooding can
occur at any time and in any place from sources such as rising ground, water
levels, burst water mains, road drains, run-off from hillsides, sewer overflows,
blocked drains etc. No such causes were noted at the time of inspection.
There is no likelihood of flooding under normal conditions. However flooding can
occur due to causes beyond your control and you should ensure that you are
adequately insured for this event.

J3 The following risks were noted that may impact upon the health and safety and
Risks to people quite enjoyment of the property user:
E5 – Windows – non safety glass to single glazed windows.
F7 – Woodwork – lack of handrail to staircase.
G6 – Drainage – asbestos cement soil stack.

J4 We have carried out an inspection of the grounds as fully as practically possible.

Other risks or hazards No evidence of Japanese Knotweed was observed, which can affect the ability to
mortgage a property and therefore affect the value, due to its persistence,
destructive nature and potential cost of removal. We can confirm that there was
no obvious evidence of its presence near to the property, but cannot always be
seen if growing within overgrown areas or if removed prior to inspection. It is also
more difficult to detect during the winter months.
Until very recently the use of asbestos was common place in a large number of
building materials as this was   once   considered   a   ‘super   material’   due   to   the  
quality of the fibre structure and associated fire resistance as well as being a
cheap widely available resource. Today our views of asbestos have changed as we
have greater knowledge of the negative properties of the material. Under normal
circumstances asbestos in a stable state causes no health concerns but where
items are damaged a health risk exists. Any recommendations contained under
the body text sections of this report should be followed and care undertaken in
carrying out works to any materials containing asbestos. Further guidance
regarding safe working practice is available from most Building Control
Departments and additionally your Local Health and Safety Executive office. If
you are in any doubt as to the extent of works required or associated best safe
working practice, perhaps the best course of action would be to appoint an
appropriate Licensed Asbestos Contractor to provide further guidance and / or
undertake the works in a safe and competent manner. Further advice can be
obtained from the Asbestos Information Centre at www.aic.org.uk. We have not
carried out a specific survey to identify asbestos within the property and if none is
reported, this does not mean that it is not present as it is often concealed. Prior
to any major works in older properties, a dedicated survey by a specialist
asbestos surveyor is strongly advisable.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 46

K Energy efficiency

This section describes energy related matters for the property as a whole. It takes account of a broad
range of energy related features and issues already identified in the previous sections of this report, and
discusses how they may be affected by the condition of the property.
This is not a formal energy assessment of the building but part of the report that will help you get a
broader view of this topic. Although this may use information obtained from an available EPC, it does not
check  the  certificate’s  validity  or  accuracy.

The Energy Performance Certificate (EPC) report provided suggests an energy

efficiency of Band F Rating which is considered to be below average, but fairly
typical for building stock of this type. The report suggests a potential to improve
the energy rating to Band B Rating, which would be an above average rating. You
should study the EPC and any recommendations outlined within the report. With a
property of this type and age, improvements may in conflict with the character of
the property and so any alterations should be carefully considered and offset
against any potential affect on future value or appeal.
Taking into account of the age of the property, whilst some insulation has been
provided, the overall performance of the property will be lower than a newly
constructed equivalent. Whilst improvement to insulation will be beneficial it is
often not cost effective or viable to improve the insulation levels to that of a
newly constructed equivalent. In that respect cost effective improvements to
insulation should be made and it will need to be accepted that the property will
have a potentially higher running cost than a newly constructed equivalent.
Insulation is provided in properties generally in the following locations to retain
heat wherever possible in the structure:
Between the ceiling joists in the roof space to prevent heat loss through the
roof void/s.
K1

