Example homebuyer report

Property address

Example of recently completed Homebuyer Report, Isle of Wight

Client's name

Date of inspection

17 August 2015

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A B C D E F G H I J K L

Introduction to the report About the inspection Overall opinion and summary of the condition ratings About the property Outside the property Inside the property Services Grounds (including shared areas for flats) Issues for your legal advisers Risks Valuation Surveyor's declaration What to do now Description of the RICS HomeBuyer Service Typical house diagram

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 HomeBuyer Report is reproduced with the permission of the Royal Institution of Chartered Surveyors who owns the copyright. © 2010 RICS

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This HomeBuyer Report 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 HomeBuyer Report aims to help you: make a reasoned and informed decision on whether to go ahead with buying the property; make an informed decision on what is a reasonable price to pay for the property; take account of any repairs or replacements the property needs; and consider what further advice you should take before committing to purchase the property.

Any extra services we provide that are not covered by the terms and conditions of this report must be covered by a separate contract.

If you want to complain about the service, please refer to the complaints handling procedure in the 'Description of the RICS HomeBuyer Service' at the back of this report.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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Surveyor's name

Surveyor's RICS number

Company name

Date of the inspection

Stephen Savage

1265082

Hose Rhodes Dickson

17 August 2015

Report reference number

20645

Related party disclosure

Full address and postcode of the property Weather conditions when the inspection took place The status of the property when the inspection took place

Property address

Example of recently completed Homebuyer Report, Isle of Wight

The weather was clear with sunny intervals at the time of our inspection, following a period of similar conditions.

The property was occupied at the time of inspection and the floors were mostly covered within the accommodation. Built in fittings, including kitchen units also restricted the inspection.

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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We inspect the inside and outside of the main building and all permanent outbuildings, but we do not force or open up the fabric. We also inspect the parts of the electricity, gas/oil, water, heating and drainage services that can be seen, but we do not test them.

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 briefly 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).

The report covers matters that, in the surveyor's opinion, need to be dealt with or may affect the value of the property.

Important note: We carry out only a visual inspection. This means that we do not take up carpets, floor coverings or floorboards, move furniture or remove the contents of cupboards. Also, we do not remove secured panels or undo electrical fittings.

We 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.

We inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulation material, stored goods or other contents). We examine floor surfaces and under­floor spaces so far as there is safe access to these (although we do not move or lift furniture, floor coverings or other contents). We are not able to assess the condition of the inside of any chimney, boiler or other flues.

We note in our report if we are not able to check any parts of the property that the inspection would normally cover. If we are concerned about these parts, the report will tell you about any further investigations that are needed.

We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance and repairs we suggest may be expensive.

Please read the 'Description of the RICS HomeBuyer Report Service' (at the back of this report) for details of what is, and is not, inspected.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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This section provides our overall opinion of the property, and summarises the condition ratings of the different elements of the property.

If an element is made up of a number of different parts (for example, a pitched roof to the main building and a flat roof to an extension), only the part in the worst condition is shown here.

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.

Our overall opinion of the property This property is considered to be a reasonable proposition for purchase at a price of £350,000, provided that you are prepared to accept the cost and inconvenience of dealing with the various repair/improvement works reported. These deficiencies are common in properties of this age and type. Provided that the necessary works are carried out to a satisfactory standard, we see no reason why there should be any special difficulty on resale in normal market conditions.

We reserve the right to re­visit our valuation once any reports/estimates have been obtained as recommended.

Section of the report

E: Outside the property F: Inside the property G: Services

Section of the report

E: Outside the property

F: Inside the property

Element Number

E4 F4 G1

Element Number

E1 E2 E3 E5 E7 E8 F1 F2 F3 F5 F6

G: Services

Property address

F7 F8 G3 G5

Element Name

Main walls Floors Electricity

Element Name

Chimney stacks Roof coverings Rainwater pipes and gutters Windows Conservatory and porches Other joinery and finishes Roof structure Ceilings Walls and partitions Fireplaces, chimney breasts and flues Built­in fittings (built­in kitchen and other fittings, not including appliances) Woodwork (for example, staircase and joinery) Bathroom fittings Water Water heating

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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H: Grounds(part)

Section of the report

E: Outside the property G: Services

Property address

G6 H1

Element Number

E6 G2 G4

Drainage Garage

Element Name

Outside doors (including patio doors) Gas/oil Heating

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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Type of property

The property comprises a detached house. The front of the property faces approximately towards south­east.

Approximate year the property was built

Based upon our knowledge of the area, housing styles and information supplied by the owner, we think the property was built in approximately the early 1900's.

Approximate year the property was extended Extensions have been added to the rear of the property including sun

room although dates of construction are unavailable.

Approximate year the property was converted We have been informed by the owner that in years past, the property

comprised two individual flats although in our opinion, this was most likely not original. The property has now been converted back into one dwelling.

Information relevant to flats and maisonettes

Accommodation Floor

Living rooms

Bed­ rooms

Bath or shower

Separate toilet

Kitchen

Utility room

Conser­ vatory

Other

Lower ground

Name of other

Sun room

Ground

3

1

1

1

1

1

Store

First

4

1

1

Second

Third

Other

Roof space

Construction The building is traditionally constructed of faced brick cavity walls with rendered surfaces in places and elements of single skin brick, eg sun room. The main roof is of pitched timber frame Property address

Example of recently completed Homebuyer Report, Isle of Wight

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surfaced with slate. Flat roofs are present with coverings of bituminous felt, eg extensions.

