STRUCTURAL/BUILDING

SURVEY REPORT

PROPERTY ADDRESS:
14

Meath

CLIENTS NAME:

DATE OF SURVEY VISIT:

25th November 2021

PREPARED BY:
Surveyor
Company
 Contents
A Introduction 2
B Scope of Instruction 3
C Conditions & Terminology 4
D About the Inspection 5
E Overall Opinion and Summary of the Condition Ratings 6
F About the Property 8
G Services 10
H Outside the Property 11
I Inside the Property 16
J Grounds (including shared areas for flats / apartments) 25
K Hazardous Materials & Environmental Concerns 26
L Issues for your Legal Advisers 28
M Risks 29
N Surveyor’s Declaration 30
O What To Do Now 31
P Description of the Building Survey Report Service 32
Q Typical House Diagram 34

14 Building Survey Report 1

A Introduction
In accordance with instructions received from

Meath, .
, BSc CEng MIEI, MSc Const. &
Project Mgmt. has carried out a visual inspection of the subject property known as 14

This Building Survey report has been produced following the inspection. If you decide not to act on the advice in
this report, you do this at your own risk.

The report aims to help you:

• Make a reasoned and informed decision on whether to go ahead with buying the property
• Take account of any significant repairs or replacements the property needs; and
• Consider what further advice you should take before committing to purchase the property

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

It is to be stressed that it is not the intention of this report to enumerate each and every item of defect evident but
rather to identify those defects and matters of significance that the Surveyor advises should be considered prior to
the purchase of the property and may materially affect value.

If greater assurance is required on these matters, it will be necessary to carry out exposure works. Unless these
are carried out prior to exchange of contracts, there is a risk that additional defects and consequent repair costs
will be discovered at a later stage.

Please note that this Building Survey report is for the benefit of and their legal advisor and should not
be reproduced in whole or part without the permission of the author/s. It shall not be relied upon by any third party
without written consent of and any third party relying upon any part of this report
does so entirely at their own risk.

14 Building Survey Report 2

B Scope of Instruction
The Surveyor carries out a visual inspection only.

The Surveyor inspects the inside and outside of the main building and all permanent outbuildings, but they do not
force or open up the fabric of the building. No account can be taken for work/issues that have been covered up.

The Surveyor undertakes a visual inspection of the accessible services and comments on any obvious defects,
but he/she is not a qualified electrician, gas engineer, plumber or drainage contractor and are therefore not
qualified to test or comment in detail upon the services within the building.

The Surveyor inspects roofs, chimneys and other surfaces on the outside of the building from ground level.

The Surveyor inspects the roof structure from the attic roof hatch or inside the roof space if there is access
(although no insulation material, stored goods or other contents are lifted or moved). The Surveyor examines floor
surfaces and under-floor spaces so far as there is safe access to these (although no furniture, floor coverings or
other contents are lifted or moved). The Surveyor does not remove the contents of cupboards. The Surveyor is
not able to assess the condition of the inside of any chimney, boiler or other flues. Also, the Surveyor does not
remove secured panels or undo electrical fittings.

The Surveyor notes in their report if they are not able to check any parts of the property that the inspection would
normally cover. If the Surveyor is concerned about these parts, the report will tell 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. Some maintenance and repairs suggested may be expensive.

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

14 Building Survey Report 3

C Condition Ratings & Terminology
To help describe the condition of the home, this report provides 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 section E the elements are presented in an overall summary table with the elements that have the worst
condition rating reported first. In the element boxes in parts G, H, I, J and K, the report describes the elements in
more detail. The condition ratings are described below.

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

3 Defects that are serious and/or need to be repaired, replaced or investigated urgently. Failure to do so
could risk serious safety issues or severe long-term damage to your property

2 Defects that need repairing or replacing but are not considered to be either serious or urgent. These
elements must also be maintained in the normal way.

1 No repair is currently needed. The elements listed here must be maintained in the normal way. No
obvious defect / presence noted during the visual inspection.

NI Not inspected (see section B Scope of Inspection).

N/A No condition rating provided as element not present or not applicable.

Where the phrases immediate, short term, medium term, long term and very long term are used they generally
mean the following:

Immediate: As soon as possible

Short term: Within 1 - 3 years
Medium term: Within 3 - 5 years
Long term: Within 5 - 10 years
Very long term: Within 10 - 20 years

14 Building Survey Report 4

D About the Inspection
Surveyor's Name

Surveyor's Qualification
BSc CEng MIEI, MSc Const. & Project Mgmt.

Company Name

Contact Details

Date of the inspection Report reference number

Related party disclosure

Not applicable

Full address of the property

14

Meath

Weather conditions when the inspection took place

When I inspected the property, the weather was cold and windy following dry weather.