Insulation
To plumbing tanks and pipework within the roof void to prevent heat loss
and freezing of the plumbing system.
Within wall cavities to prevent heat loss (where applicable).
More recently within door and window openings via the provision of double
glazing or secondary glazing.
In more recent properties within the ground floor structure to prevent heat
loss into the ground.
The extent of insulation required within new properties is the subject of ongoing
review via the Building Regulations. The Building Regulations now impose
stringent requirements on all property developers regarding the provision of
insulation during construction. Within this section of our report we advise upon
the current levels of insulation incorporated, where visible and also provide
guidance upon measures which you could undertake to upgrade the current levels
of insulation within the property and which will help to improve heat retention and
mitigate your future heating bills.
As reported within the main body of the report, further investigation is required in
order to identify exiting levels to the above mentioned elements and you should
obtain estimates to improve insulation wherever possible. The government’s new
‘Green  Deal’  scheme  should  be  examined  to  see  whether  any  grants  are  available.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 47

K Energy efficiency

It is only in the last 5 to 10 years that The Building Regulations and associated
insulation requirements has had regard to the effects of heat loss because of air
leakage. This means that a new house / flat must be constructed either using
construction details that have been proven to demonstrate an adequate air
leakage performance or be air tested post construction. In respect of the existing
building stock built before this time the constructional arrangement is unlikely to
have had due regard to air leakage. In reality it is not possible in a cost effective
manner to improve the construction to provide the equivalent performance of a
newly constructed property.
That being said areas of improvement can be made when refurbishment is carried
out that could include, where appropriate, replacement of existing plasterboard
dry lining fixed on dabs with equivalent that has continuous beads of fixing
adhesive or altering cavity closers to window reveals when the windows are next
replaced.
Because of the plan form there are a large number of external exposed elements
which provides for a greater degree of heat loss than a mid-terraced house. In
properties of this plan form improvement to insulation can have much greater
benefit than in properties that have limited areas of exposed external elements.
Roof voids
Around 100mm glass fibre quilt has been laid between the ceiling joists within the
roof space (where visible) which is considered to be a poor level of insulation
having regard to current standards. A cost effective method of improving energy
efficiency would be to improve loft insulation to current regulatory standards of
around 300mm glass fibre quilt (to include the reverse side of the loft hatch) and
you may wish to consider improvement. To establish best practice requirement
and associated costs you could receive appropriate advice and quotations prior to
legal commitment to purchase and then implement improvement works according
to personal requirement. We recommend that all loose or trailing wires be clipped
to joists by a qualified electrician, prior to improving insulation further.
Action:
You are advised to obtain estimates and arrange for contractors to install
a mineral wool fibre insulation quilt with a minimum thickness of 300mm
laid between and over the ceiling joists to retain heat within the
property, to include the reverse side of the loft hatch.
No insulation is provided to the pipework within the roof void and the tank
insulating jacket is loose. We strongly advise that you should obtain estimates
from a reputable contractor to install purpose formed insulation to the pipework
throughout the roof void. The insulation must be properly secured and be
continuous to ensure that the risk of frost damage to pipework is avoided at all
costs. Failure to undertake this work properly could result in failure of the
pipework during periods of cold weather which could cause extensive damage to
the property.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 48

K Energy efficiency

Walls
The solid walls will provide a poor degree of thermal performance and it is
suggested that it is not practical to install insulation as this may result in technical
complications and / or a loss of internal floor area. It is however important to
maintain external wall faces in good and substantial condition to prevent
dampness occurring that would impact upon the limited available thermal
performance.
Glazing
Conservationists believe that double glazing often adversely affects the
appearance of a historic property because of the effects of the reflective
properties and colour of glass that results where double glazing is incorporated.
This often provides that the existing period single glazing is the only permissible
form of windows that are allowed. Conservation grade glazing is available, but is
very expensive. Single glazing has a poor degree of thermal performance but
nonetheless some basic reversible measures are available to improve insulation
performance.
Secondary double glazing could be provided but this often makes opening period
windows difficult and could restrict egress in the event of a fire. As an alternative
perhaps the best methods of improvement is to utilise timber box shutters or
heavy thermally lined curtains together with general improvement to draught
stripping. Please however note that historic buildings as a rule of thumb require
twice as much ventilation than required by modern constructed equivalent to
prevent damp problems occurring. English Heritage publish very good guidance
regarding improvement to insulation performance.
Floors
The timber ground floor will almost certainly be uninsulated and will suffer a large
degree of air leakage as a result of the form of construction and associated
requirement to ventilate the sub-floor void. Consideration could be given to
improving the insulation by application of 80mm PU foam insulation board that is
placed on a support framework between joists with a 1000 gauge tapped and
jointed damp proof membrane placed over the upper edge of floor joists that is
taped to wall perimeters behind skirting board to improve air loss performance.
These works are however labour intensive and can require partial rewiring of the
property to accommodate the insulation which often make this form of
improvement too expensive for most home owners to undertake.
The kitchen and bathroom floors are a ground bearing concrete floor and due to
the age of the building, no insulation will have been provided. The floor will offer
a poor degree of thermal performance and that will need to be accepted because
there are no viable means of improving the insulation performance that do not
necessitate replacement of the concrete floor in its entirety.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 49