Floors comprise a combination of suspended timber and solid construction.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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Energy We have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC, then we will present the ratings here. We have not checked these ratings and so cannot comment on their accuracy.

We are advised that the property's current energy performance, as recorded in the EPC, is:

Energy­efficiency rating

52/73

Environmental impact rating

Mains services The marked boxes show that the mains services are present.

Gas

Electricity

Water

Drainage

Central heating Gas

Electric

Solid fuel

Oil

None

Other services or energy sources (including feed­in tariffs)

Grounds Grounds comprise a combination of lawned gardens, mature beds, driveway, garage, outbuildings, etc.

Location The property is located within short walking distance of the village centre.

Facilities Facilities, whilst limited include a small selection of shops/convenience store, places of worship, public houses, school, etc.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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Local environment There are no adverse factors of which we are aware. However, clay subsoils which are prevalent throughout the Island have been known to cause the instability of foundations in a small number of cases. See Section J.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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Limitations to inspection Our inspection was restricted to areas which could be seen from ground level. Restrictions include some elevations to roofs, stacks, etc.

For the purpose of consistency/clarity, we have referred to the owner's period of residence which we are informed commenced approximately 17 years ago.

E1 Chimney stacks

There are four chimney stacks serving the property which are of brick construction and conventional design. Metal flashings are present in places as could be seen from ground levels. These appear to have been mostly renewed, presumably at the same time as the main roof covering.

General observations include: brickwork comprises a combination of yellow/red faced bricks, possibly indicating varying construction dates; flaunching (the cement which holds the pots into the stacks) has been renewed in places; pots have been removed in places and capped, presumably in lead; brickwork of an over­sailing design in places and extra ventilating bricks have been installed; evidence of spalling to brickwork (bricks where the surface has deteriorated) and whilst considered not to be of a serious nature, eventually, the affected bricks should be cut out and replaced.

In places, there are no cowls attached to the chimney pots and these should be installed to prevent the entry of birds, etc, aid the adequate discharge of smoke/fumes and reduce penetrating rainwater. High moisture readings obtained internally to chimney breasts, especially side of property.

We are informed by the owner that a fifth stack and connecting chimney breast has been removed which was originally present to bedroom 3/kitchen, with a view to saving space.

Such is not uncommon and additionally, the chimney breast/stack to the side of the utility room originally connected to an oven and is now redundant. The oven is no longer present.

Erosion to pointing noted to the latter and foliage present to stacks in general which should be removed at a future maintenance schedule.

There is a balanced flue serving the boiler within the garage which contains a wire guard in line with good safety practice.

Condition Rating 2.

E2 Roof coverings

The main roof is conventionally constructed, of pitched design and typical for the age of the property. From our external inspection, we found no obvious evidence to indicate any serious weakness in the timbers making up the roof structure and superficially, the surfaces appear to be in a satisfactory condition for the age of the property.

We are informed by the owners that coverings have been overhauled within approximately the last 10 years and include a combination of reclaimed/replacement slates, roofing felt and in our opinion, re­lining of valleys as seen from ground level.

Verges have been mostly re­pointed, hip brackets present in places and pointing made good to ridges.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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Further observations include: loose slates present to gutters although it is unclear where these have originated from; decorative emblems to bays showing signs of corrosion which should eventually be made good; isolated evidence of lifting to slates although considered not to be of a serious nature and you should monitor such coverings, especially during periods of high winds. Our findings are not uncommon.

Flat roofs are present with coverings of bituminous felt, eg extensions/sun room. As a general comment, flat roofs with bituminous felt coverings have a limited life, depending on the standard to which they are constructed and the degree of exposure. The maximum life­ span is generally considered to be 15 years from new, although they can fail earlier. In this case there are no significant outward signs to suggest failure although Isolated staining noted to hallway and high moisture readings obtained. Further investigations from a first floor window revealed significant moss present to flat roofs in general as well as debris, presumably from when the main roof coverings were renewed. You should appreciate therefore that repairs may be necessary at any time in future.

Given regular maintenance, the life expectancy of a flat roof can be significantly increased.

We recommend that the surface of the bituminous felt is coated with a solar­reflective paint which minimises thermal movement and reduces the risk of surface crazing and splitting.

Patch repair is normally required from time to time as part of routine maintenance.

Flash band present in places which, whilst effective, is generally known for limited longevity. Cement fillets also present which can be prone to cracking and have a relatively short lifespan.

You should obtain a report from a suitably qualified roofing contractor, especially with regards to flat roofs.

Condition Rating 2.

E3 Rainwater pipes and gutters

Plastic gutters and downpipes are installed and in places, the downpipes discharge over gullies which connect to the stormwater disposal system. Downpipes also discharge onto adjacent driveway and you should consider this arrangement, especially in colder months when water freezes.

A small bowl like device has been installed to the base of the downpipe adjacent to the garage and in our opinion, this is ineffective.

Debris noted to surface water drains which should be cleared at the earliest maintenance schedule. Gutters in particular should be routinely monitored as due to the process of thermal expansion/contraction, these can become uneven and inadequately laid to fall over time, eg sun room, and also rear of main property where long sections of gutters are present.