The status of the property when the inspection took place

The property was unoccupied by present owners/tenants at the time of inspection.

14 Building Survey Report 5

E Overall Opinion and Summary of the
Condition Ratings
This section provides our overall opinion of the property and summarises the condition ratings of the different
elements of the property. To determine the condition of the property, the Surveyor assesses the main parts (the
'elements') of the building, garage and some outside areas. These elements are rated on the urgency of
maintenance needed, ranging from 'very urgent' to 'no issues recorded'.

If an element is made up of several 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 noted here.

To make sure you get a balanced impression of the property, the Surveyor strongly recommends that you read all
sections of the report, in particular the ‘What to do now’ section and discuss this with the Surveyor if required.

The overall opinion of the property

This property is considered to be a reasonable proposition for purchase, 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, I see no reason why there should be any special difficulty on resale in normal market conditions.

Elements that require urgent attention

3 Section of the report Element number Element name
G: Outside the property

H: Inside the property

I: Services

J: Grounds

K: Hazards & Environment

Elements that require attention but are not serious or urgent

2 Section of the report Element number Element name
G: Outside the property G4 Main walls

H: Inside the property H2 Ceilings

H3 Walls and partitions
H4 Floors
H6 Built-in fittings
H7 Woodwork (e.g. staircase and joinery)
H8 Bathroom fittings

I: Services

J: Grounds

K: Hazards & Environment

14 Building Survey Report 6

E
Elements with no current issues
1 Section of the report Element number Element name
G: Outside the property G1 Chimney stacks
G2 Roof coverings
G3 Rainwater pipes and gutters
G5 Windows
G6 External doors
G7 Conservatory and porches
G9 External Decoration

H: Inside the property H1 Roof structure

H5 Fireplaces, chimney breasts and flues
H9 Dampness, condensation and timber defects
H10 Thermal insulation & energy efficiency
H11 Internal Decoration

I: Services I1 Electricity
I2 Gas/Oil
I3 Water supply & plumbing
I4 Heating
I5 Water heating
I6 Drainage

J: Grounds J2 Gardens & Outbuildings

J3 Boundary & Other

K: Hazards & Environment K1 Asbestos

K2 Pyrite
K3 Mica
K4 Security & means of escape
K5 Flood risk

Elements not inspected

NI Section of the report Element number Element name
G: Outside the property

H: Inside the property

I: Services

J: Grounds

K: Hazards & Environment K6 Radon risk

K7 Invasive plants

No condition rating provided as element not present or not applicable

N/A Section of the report Element number Element name
G: Outside the property

H: Inside the property

I: Services

J: Grounds J1 Garage

K: Hazards & Environment

14 Building Survey Report 7

F About the Property
Please note that all references in this report to left, right, front or rear are described assuming the reader is
standing within the front of the property facing the front elevation of the property..

Type of property
The property is a dormer bungalow.

The property has 4 bedrooms.

Approximate year the property was built

Based on my knowledge of the area and housing styles, I think the property was built between 10 -15years.

Approximate year the property was extended

Approximate year the property was converted

Information relevant to apartments, flats and maisonettes

Freehold / Leasehold
We have not been advised of the tenure of the property. Your Legal adviser must advise you.

Construction
The property is built using traditional materials and techniques.

14 Building Survey Report 8

F Accommodation

Floor

Ground
Living
rooms

1
Bed
rooms

1
Bath or
shower

1
Separate
toilet
Kitchen

1
Utility
Room

1
Conser-
vatory
Other

1
Name of
Other
Sitting
Room/
Lounge

First 3 1 1 1 Hot press

14 Building Survey Report 9

F
Energy Efficiency Rating
The BER (Building Energy rating) was not shared with the Surveyor prior to the inspection.

The BER report will have recommendations on how to improve the energy efficiency of the property.

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

Gas Electric Water Drainage

  

Central heating
Gas Electric Solid fuel Oil

 

Heat pumps Solar Other None

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

Grounds
The property has private gardens to to the front and rear.

There is parking at the property to the front with tarmac finish.

Location
The property is in an urban setting. It is approximately 12 km from Navan Town.

Facilities
The property is close to transport services, schools, shops, etc.

Local Environment
I am not aware of any issues in the local environment.

14 Building Survey Report 10

G Outside the Property
Limitations to inspection

G1 Chimney stacks
The chimney is located within the wall of sitting room is painted finished internally and dash render
painted over roof level. The base, stepping and cap of lead flashing look relatively in good state but 1
should be checked to ensure no loose edge. The chimney stacks have a dash finish.