K Energy efficiency

Sound transmission
We inspected the property during a Saturday afternoon. At the time of our
inspection, no sound from the adjacent properties was noted by us. Having
regard to the age of the property it is unlikely that any effective sound insulation
was provided between adjacent properties at the time of construction. Therefore
it is possible dependent upon the lifestyle of your neighbours that sound
transmission will be encountered by you during your occupation of the property
and which in the extreme could affect your quiet enjoyment.
We strongly advise that prior to exchange of contracts you should return to the
property on a number of occasions particularly in the evening and at weekends in
an attempt to establish who your neighbours are and whether the way in which
they use and occupy their property will produce unreasonable levels of sound
transmission which will affect your quiet enjoyment of the property and if known
to you prior to purchase, would lead you to reconsider your proposal to purchase
the property.
We would also recommend that formal legal enquiries should be made of the
Vendor to determine whether any previous problems with noisy neighbours have
been encountered by them during the period of their ownership.
We are not aware of instances of aircraft, rail or road noise affecting this
property. We would however recommend that it would be prudent for your
solicitor/Legal Adviser to make formal enquiries of the Local Authority prior to
purchase to determine whether there is any recorded evidence of noise pollution
within the postcode of GU31 5HS and which if known to you at this time would
lead you to reconsider your purchase of the property. In addition, as part of pre-
contract search enquiries, your solicitor/Legal Adviser should determine whether
there are any proposals for adjacent development or alteration to transport
facilities (road, rail and air) which could impinge upon your quiet enjoyment of
the property.
You should appreciate that this is an old terraced property   that   hasn’t   been  
constructed to modern sound insulation standards. The party wall is likely to be
single skin brickwork. Some sound transmission through the structure should be
expected.

K2 In theory electric heating is 100% efficient at converting electricity into heat

Heating output, however, the inefficiencies of the electrical generating system results in a
very poor standard of energy efficiency. This provides a potentially high carbon
footprint as a result of the distribution efficiency and because of the majority of
our electrical supplies being from non-renewable sources that include the use of
coal, oil and gas. The general production cost of electricity and associated bills
make this an expensive form of heating.
The hot water tank benefits from factory applied foam lagging.

K3 The building is designed in such a way that a reasonable level of natural day
Lighting lighting takes place. Areas which require task lighting for prolonged periods that
utilise artificial lighting would particularly benefit from the use of high efficiency
lighting, e.g. Super LED or Compact Florescent bulbs.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 50

K Energy efficiency

The property utilises light fittings with a number of tungsten filament bulbs. It
must be noted that halogen bulbs are tungsten bulbs but with halogen gas filing
that provides some improvement over standard tungsten bulbs. A typical GLS
(standard bulb) has an energy efficiency of G whereas Halogen bulbs typically
provide a D energy rating. Both these forms of lighting are inferior to the
efficiency of modern energy efficient lighting. Compact fluorescent light bulbs
offer an energy efficiency typically of A-B rating, whereas, the most recent super
LED bulbs offer A+ ratings. Typically energy efficient bulbs cost more to
purchase but offer lifespans ranging from 2 – 5 years but the most recent LED
lights are quoting lifespans of up to 25 years. The energy improvement available
from utilising Super LED or Compact Florescent Lighting over standard bulbs is
typically eight times less energy consumption for a super LED light bulb and, four
times less for a compact florescent light fitting.