Due to the presence of moss and lichen growth to the flat roof surfaces, gutters and gullies should be cleaned out and inspected for defects. Slates should be removed from main gutters and water butts present but lack suitable diverters which should be considered to prevent overflowing after prolonged periods of wet conditions. As a further comment, the water butt to the side of the sun room leads into several further butts and these should be monitored during prolonged periods of wet conditions.

Condition Rating 2.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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E4 Main walls

The external elevations are mostly finished with facing brick measuring between 290mm ­ 300mm depth of a conventional pattern for cavity walls of this type. Surfaces are rendered in places and sections of single skin brick measuring approximately 120mm depth also present, eg sun room.

In cavity construction, the inner and outer leaves of the walls are bonded together by means of ties. The cavity has not been inspected and we can neither comment on the condition of these ties nor on the presence of waste material which may block or obstruct the cavity. In cavity walls built before 1982, metal wall ties may be subject to corrosion and this process can occur before visible signs become apparent. In severe cases, costly repair is necessary. There is no significant visible external evidence of failure in this instance although minor undulations noted to external walls to front of property and general cracking (see also following comments). We consider it would be prudent for you to obtain a specialist report upon the condition and frequency of installation of the cavity wall ties as a precaution in this instance.

Our inspection of the property revealed some signs of movement; examples include cracking to external elevations including sills, bays/arches above windows and external bricks to rear of property, eg en­suite. Additionally, much internal cracking including bedrooms to first floor and timber lintels also present where exposed, eg main bedroom. A degree of expansion/contraction of the latter is not uncommon and additionally we have been informed by the owner that internal cracking, especially to the first floor mostly occurred after the replacement windows were installed, eg 2003. See also following section. These appear to be established features but we cannot rule out future movement occurring. On the basis of a single inspection, we consider that this type of defect is common in buildings of this age and locality and the extent of the movement is within acceptable limits. As a further comment, internal walls have not been decorated for many years, in our opinion.

Pointing renewed in places although general areas of erosion to same which should be made good to prevent water ingress, sub­floor ventilation inadequate although not uncommon in a property of this age and additional ventilators should be installed to increase ventilation to sub­floor areas. We were unable to confirm the presence of suitable damp proof courses and surfaces may have been rendered: in the original portion of the property, these would have comprised slate.

Tests were taken with a moisture meter at random points to internal wall/other surfaces and significantly high readings were obtained to the majority of the ground floor walls including living room, dining room, office, bathroom, sun room, etc. You should obtain a report from a suitably qualified damp proofing contractor including clearing (raking) of cavities. We have been informed by the owner that cavities have been raked to the utility room and an external drainage channel installed. The latter is evident. Rendered finishes considered to be poor and should be made good in the interests of aesthetics/weather resilience. Where walls are rendered, we cannot comment on the condition of brickwork underneath. The rendered finish may conceal distortions to brickwork and other defects.

Single skin brick whilst not uncommon, is considered to be poor by modern standards with regards to thermal performance/weather resilience.

Condition Rating 3.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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E5 Windows

The majority of windows have been replaced within the owner's period of residence and dates stamped to frames indicate they were manufactured in 2003: FENSA certificates should be available.

Windows comprise a combination of timber framed sash, UPVC and older style timber framed double glazed units. A closer inspection revealed some of the sash units do not open and are for display purposes only: the owner has informed us this was due to costs.

Routine maintenance can be expected to timber frames to preserve longevity.

The seals of some of the double glazed units have failed and vapour has entered the void.

These units will require replacement, eg bathroom to ground floor.

As a general comment, the quality of double glazed units can vary. Whilst the units in the property appear sound at present, no comments can be made about long­term durability.

Contrary to popular belief, double glazed windows are not maintenance­free and occasional repair/adjustment is likely to be necessary.

Dates stamped to frames to glazing to the sun room indicate they were manufactured in April 2007. See previous comments regarding FENSA certificates.

Condition Rating 2.

E6 Outside doors (including patio doors)

External doors comprise a combination of UPVC double glazed units and timber framed door, eg main entrance. We are informed by the owners that doors to the hallway/kitchen were installed at the same time as the replacement windows and FENSA certificates should be available.

The door to the hallway is for display purposes only and does not open. See previous comments regarding costs.

You should consider the large animal flap (kitchen) with regards to security: intruders have been known to enter buildings via such.

Dates stamped to frames to doors to sun room indicate they were manufactured in April 2007.

Routine maintenance can be expected to timber framed door to preserve longevity.

Condition Rating 1.

E7 Conservatory and porches

A sun room has been added to the rear of the property although dates of construction are unavailable. See previous comments regarding glazing, flat roof, single skin brick, high moisture readings, etc.

Condition Rating 2.

E8 Other joinery and finishes

Property address

The external finishes include fascias and soffits comprising timber.

In our opinion, joinery may have been been replaced when the main property roof was overhauled. Some weathering noted to joinery in general and routine maintenance can be expected to preserve longevity. We would ordinarily recommend eventual replacement with Example of recently completed Homebuyer Report, Isle of Wight

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UPVC although the character of the property may be altered in our opinion.

Condition Rating 2.

E9 Other

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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Limitations to inspection Our inspection of the main roof void was partially restricted due to lack of boarding.

Photographic evidence mostly taken.

F1 Roof structure

From our inspection within the main loft area, the roof structure was noted to be of typical, traditional design and construction incorporating timbers of adequate size and spacings to carry the normal loads likely to be imposed on them.