Photo - 1 Photo - 2

G2 Roof coverings
The main roof on the property is pitched. The main roof is covered with slate. It is recommended that
the roof slate should be water pressure washed some indication of fungus and mould growing. There 1
is an obvious wetness patches noticed on the roof slate between the bay windows

Photo - 3 Photo - 4

14 Building Survey Report 11

G
Photo - 5 Photo - 6

Photo - 7

G3 Rainwater pipes and gutters

The rainwater pipes and gutters are made of uPVC. The rainwater pipes and gutters show signs of
discolouration and stains. This needs to be cleaned. 1

Photo - 8

G4 Main walls
The outside walls are built of concrete blocks with an air gap between the inside and outside faces
(called a cavity wall). There are hairline cracks noticed on front and rear elevations. 2

General Notes on Cracks

It important to know that concrete and brick as building materials commonly used, do crack after
during and after construction. However, the interpretation of the crack pattern and the cause of it

14 Building Survey Report 12

G
determine the severity and otherwise.

The most common problem in both old buildings and new built is cracking in the exterior and interior
walls.
Cracks can result from:
? settlement
? thermal movement
? subsidence
Settlement is caused by the evaporation of moisture from the bricks; this occurs most often in new
buildings. Settlement can be seasonal; in the winter, moisture in the ground increases and in the
summer the ground dries out; cracks can open and close during that time.
Thermal movement is usually seasonal; in the summer the walls expand, and in the winter the walls
cool and contract.
Subsidence happens when the ground loses its load-bearing capacity. This usually happens if the
soil is rich in clay and is worse in houses with shallow foundations. The problem can be exacerbated
by plants and trees such as eucalyptus, oak, Leylandii, poplar and willow. Be warned that the
complete removal of trees can cause 'heave'; moisture is no longer drawn from the ground and the
sub-soil swells. The other cause of subsidence is where water washes away a sandy or gravelly soil,
for example when a drain has cracked.

Cracks in or above lintels or below cills are usually caused by minor settlement; a 'tell- tale' can be
used to determine if the crack is stable. The lintel can be taken out, the damaged area rebuilt and
the lintel re-instated.
Cracks where a bay meets the main wall are common; the smaller bay has settled less than the rest
of the house. If the crack is less than 5mm and dirty, then no attention is required. Lime mortar can
be used to fill the crack if you wish.
Long cracks in walls, away from windows and doors, particularly if the brick or stone is cracked,
rather than just the pointing, are of more concern. If the wall is bulging, wall- plates or ties can be
used to restrain the wall. Vertical movement is usually caused by subsidence or heave. Both can be
caused by major changes in the moisture level in the ground. These result from climate change or
from the removal or growth of trees.

Crack Analysis ( Case Study - Base on Inspection)

Our inspection (visual) and photographic survey show that the cracks are hairline cracking usually
like pencil line.
The cracks on the ceiling and walls are hairline cracking.
The possibility of a serious settlement or subsidence is not likely as there are no visible diverging
cracks on any of the main exterior walls and on the perimeter joints of the building base and footpath.
For example, the brick exterior, should show corresponding crack in the mortar between the bricks -
this would indicate more of a foundations settling, as would a crack in the foundation itself.
The substructure (foundation) appear to be in good conditions as there no disturbing crack pattern
to prove otherwise. Then, it is more likely that the wall shifted sideways, at an angle. This type of
movement is fairly normal for most houses, depending on the season, if there are prevailing wind
directions, etc.

This type of cracks can be very minor such as one above a lintel or at the join between a bay and
the main wall. More worrying cracks normally appear in main walls and extending for more than one
metre or so. The size and shape of the crack is also important. Most experts agree that a crack of
less than 5mm is usually unimportant, if there is no sign of bulging or sideways shifting. If the crack
is dirty and has cobwebs in and over it, then it is likely to be long-standing and stable.
Cracks in or above lintels or below cills are usually caused by minor settlement; a 'tell-tale' can be
used to determine if the crack is stable.

14 Building Survey Report 13

G
Photo - 9 Photo - 10

Photo - 11

G5 Windows
The double glazed windows are made of uPVC.
1
G6 External doors
The front door is uPVC with double-glazing. The letter box cover on the inside face is missing.
1

Photo - 12 Photo - 13

G7 Conservatory and porches

The porch is located to the front of the property.
1

14 Building Survey Report 14

G
G8 Other joinery and finishes

G9 External Decoration
No external redecoration of the property is requried at this time.
1

14 Building Survey Report 15

H Inside the Property
Limitations to inspection

H1 Roof structure
The internal roof structure is built of timber. The roof space has mineral wool thermal insulation
between the joists and rafters. 1

Photo - 14 Photo - 15

Photo - 16 Photo - 17

H2 Ceilings
The ceilings are made of suspended timber with modern plasterboard finish. There are hairline
cracks and discolouration/cosmetic stains onticed on the ceiling. There might be water ingress or 2
leak, this should be assessed by competent specialist.