K4 The property is a historic building and to maintain it in a suitably dry condition

Ventilation relies upon the breathable building concept. The breathable building concept
utilises a combination of the effects of evaporation of the built fabric via natural
sunlight and general heating in the property combined with the effects of general
ventilation via the built fabric combined with stack effect ventilation that occurs
through utilising chimneys within the building. As a general rule of thumb a
historic building requires twice the rates of ventilation as a modern constructed
equivalent. Therefore care is required in introducing draught proofing or panelling
over of fire places etc. to prevent dampness and condensation occurring.
Condensation within a property is characterised by mould growth. This is often
mistaken for dampness. However mould will not grow on water from rising
dampness. Mould growth generally results from ineffective air flow around the
property and inconsistent levels of adequate insulation, ventilation and heating.
The presence of condensation within a property is largely determined by the
occupants of the property.
We are pleased to advise that no excessive levels of condensation were observed
to the accessible parts of the property. However, the absence of condensation
within this property is not an indication that the property will not be affected by
condensation in the future during your occupation.
There is no provision for ventilation of the roof void. This has not resulted in any
condensation staining within the roof void to date but may need to be improved,
especially if insulation levels are upgraded. This is necessary to dry out any
condensation which forms. We recommend that tile vents are provided to the
slate roof and within the gable walls to ensure adequate cross ventilation. The
local Conservation Officer should be consulted prior to any alterations.
Since the property has part suspended timber flooring to the ground floor
accommodation, air bricks have been inserted at the base of the front and side
walls in order to provide ventilation to the sub-floor void. The air bricks need to
be kept free from obstructions in order to maintain a through flow of air. This air
flow restricts the build up of condensation beneath the floor and cellar, which
could result in fungal decay occurring in the timbers to the property. Air bricks
are adequately sized and spaced and should remain unrestricted. We cannot
comment on any obstructions that may be present in concealed areas.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 51

K Energy efficiency

K5 The Green Deal is a Directive set up by The Department of Energy and Climate
General Change (DECC) to encourage householders to increase the efficiency of their
building. The Green Deal is a cash back scheme from making energy
improvements to a property. Energy saving measures such as insulation,
heating, draught-proofing, double glazing, renewable energy systems; can be
installed by a Green Deal provider using an agreed repayment plan through
electricity bills. The benefit of utilising the Green Deal results in reduced long
term energy bills whist reducing the carbon footprint of the property. It must
however be recognised this results in a debt being attached to the property which
may deter some purchasers and impact upon short term value. It is however
possible in the long term upon payment of the Green Deal debt that an uplift in
value could occur.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 52

L Surveyor’s declaration

“I  confirm  that  I  have  inspected  the  property  and  prepared  this  report.”

Signature

Karl Leaper

Surveyor’s  RICS  number 1128962 Qualifications BA(Hons) MRICS

For and on behalf of

Company Romans Surveyors and Valuers

Address 35 The Avenue

Town Southampton County Hampshire

Postcode SO17 1XN Phone number 02380 810110

Website www.romanssurveyors.co.uk Fax number 02380 820119

Email [email protected]

Property address 2 Haben Bridge Cottages

Habin Hill
Rogate
Petersfield
West Sussex
GU31 5HS

Client’s  name Mrs N Gresham Date this report 21st May 2014
was produced

RICS Disclaimers
1. This report has been prepared  by  a  surveyor  (‘the  Employee’)  on  behalf  of  a  firm  or company of  surveyors  (‘the  Employer’).  The  statements  and  
opinions expressed in this report are expressed on behalf of the Employer, who accepts full responsibility for these.

Without prejudice and separately to the above, the Employee will have no personal liability in respect of any statements and opinions contained
in this report, which shall at all times remain the sole responsibility of the Employer to the exclusion of the Employee.

In the case of sole practitioners, the surveyor may produce the report in his or her own name unless the surveyor operates as a sole trader
limited liability company.

To the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract Terms Act 1977 it does not
apply to death or personal injury resulting from negligence.

2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and is available only to parties who have signed a
licence agreement with RICS.