There is a layer of underfelt beneath the slates and such became commonplace in the 1930's: with regards to the subject roof, this was installed within recent years.

There is little/no insulation material present above the ceilings (polystyrene style material present in places). Inadequate insulation will lead to a greater level of heat loss and higher energy costs. When increasing insulation, eaves should be kept clear and additional ventilation should be provided to the roof surfaces to maintain adequate circulation. Care should also be taken with regards to brittle lath and plaster ceilings.

General observations include: isolated evidence of staining to timbers but considered not to be of a serious nature in a property of this age; chimney breasts present and some staining noted; isolated distortion to joists although not uncommon; isolated evidence of decay to timbers (woodworm), eg adjacent to access hatch, and storage of contaminated furniture is often the cause (see also Section F4); water tank present and adequately lagged; lagging should be improved to adjacent pipework; stored goods (minor) will presumably be removed prior to completion.

Condition Rating 2.

F2 Ceilings

The ceilings comprise a combination of lath/plaster and plasterboard; the former are presumably original, especially in a property of this age. The same can be seen within the roof void due to lack of insulating materials.

Generally, the lath and plaster ceilings are reasonable for their age although cracking noted especially to ground floor, eg living room/dining room: filling will be required prior to redecoration. In general, lath and plaster ceilings deteriorate with age as the plaster loses its adhesion to the laths. They should be monitored regularly, and replacement with modern materials such as plasterboard may be required.

Plasterboard ceilings also present, eg extensions, and staining generally noted. High moisture readings obtained, eg hallway, and mould (condensation) present, eg bathroom, with decayed finishes presumably where painted surfaces are not moisture resistant: you should consider this.

A fair amount of preparation will be required before redecoration.

You will no doubt wish to redecorate to your own taste in time.

Condition Rating 2.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

32267c0d-1b06-4a4b-9621-2663748766b9

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F3 Walls and partitions

The internal walls and partitions are of solid/plasterboard construction, most likely including lath and plaster with papered/painted finishes. Several defects were noted, examples including: general marks/blemishes throughout the property; cracking; peeling to finishes where high moisture readings obtained; finishes incomplete, eg main bedroom/sun room/landing; mould, presumably due to condensation (bathroom); decay (holes) eg hallway.

The layout of the accommodation has been altered in places especially by the creation of walls, eg filling of internal entrances (hallway/office to ground floor) and timber framed walls, eg bedroom to first floor: with regards to the latter, we are informed by the owner this was to eliminate the walk­through aspect of this room and the space was designated as a bathroom. Timber framed walls also installed, eg lobby/utility room. The owner has informed us an RSJ has been installed in the kitchen/lobby wall. Finishes incomplete, especially where surfaces have been recently plastered. See also previous comments regarding high moisture readings, previous movement, etc.

A fair amount of preparation will be required before redecoration.

You will no doubt wish to redecorate to your own taste in time.

Condition Rating 2.

F4 Floors

The floors comprise a combination of suspended timber and solid construction in places.

Our inspection of the floors was significantly restricted by the presence of fitted floor coverings, furniture and fittings.

No inspection of the sub­floor space has been carried out. Due to the presence of high moisture readings, rot may be developing to the ground floor timbers. A full inspection of the sub­floor space should be carried out by a reputable timber specialist in order to determine the type and extent of any rot present and to provide a detailed report and estimate for any remedial works.

It is important to maintain a flow of air in the void beneath the ground floor in order to prevent dampness and the development of rot. There is insufficient ventilation at present and additional air bricks should be built into the external walls to provide through­ ventilation. You should instruct a suitably qualified contractor to provide an estimate for these, and any associated works.

General vibrancy noted and evidence where boards have been replaced, eg bedroom 3/landing.

We cannot confirm the presence of suitable damp proof membranes to solid floors but presumably, the property would have conformed to Building Regulations at the time of construction.

Condition Rating 3.

F5 Fireplaces, chimney breasts and flues

Chimney breast present to living room, dining room, office and front bedrooms although as stated previously, the same have been removed to the rear bedroom/kitchen.

High moisture readings obtained to chimney breast to bedroom 2: see previous sections

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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regarding suitable cowl etc. Decorative inserts removed eg main bedroom and spaces boarded.

We cannot confirm whether flue liners have been provided where gas/solid fuel appliances are fitted to open flues and recommend that a specialist be instructed to check that the installation complies with current regulations.

Ideally, additional ventilation should be added to the respective reception rooms in accordance with current regulations.

Condition Rating 2.

F6 Built­in fittings (built­in kitchen and other fittings, not including appliances)

The kitchen fittings comprise a mixture of wall mounted and floor standing cupboards with work surfaces over. The kitchen is of reasonable quality and can best be described as modern, most likely installed within recent years in our opinion.

Utility room is present adjacent to the kitchen with similar modern units.

Extraction has been provided to the kitchen to reduce the build­up of steam/condensation.

No significant defects noted although finishes to internal walls incomplete ­ see previous sections.

Condition Rating 2.

F7 Woodwork (for example, staircase and joinery)

The internal joinery including doors, doorframes, skirtings and staircase etc is of typical timber design.

Internal doors comprise various styles and are unable to close in places which is not uncommon: adjustments can be expected. Locking mechanisms ineffective in places and installed upside­down for reasons which remain unclear, eg office.

Internal glazing lacks safety glass which should be considered.