14 Building Survey Report 16

H
Photo - 18 Photo - 19

Photo - 20 Photo - 21

Photo - 22 Photo - 23

H3 Walls and partitions

The internal walls and partitions are built of masonry and timber stud with skim plaster finish.
There are obvious hairline cracks on the walls. All walls with wallpaper should be examined to exsure 2
no hidden cracks and cosmestic stain due to damp should also be checked. some of the wallpapers
are gardually peeling off or wth loose edges.

General Notes on Cracks

It important to know that concrete and brick as building materials commonly used, do crack after
during and after construction. However, the interpretation of the crack pattern and the cause of it
determine the severity and otherwise.

The most common problem in both old buildings and new built is cracking in the exterior and interior
walls.
Cracks can result from:

14 Building Survey Report 17

H
? settlement
? thermal movement
? subsidence
Settlement is caused by the evaporation of moisture from the bricks; this occurs most often in new
buildings. Settlement can be seasonal; in the winter, moisture in the ground increases and in the
summer the ground dries out; cracks can open and close during that time.
Thermal movement is usually seasonal; in the summer the walls expand, and in the winter the walls
cool and contract.
Subsidence happens when the ground loses its load-bearing capacity. This usually happens if the
soil is rich in clay and is worse in houses with shallow foundations. The problem can be exacerbated
by plants and trees such as eucalyptus, oak, Leylandii, poplar and willow. Be warned that the
complete removal of trees can cause 'heave'; moisture is no longer drawn from the ground and the
sub-soil swells. The other cause of subsidence is where water washes away a sandy or gravelly soil,
for example when a drain has cracked.

Cracks in or above lintels or below cills are usually caused by minor settlement; a 'tell- tale' can be
used to determine if the crack is stable. The lintel can be taken out, the damaged area rebuilt and
the lintel re-instated.
Cracks where a bay meets the main wall are common; the smaller bay has settled less than the rest
of the house. If the crack is less than 5mm and dirty, then no attention is required. Lime mortar can
be used to fill the crack if you wish.
Long cracks in walls, away from windows and doors, particularly if the brick or stone is cracked,
rather than just the pointing, are of more concern. If the wall is bulging, wall- plates or ties can be
used to restrain the wall. Vertical movement is usually caused by subsidence or heave. Both can be
caused by major changes in the moisture level in the ground. These result from climate change or
from the removal or growth of trees.

Crack Analysis ( Case Study - Base on Inspection)

Our inspection (visual) and photographic survey show that the cracks are hairline cracking usually
like pencil line.
The cracks on the ceiling and walls are hairline cracking.
The possibility of a serious settlement or subsidence is not likely as there are no visible diverging
cracks on any of the main exterior walls and on the perimeter joints of the building base and footpath.
For example, the brick exterior, should show corresponding crack in the mortar between the bricks -
this would indicate more of a foundations settling, as would a crack in the foundation itself.
The substructure (foundation) appear to be in good conditions as there no disturbing crack pattern
to prove otherwise. Then, it is more likely that the wall shifted sideways, at an angle. This type of
movement is fairly normal for most houses, depending on the season, if there are prevailing wind
directions, etc.

This type of cracks can be very minor such as one above a lintel or at the join between a bay and
the main wall. More worrying cracks normally appear in main walls and extending for more than one
metre or so. The size and shape of the crack is also important.
Most experts agree that a crack of less than 5mm is usually unimportant, if there is no sign of bulging
or sideways shifting. If the crack is dirty and has cobwebs in and over it, then it is likely to be long-
standing and stable.
Cracks in or above lintels or below cills are usually caused by minor settlement; a 'tell-tale' can be
used to determine if the crack is stable.

Photo - 24 Photo - 25

14 Building Survey Report 18

H
Photo - 26 Photo - 27

Photo - 28 Photo - 29

H4 Floors
The ground floor is built of solid concrete floor on ground bearing slab. Floor is finished with
laminated floor system. There is a drop or dip noticed in some areas of the laimated finished floor of 2
sitting room. The first floor is suspended timber joist with polished timber finishes.