RICS gives no representation or warranties, express or implied, and no responsibility or liability is accepted for the accuracy or completeness of
the information inserted in the document or any other written or oral information given to any interested party or its advisers. Any such liability
is expressly disclaimed.

Please  read  the  ‘Description  of  the  RICS  Building Survey Service’ (at the end of this report) for details of what is, and is not, inspected.

Property address 2 Haben Bridge Cottages, Habin Hill, Rogate, Petersfield, GU31 5HS
 53
What to do now
If you are a prospective or current home owner who has chosen an RICS Home Survey you should
carefully consider the findings, condition ratings and risks stated in this report.

Getting quotations

You should obtain reports and at least two quotations for all the repairs and further investigations that the
surveyor has identified. These should come from experienced contractors who are properly insured. You
should also:

•  ask  them  for  references  from  people  they  have  worked  for;;  

•  describe  in  writing  exactly  what  you will want them to do; and
•  get  the  contractors  to  put  the  quotations  in  writing.  

Some repairs will need contractors with specialist skills and who are members of regulated organisations
(for example, electricians, gas engineers or plumbers). Some work may also need you to get Building
Regulations permission or planning permission from your local authority. Your surveyor may be able to
help.

Further investigations

If the surveyor is concerned about the condition of a hidden part of the building, could only see part of a
defect or does not have the specialist knowledge to assess part of the property fully, the surveyor may
have recommended that further investigations should be carried out (for example, by structural engineers
or arboriculturists) to discover the true extent of the problem.

Who you should use for these further investigations

Specialists belonging to different types of organisation will be able to do this. For example, qualified
electricians can belong to five different government-approved schemes. If you want further advice, please
contact your surveyor.

What the further investigations will involve

This will depend on the type of problem, but to do this properly, parts of the home may have to be
disturbed. If you are a prospective purchaser, you should discuss this matter with the current owner. In
some cases, the cost of investigation may be high.

This guidance does not claim to provide legal advice. You should consult your legal advisers before
entering into any binding contract or purchase.
 54
Description of the RICS Building Survey Service