As a further comment, boarding present over glazing to door to kitchen, again for reasons which remain unclear: safety may have been a priority in this instance.

Further observations include: handles loose in places, eg dining room; hole to base of door to cupboard to ground floor, possibly where previous animal flap has been installed; internal openings have been filled as stated previously; skirting incomplete in places and some decay noted, eg sun room. We have been informed by the owner that a second staircase was originally present in the utility room/hallway adjacent to the store and evidence can be seen in the form of boarding beneath a rug to the latter. The same has been removed and in our experience this may have been used by servants in years past. Steps adjacent improperly secured.

You will no doubt wish to redecorate to your own taste in time.

Condition Rating 2.

F8 Bathroom fittings

The fittings and appliances in the bathroom to the ground floor comprise bath with shower attachment, wash basin, WC.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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There is a cloakroom to the ground floor comprising WC, wash basin.

The fittings and appliances in the en­suite to the first floor comprise bath, WC, wash basin.

Fittings considered to be dated in places. Lack of suitable extraction/moisture resistant paint. General mould present (presumably condensation), lifting to tiles and same incomplete, eg bathroom to ground floor. Staining to bath where washer failed to tap eg en­ suite.

You should consider our findings with a view to upgrades/making good.

The owner has informed us a previous shower was present to the landing to the first floor.

Condition Rating 2.

F9 Other

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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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, and meet modern standards.

Limitations to inspection

G1 Electricity

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 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.

There is a mains electricity supply and the meter is located within the main bedroom to the first floor. An older style fuse box was noted to be present adjacent to the meter which does not conform to current regulations.

Further findings include: two strand wiring and same with lead casing (main bedroom); Bakelite­style sockets present; evidence where previous sockets have been removed and charred surrounds to timbers, eg skirting to landing; exposed electrical fittings including wiring, eg middle bedroom/utility room; older style cooker socket present, eg bedroom 2, and as stated previously, we are informed by the owner the property originally comprised two flats.

A modern consumer unit is present within the garage: see later sections.

Taking into account our findings and in the interests of safety, a thorough investigation and overhaul of the electrical system, as found to be necessary, is recommended by a suitably qualified electrician.

Condition Rating 3.

G2 Gas/oil

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 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.

The main heating is supplied by oil which is common within the subject village.

Condition Rating 1.

G3 Water

There is a mains water supply to the property and previous experience has shown that the meter/stop valve is usually located to the front in the highway.

Pipework to fittings is concealed in places and has not been tested.

Evidence where redundant pipework is present within entrance porch which we are informed supplied the first floor flat. Ceiling to same to be made good in places.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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Condition Rating 2.

G4 Heating

Heating is provided by an oil fired boiler, located in the garage, and radiators.

There is a bunded oil tank to the rear of the garage.

We are informed by the owners that the boiler/tank were installed approximately within the last 10 years. Frost stat was noted to be present.

The majority of radiators are fitted with thermostatic radiator valves (TRVs), enhancing their efficiency. A wall mounted thermostat is present within the office.

Secondary heating systems are present within the living room/office, in the form of solid fuel appliances/open fires respectively.

As a further comment, documentation fixed to the boiler indicates the last service was in November 2014 and the recommended next service in November 2015.

Condition Rating 1.

G5 Water heating

The water is heated via the oil fired boiler located in the garage which acts as a primary source. This in turn leads to a hot water cylinder with immersion heater, located in Bedroom 3. The cylinder is of an older design and eventually you may wish to upgrade to a modern thermal store in the interests of efficiency. We are informed by the owner a hot water cylinder was previously installed in the kitchen which has been removed although pipework is still present.

Condition Rating 2.

G6 Drainage

In older buildings, both foul and surface water discharge into the same pipes whilst newer properties have an attenuation system or soakaways.

As a general comment, we are only able to report on drainage installations seen within inspection chambers. We cannot confirm the condition or composition of drainage pipes in other areas. Pitch fibre drainage pipes are common on the Island, were introduced in the 1940's and used extensively until the 1970's. They were generally regarded as being cheaper than fired clay pipes, lightweight and easier to handle. These pipes often comprised wood fibre impregnated with coal tar and recent estimates have indicated that the lifespan of such materials is in the region of 40 years. They are now known to be liable to distortion and offer poor resilience to hot water, oils and fats over time. Taking into account the age of the property, it is recommended that a full inspection of the drainage system is carried out by a suitably qualified contractor, for peace of mind.

We lifted the covers to the inspection chambers to the rear/front of the property and no significant blockages were noted at the time of our inspection although some sedimentation was present to pipework.

Condition Rating 2.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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G7 Common services

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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Limitations to inspection

H1 Garage

There is a detached garage to the side of the property and we are informed by the owner this was constructed within recent years due to dilapidation of the original structure.

The garage comprises faced brick cavity elevations beneath a pitched timber framed roof covered with slate. A consumer unit is present which is in line with good safety practice, especially when using machinery. Double glazing present and vehicular access door is of an electronic design.

Overall, we have no immediate cause for concern and although our inspection was restricted, we are informed by the owner that necessary permissions have been granted, eg Building Regulation approval.

As a further comment, general weathering to timber framed pedestrian door and inset double glazed unit has failed allowing vapour to enter the void. In our opinion, adjacent heat from the boiler and external cold air have most likely contributed. You should consider this with a view to replacement.

Condition Rating 2.

H2 Other

H3 General

The boundaries to the property comprise a combination of brick/stone walls, panelled fencing, etc.

The condition and position of the boundaries of the land around the property are important as boundary walls and fences can be costly to repair and replace. Doubt over the condition of the boundaries can also lead to disputes with neighbours which can be expensive to resolve. Your legal adviser should report on the ownership of all relevant boundaries to the property.

General observations around the property include: outbuildings have been installed within recent years including log store to rear and routine maintenance can be expected to preserve longevity; evidence of re­pointing to boundary walls, especially to rear and the owner has informed us the wall to the rear of the garden has been built with engineering blocks and suitable foundations (whilst we could not confirm same, we have no reason to doubt this information); coping stones loose to boundary walls in places including bricks; drainage holes present, eg front wall; retaining walls to be monitored periodically, especially as adjacent grounds swell; cracking noted to pathways/steps in general which is common as these are quite often laid upon inadequate foundations; draining installations may have been replaced due to works to driveway; significant amount of stored materials including bricks/timber which presumably will be removed prior to completion; mature beds should be monitored and reduced in height, especially with regards to ventilating bricks to cavity walls, damp proof courses, etc.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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We are informed by the owners that a well may exist underneath either of the recessed sections to the garden wall adjacent to the lobby door, which is not uncommon in a property of this age. Decay/distortion noted to rear lean­to which should be monitored/re­ built. These lists are not exhaustive.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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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, we may refer to these in the report (for example, check whether there is a warranty covering replacement windows).

I1 Regulation

I2 Guarantees

Your legal adviser should be asked to confirm whether any relevant documentation/guarantees are available for works carried out to the property including:­ 1.

2.

3.

4.

5.

6.

7.

8.

9.

10.

11.

12.

Extensions including necessary permissions (Building Regulation approval).

Upgrades to main property roof.

Upgrades to external stacks.

Removal of stacks in places.

External joinery.

Glazing including FENSA certificates.

Garage including necessary permissions (Building Regulation approval).

Internal alterations including removal of walls and creation of same.

Heating installations including boiler/tank.

Kitchen/sanitary suites.

Upgrades to boundaries including walls.

Any other guarantees/documentation available.

Your legal advisers should check the ownership and maintenance responsibility in respect of boundaries (H3).

I3 Other matters

Property address

Tenure to be confirmed. Our valuation assumes vacant possession.

Example of recently completed Homebuyer Report, Isle of Wight

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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 be reasonably changed.

J1 Risks to the building

For peace of mind and taking into account the evidence of some cracking noted to external/internal elevations and the presence of clay subsoils, especially within the southern portion of the Island, you should check that adequate buildings insurance cover is available, including subsidence cover. The current owner informs us that such is already in place. This is a standard statement.

J2 Risks to the grounds

Boundary walls to be monitored routinely.

J3 Risks to people

Electrical fittings to be investigated and overhauled accordingly. Care to be taken with regard to steep driveway during icy conditions. Well to be considered, if present, especially with regards to children.

J4 Other

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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In my opinion the Market Value on

£ 350000

as inspected was:

17 August 2015

THREE HUNDRED AND FIFTY THOUSAND POUNDS

(amount in words) Tenure

Assumed Freehold.

Area of property (sq m)

240m² GEA

In my opinion the current reinstatement cost of the property (see note below) is:

£ 380000

THREE HUNDRED AND EIGHTY THOUSAND POUNDS

(amount in words) In arriving at my valuation, I made the following assumptions.

With regard to the materials, construction, services, fixtures and fittings, and so on I have assumed that: an inspection of those parts that I could not inspect would not identify significant defects or a cause to alter the valuation; no dangerous or damaging materials or building techniques have been used in the property; there is no contamination in or from the ground, and the ground has not been used as landfill; the property is connected to, and has the right to use, the mains services mentioned in the report; and the valuation does not take account of any furnishings, removable fittings or sales incentives.

With regard to legal matters I have assumed that: the property is sold with 'vacant possession' (your legal advisers can give you more information on this term);

the condition of the property, or the purpose the property is or will be used for, does not break any laws; no particularly troublesome or unusual restrictions apply to the property, that the property is not affected by problems which would be revealed by the usual legal inquiries and that all necessary planning permissions and Building Regulations consents (including consents for alterations) have been obtained and complied with; and the property has the right to use the mains services on normal terms, and that the sewers, mains services and roads giving access to the property have been 'adopted' (that is, they are under local­authority, not private, control).

Any additional assumptions relating to the valuation

Your legal advisers, and other people who carry out property conveyancing, should be familiar with these assumptions and are responsible for checking those concerning legal matters.

My opinion of the Market Value shown here could be affected by the outcome of the enquiries by your legal advisers (section I) and/or any further investigations and quotations for repairs or replacements.

The valuation assumes that your legal advisers will receive satisfactory replies to their enquiries about any assumptions in the report.

Other considerations affecting value

Note: You can find information about the assumptions I have made in calculating this reinstatement cost in the 'Description of the RICS HomeBuyer Service' provided. The reinstatement cost is the cost of rebuilding an average home of the type and style inspected to its existing standard using modern materials and techniques, and by acting in line with current Building Regulations and other legal requirements. This will help you decide on the amount of buildings insurance cover you will need for the property.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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"I confirm that I have inspected the property and prepared this report, and the Market Value given in the report."