The service Flats

The RICS Building Survey Service includes: When inspecting flats, the surveyor assesses the general
condition of outside surfaces of the building, as well as its
•   a  thorough  inspection  of  the  property  (see  ‘The   access and communal areas (for example, shared hallways
inspection’);;  and   and staircases) and roof spaces, but only if they are
•   a  detailed  report  based  on  the  inspection  (see  ‘The   accessible from within the property or communal areas.
report’).   The surveyor also inspects (within the identifiable boundary
The surveyor who provides the RICS Building Survey of the flat) drains, lifts, fire alarms and security systems,
Service aims to: although the surveyor does not carry out any specialist
tests other than through their normal operation in everyday
•  help  you  make  a  reasoned  and  informed  decision  when  
use.
purchasing the property, or when planning for repairs,
maintenance or upgrading the property; Dangerous materials, contamination and
environmental issues
•  provide  detailed  advice  on  condition;;  
The surveyor makes enquiries about contamination or other
•  describe  the  identifiable  risk  of  potential  or hidden defects;
environmental dangers. If the surveyor suspects a
•  where  practicable  and  agreed,  provide  an  estimate  of  costs   problem, he or she recommends further investigation.
for identified repairs; and
The surveyor may assume that no harmful or dangerous
•  make  recommendations  as  to  any  further  actions  or  advice   materials have been used in the construction, and does not
which need to be obtained before committing to purchase. have a duty to justify making this assumption. However, if
Any extra services provided that are not covered by the the inspection shows that these materials have been used,
terms and conditions of this report must be covered by a the surveyor must report this and ask for further
separate contract. instructions.
The inspection The surveyor does not carry out an asbestos inspection and
does not act as an asbestos inspector when inspecting
The surveyor carefully and thoroughly inspects the inside and properties that may fall within the Control of Asbestos
outside of the main building and all permanent outbuildings, Regulations 2012. With flats, the surveyor assumes that
recording the construction and defects (both major and
there  is  a  ‘dutyholder’  (as  defined  in  the  regulations), and
minor) that are evident. This inspection is intended to cover that in place are an asbestos register and an effective
as much of the property as physically accessible. Where this management plan which does not present a significant risk
is  not  possible  an  explanation  is  provided  in  the  ‘Limitations   to health or need any immediate payment. The surveyor
to  inspection’  box  in  the  relevant sections of the report. does not consult the dutyholder.
The surveyor does not force or open up the fabric without
owner consent, or if there is a risk of causing personal injury The report
or damage. This includes taking up fitted carpets, fitted floor The surveyor produces a report of the results of inspection
coverings or floorboards, moving heavy furniture, removing for you to use, but cannot accept any liability if it is used
the contents of cupboards, roof spaces, etc., removing by anyone else. If you decide not to act on the advice in
secured panels and/or hatches or undoing electrical fittings. the report, you do this at your own risk. The report is
The under-floor areas are inspected where there is safe aimed at providing you with a detailed understanding of the
access. condition of the property to allow you to make an informed
If necessary, the surveyor carries out parts of the inspection decision on serious or urgent repairs, and on maintenance
when standing at ground level from adjoining public property of a wide range of issues reported. Purely cosmetic and
where accessible. This means the extent of the inspection minor maintenance defects that have no effect on
will depend on a range of individual circumstances at the performance might not be reported. The report is not a
time of inspection, and the surveyor judges each case on an warranty.
individual basis. The report is in a standard format and includes the
The surveyor uses equipment such as a damp-meter, following sections.
binoculars and a torch, and uses a ladder for flat roofs and A Introduction to the report
for hatches no more than 3m above level ground (outside) or B About the inspection
floor surfaces (inside) if it is safe to do so. C Overall assessment and summary of the condition
The surveyor also carries out a desk-top study and makes ratings
oral enquiries for information about matters affecting the D About the property
property. E Outside the property
F Inside the property
Services to the property
G Services
Services are generally hidden within the construction of the H Grounds (including shared areas for flats)
property. This means that only the visible parts of the I Issues for your legal advisers
available services can be inspected, and the surveyor does J Risks
not carry out specialist tests other than through their normal K Energy efficiency
operation in everyday use. The visual inspection cannot L Surveyor’s  declaration  
assess the efficiency or safety of electrical, gas or other What to do now
energy sources; the plumbing, heating or drainage Description of the RICS Building Survey Service
installations (or whether they meet current regulations); or Typical house diagram
the internal condition of any chimney, boiler or other flue.
Intermittent faults of services may not be apparent on the
Condition ratings
day of inspection.
The surveyor gives condition ratings to the main parts (the
Outside the property
‘elements’)  of  the  main  building,  garage  and  some  outside  
The surveyor inspects the condition of boundary walls, elements. The condition ratings are described as follows:
fences, permanent outbuildings and areas in common
Condition rating 3 – defects that are serious and/or
(shared) use. To inspect these areas, the surveyor walks
need to be repaired, replaced or investigated urgently.
around the grounds and any neighbouring public property
where access can be obtained. Where there are restrictions Condition rating 2 – defects that need repairing or
to access, these are reported and advice is given on any replacing but are not considered to be either serious or
potential underlying risks that may require further urgent. The property must be maintained in the normal
investigation. way.
Buildings with swimming pools and sports facilities are Condition rating 1 – no repair is currently needed. The
treated as permanent outbuildings and therefore are property must be maintained in the normal way.
inspected, but the surveyor does not report on the leisure NI – not inspected.
facilities, such as the pool itself and its equipment internally
and externally, landscaping and other facilities (for example,
Continued...
tennis courts and temporary outbuildings).
 55
Description (continued)