Signature Surveyor's RICS number

1265082

Qualifications

BA(Hons) MRICS

For and on behalf of Company Address Town Postcode Website Email

Property address

Hose Rhodes Dickson The Estate Office, 138 High Street County

Newport PO30 1TY

Phone number

http://www.hose­rhodes­dickson.co.uk

Isle of Wight

01983 526668 Fax number

01983 822030

survey@hrdiw.co.uk

Example of recently completed Homebuyer Report, Isle of Wight Date this report 8 December 2015 was produced

Client's name

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 sign 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 representations 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 HomeBuyer Report Service' (at the back of this report) for details of what is, and is not, inspected.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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Getting quotations The cost of repairs may influence the amount you are prepared to pay for the property. Before you make a legal commitment to buy the property, you should get reports and quotations for all the repairs and further investigations the surveyor may have identified.

You should get at least two quotations 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, plumbers and so on). Some work may also need you to get Building Regulations permission or planning permission from your local authority.

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 to discover the true extent of the problem.

Who you should use for these further investigations You should ask an appropriately qualified person, though it is not possible to tell you which one. Specialists belonging to different types of organisations will be able to do this. For example, qualified electricians can belong to five different government­approved schemes. If you want further advice, please contact the 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 and so you should discuss this matter with the current owner. In some cases, the cost of investigation may be high.

When to do the work The condition ratings help describe the urgency of the repair and replacement work. The following summary may help you decide when to do the work.

Condition rating 2 ­ repairs should be done soon. Exactly when will depend on the type of problem, but it usually does not have to be done right away. Many repairs could wait weeks or months, giving you time to organise suitable reports and quotations.

Condition rating 3 ­ repairs should be done as soon as possible. The speed of your response will depend on the nature of the problem. For example, repairs to a badly leaking roof or a dangerous gas boiler need to be carried out within a matter of hours, while other less important critical repairs could wait for a few days.

Warning Although repairs of elements with a condition rating 2 are not considered urgent, if they are not addressed they may develop into defects needing more serious repairs. Flat roofs and gutters are typical examples. These can quickly get worse without warning and result in serious leaks.

As a result, you should regularly check elements with a condition rating 2 to make sure they are not getting worse.

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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The service The RICS HomeBuyer Service includes: an inspection of the property (see 'The inspection'); a report based on the inspection (see 'The report'); and a valuation, which is part of the report (see 'The valuation').

The surveyor who provides the RICS HomeBuyer Service aims to give you professional advice to help you to: make an informed decision on whether to go ahead with buying the property; make an informed decision on what is a reasonable price to pay for the property; take account of any repairs or replacements the property needs; and consider what further advice you should take before committing to purchase the property.

The inspection The surveyor inspects the inside and outside of the main building and all permanent outbuildings, but does not force or open up the fabric. This means that the surveyor does not take up carpets, floor coverings or floorboards, move furniture, remove the contents of cupboards, roof spaces, etc., remove secured panels and/or hatches or undo electrical fittings. If necessary, the surveyor carries out parts of the inspection when standing at ground level from public property next door where accessible.

The surveyor may use equipment such as a damp­meter, binoculars and torch, and may use a ladder for flat roofs and for hatches no more than 3 metres above level ground (outside) or floor surfaces (inside) if it is safe to do so.

Services to the property Services are generally hidden within the construction of the property. This means that only the visible parts of the available services can be inspected, and the surveyor does not carry out specialist tests. The visual inspection cannot assess the efficiency or safety of electrical, gas or other energy sources; plumbing, heating or drainage installations (or whether they meet current regulations); or the inside condition of any chimney, boiler or other flue.

Outside the property The surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common (shared) use. To inspect these areas, the surveyor walks around the grounds and any neighbouring public property where access can be obtained.

Buildings with swimming pools and sports facilities are also treated as permanent outbuildings, but the surveyor does not report on the leisure facilities, such as the pool itself and its equipment, landscaping and other facilities (for example, tennis courts and temporary outbuildings).

Flats When inspecting flats, the surveyor assesses the general condition of outside surfaces of the building, as well as its access areas (for example, shared hallways and staircases). The surveyor inspects roof spaces only if they are accessible from within the property. The surveyor does not inspect drains, lifts, fire alarms and security systems.

Dangerous materials, contamination and environmental issues The surveyor does not make any enquiries about contamination or other environmental dangers. However, if the surveyor suspects a problem, he or she should recommend a further investigation.

The surveyor may assume that no harmful or dangerous materials have been used in the construction, and does not have a duty to justify making this assumption. However, if the inspection shows that these materials have been used, the surveyor must report this and ask for further instructions.

The surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when inspecting properties that may fall within the Control of Asbestos Regulations 2006. With flats, the surveyor assumes that there is a 'dutyholder' (as defined in the regulations), and that in place are an asbestos register and an effective management plan which does not present a significant risk to health or need any immediate payment. The surveyor does not consult the dutyholder.

The report The surveyor produces a report of the inspection for you to use, but cannot accept any liability if it is used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk. The report focuses on matters that, in the surveyor's opinion, may affect the value of the property if they are not addressed.

The report is in a standard format and includes the following sections.

A B C D E F G H I J K L

Introduction to the report About the inspection Overall opinion and summary of the condition ratings About the property Outside the property Inside the property Services Grounds (including shared areas for flats) Issues for your legal advisers Risks Valuation Surveyor's declaration What to do now Description of the RICS HomeBuyer Service Typical house diagram

Condition ratings The surveyor gives condition ratings to the main parts (the 'elements') of the main building, garage and some outside elements. The condition ratings are described as follows.