The surveyor notes in the report if it was not possible to Standard terms of engagement
check any parts of the property that the inspection would
normally cover. If the surveyor is concerned about these 1 The service – the surveyor provides only the standard
parts, the report tells you about any further investigations RICS  Building  Survey  Service  (‘the  service’)  described  
that are needed. here, unless you and the surveyor agree in writing before
the inspection that the surveyor will provide extra
The surveyor may report on the cost of any work to put right services. Any extra service will require separate terms of
defects (where agreed), but does not make engagement to be entered into with the surveyor.
recommendations on how these repairs should be carried Examples of extra services include:
out.  However,  there  is  general  advice  in  the  ‘What  to  do  now’  
section at the end of the report. •  plan  drawing;;  
•  schedules  of  works;;  
•  re-inspection;
Energy •  detailed  specific  issue  reports;;  
The surveyor has not prepared the Energy Performance •  market  valuation  and  re-instatement cost; and
Certificate (EPC) as part of the RICS Building Survey Service •  negotiation.  
for the property. If the surveyor has seen the current EPC,
he or she will provide the Energy Efficiency Rating in this 2 The surveyor – the service is to be provided by an
report, but will not check the rating and so cannot comment AssocRICS, MRICS or FRICS member of the Royal
on its accuracy. Where possible and appropriate, the Institution of Chartered Surveyors, who has the skills,
surveyor will include additional commentary on energy knowledge and experience to survey and report on the
related matters for the property as a whole in the K Energy property.
efficiency section of the report, but this is not a formal
3 Before the inspection – this period forms an important
energy assessment of the building.
part of the relationship between you and the surveyor.
The surveyor will use reasonable endeavours to contact
Issues for legal advisers you regarding your particular concerns about the
The  surveyor  does  not  act  as  ‘the  legal  adviser’  and  does  not   property and explain (where necessary) the extent
comment on any legal documents. If, during the inspection, and/or limitations of the inspection and report. The
the surveyor identifies issues that your legal advisers may surveyor also carries out a desk-top study to understand
need to investigate further, the surveyor may refer to these the property better
in the report (for example, check whether there is a warranty
4 Terms of payment – you  agree  to  pay  the  surveyor’s  
covering replacement windows).
fee and any other charges agreed in writing.
The  report  has  been  prepared  by  a  surveyor  (‘the  Employee’)  
on  behalf  of  a  firm  or  company  of  surveyors  (‘the  Employer’).   5 Cancelling this contract – you are entitled to cancel
The statements and opinions expressed in the report are this contract by giving  notice  to  the  surveyor’s  office  at  
expressed on behalf of the Employer, who accepts full any time before the day of the inspection. The surveyor
responsibility for these. does not provide the service (and reports this to you as
Without prejudice and separately to the above, the Employee soon as possible) if, after arriving at the property, the
will have no personal liability in respect of any statements surveyor decides that:
and opinions contained in this report, which shall at all times (a) he or she lacks enough specialist knowledge of the
remain the sole responsibility of the Employer to the method of construction used to build the property;
exclusion of the Employee. or
In the case of sole practitioners, the surveyor may produce (b) it would be in your best interests to have an RICS
the report in his or her own name unless the surveyor HomeBuyer Report or an RICS Condition Report,
operates as a sole trader limited liability company. rather than the RICS Building Survey.
To the extent that any part of this notification is a restriction If you cancel this contract, the surveyor will refund any
of liability within the meaning of the Unfair Contract Terms money you have paid for the service, except for any
Act 1977 it does not apply to death or personal injury reasonable expenses. If the surveyor cancels this
resulting from negligence. contract, he or she will explain the reason to you.
If the property is leasehold, the surveyor gives you general
6 Liability – the report is provided for your use, and the
advice and details of questions you should ask your legal
surveyor cannot accept responsibility if it is used, or
advisers.  This  general  advice  is  given  in  the  ‘Leasehold  
relied upon, by anyone else.
properties  advice’  document.  

Risks Complaints handling procedure

This section summarises defects and issues that present a The surveyor will have an RICS-compliant complaints
risk to the building or grounds, or a safety risk to people. handling procedure and will give you a copy if you ask.
These may have been reported and condition rated against
more than one part of the property or may be of a more Note: These terms form part of the contract between
general nature, having existed for some time and which you and the surveyor.
cannot reasonably be changed.
 56
Typical house diagram

This diagram illustrates where you may find some of the building elements referred to
in the report.