Condition rating 3 ­ defects that are serious and/or need to be repaired, replaced or investigated urgently.

Condition rating 2 ­ 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.

Condition rating 1 ­ no repair is currently needed.

The property must be maintained in the normal way.

N I ­ not inspected.

The surveyor notes in the report if it was not possible to check any parts of the property that the inspection would normally cover.

If the surveyor is concerned about these parts, the report tells you about any further investigations that are needed.

The surveyor does not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. However, there is general advice in the 'What to do now' section at the end of the report.

Energy The surveyor has not prepared the Energy Performance Certificate (EPC) as part of the RICS HomeBuyer Service for the property. If the surveyor has seen the current EPC, he or she will present the energy­efficiency and environmental impact ratings in this report. The surveyor does not check the ratings and cannot comment on their accuracy.

Issues for legal advisers The surveyor does not act as 'the legal adviser' and does not comment on any legal documents. If, during the inspection, the surveyor identifies issues that your legal advisers may need to investigate further, the surveyor may refer to these in the report (for example, check whether there is a warranty covering replacement windows).

Continued...

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Risks

Reinstatement cost

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.

Reinstatement cost is the cost of rebuilding an average home of the type and style inspected to its existing standard using modern materials and techniques and in line with current Building Regulations and other legal requirements.

If the property is leasehold, the surveyor gives you general advice and details of questions you should ask your legal advisers.

This includes the cost of rebuilding any garage, boundary or retaining walls and permanent outbuildings, and clearing the site. It also includes professional fees, but does not include VAT (except on fees).

The valuation

The reinstatement cost helps you decide on the amount of buildings insurance cover you will need for the property.

The surveyor gives an opinion on both the Market Value of the property and the reinstatement cost at the time of the inspection (see the 'Reinstatement cost' section).

Standard terms of engagement 1

Market Value 'Market Value' is the estimated amount for which a property should exchange, on the date of the valuation between a willing buyer and a willing seller, in an arm's length transaction after the property was properly marketed wherein the parties had each acted knowledgeably, prudently and without compulsion.

costing of repairs; schedules of works; supervision of works; re­inspection; detailed specific issue reports; and market valuation (after repairs).

When deciding on the Market Value, the surveyor also makes the following assumptions.

The materials, construction, services, fixtures and fittings, and so on The surveyor assumes that: an inspection of those parts that have not yet been inspected would not identify significant defects or cause the surveyor to alter the valuation; no dangerous or damaging materials or building techniques have been used in the property; there is no contamination in or from the ground, and the ground has not been used as landfill; the property is connected to, and has the right to use, the mains services mentioned in the report; and the valuation does not take account of any furnishings, removable fittings and sales incentives of any description.

2

The surveyor ­ the service is to be provided by an AssocRICS, MRICS or FRICS member of the Royal Institution of Chartered Surveyors, who has the skills, knowledge and experience to survey, value and report on the property.

3

Before the inspection ­ you tell the surveyor if there is already an agreed, or proposed, price for the property, and if you have any particular concerns (such as plans for extension) about the property.

4

Terms of payment ­ you agree to pay the surveyor's fee and any other charges agreed in writing.

5

Cancelling this contract ­ you are entitled to cancel this contract by giving notice to the surveyor's office at any time before the day of the inspection. The surveyor does not provide the service (and reports this to you as soon as possible) if, after arriving at the property, the surveyor decides that:

Legal matters The surveyor assumes that: the property is sold with 'vacant possession' (your legal advisers can give you more information on this term); the condition of the property, or the purpose that the property is or will be used for, does not break any laws; no particularly troublesome or unusual restrictions apply to the property, that the property is not affected by problems which would be revealed by the usual legal enquiries and that all necessary planning and Building Regulations permissions (including permission to make alterations) have been obtained and any works undertaken comply with such permissions; and the property has the right to use the mains services on normal terms, and that the sewers, mains services and roads giving access to the property have been 'adopted' (that is, they are under local­authority, not private, control).

The surveyor reports any more assumptions that have been made or found not to apply.

If the property is leasehold, the general advice referred to earlier explains what other assumptions the surveyor has made.

The service ­ the surveyor provides the standard RICS HomeBuyer Service ('the service') described in the 'Description of the RICS HomeBuyer Service', unless you and the surveyor agree in writing before the inspection that the surveyor will provide extra services. Any extra service will require separate terms of engagement to be entered into with the surveyor. Examples of extra services include:

(a) he or she lacks enough specialist knowledge of the method of construction used to build the property; or (b) it would be in your best interests to have a building survey and a valuation, rather than the RICS HomeBuyer Service.

If you cancel this contract, the surveyor will refund any money you have paid for the service, except for any reasonable expenses. If the surveyor cancels this contract, he or she will explain the reason to you.

6

Liability ­ the report is provided for your use, and the surveyor cannot accept responsibility if it used, or relied upon, by anyone else.

Complaints handling procedure The surveyor will have a complaints handling procedure and will give you a copy if you ask.

Note: These terms form part of the contract between you and the surveyor.

This report is for use in England, Wales, Northern Ireland, Channel Islands and Isle of Man.

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

Property address

Example of recently completed Homebuyer Report, Isle of Wight

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