Photo - 30 Sitting room timber finishes

H5 Fireplaces, chimney breasts and flues

The property includes chimney stacks in sitting room and living room.
1

14 Building Survey Report 19

H
H6 Built-in fittings
The wall tiles of the shower enclosure show sign of tile surface and joints sealant wear. The skirting
board in the bathroom shows sign of timber rot - it should be checked dry and wet rot. 2

Photo - 31 Photo - 32

H7 Woodwork (e.g. staircase and joinery)

The doors, architraves and frames are made of hardwood with varnish finish. The staircase shows
signs of worn out and cosmestic stains. 2

Photo - 33 Photo - 34

Photo - 35 Photo - 36

H8 Bathroom fittings
The fittings and appliances in the bathroom comprise bath, WC, WHB and separate shower. The
wall tiles of the shower enclosure show sign of tile surface and joints sealant wears. This might be 2
susceptible to leak or water ingress which might be the cause of water stains and discolouration on
the ceiling below. There are joint cracks alon the WHB abd wall tiles.

14 Building Survey Report 20

H
Photo - 37 Photo - 38

Photo - 39 Photo - 40

H9 Dampness, condensation and timber defects

Due to the presence of textured wall coatings I was not able to confirm the presence of a DPC (damp-
proof course). However no dampness was detected internally and it is likely that an effective DPC 1
exists.

H10 Thermal insulation & energy efficiency

The property appears to be partially insulated. This will result in lower internal temperatures and
higher heating costs. Additional insulation is required on the external walls and attic space to comply 1
with current Building Regulations.

H11 Internal Decoration

The internal decorations are generally in good condition but some areas are marked and in need of
redecoration. 1

14 Building Survey Report 21

I Services
Services are generally hidden within the construction of the property. This means that the Surveyor can only
inspect the visible parts of the available services, and he/she does 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

I1 Electricity
Safety warning: It is recommended that you should get a registered electrician to check the property and its
electrical fittings and that a periodic inspection and testing is carried out at the following times: for tenanted
properties every 5 years or at each change of occupancy, whichever is sooner; at least every 10 years for an
owner-occupied home.

There is a mains electricity supply and the meter unit is located in the Utility room. The electricity
supply was on when I inspected. 1

Photo - 41

I2 Gas/Oil
Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and
serviced by an appropriately qualified Registered Gas Installer (RGI) or Registered Heating Engineer and in line
with the manufacturer’s instructions. For tenanted properties by law a 12 monthly gas safety check must be
carried out on every gas appliance/flue. A gas safety check will make sure gas fittings and appliances are safe to
use. 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.

The fuel oil storage tank is in rear garden and is made of plastic tank. Condition rating 1. No repair is
currently needed. The property must be maintained in the normal way. 1

14 Building Survey Report 22

I
Photo - 42 Photo - 43

I3 Water supply & plumbing

Safety warning: It is recommended that you should get a fully insured and registered plumber to check the
property’s drains and its plumbing fittings and that a periodic inspection and testing is carried out at the following
times: for tenanted properties every 5 years or at each change of occupancy, whichever is sooner; at least every
10 years for an owner-occupied home.

There is an independent mains water supply to the property. The external stop valve is located under
the Kitchen sink. 1
I4 Heating
The property is heated by oil.
1

Photo - 44 Photo - 45

I5 Water heating
The hot water is provided by the heating system boiler.
1
I6 Drainage
The property is connected to the public sewer and the drainage system consists of a separate drain
for both surface water (rainwater, water from yard drains) and foul water (waste water from WCs, 1
baths, showers sinks, basins and dishwashers).

I7 Common services

14 Building Survey Report 23

I

14 Building Survey Report 24

J Grounds (including shared areas for
apartments or flats)
Limitations to inspection

J1 Garage

N/A
J2 Gardens & Outbuildings
The property has private gardens to the front and rear.
1
J3 Boundary & Other
The boundaries of the property consist of block walls. The features are affected by the following
problems obvious settlement cracking on the front fence. 1

Photo - 46 Photo - 47

14 Building Survey Report 25

K Hazardous Materials & Environmental
Concerns
K1 Asbestos
No obvious signs of asbestos.
1
K2 Pyrite
We have not undertaken a full Pyrite survey as part of this report and are therefore unable to comment that the
property is free from such material. Should you require assurances in this respect we would strongly advise you
instruct a competent person to perform a Pyrite test in accordance with NSAI Standard I.S. 398-1:2017.

No obvious signs of Pyrite.

1
Pyrite or Iron Pyrite (FeS2) is a very common mineral that is present in many sedimentary rocks as
framboidal crystals. Subject to certain conditions, pyrite is problematic in confined construction, such
as under floor filling and bridge embankments.

This is due to a chemical reaction that can cause pyritic backfill to swell.

The tell-tale signs of pyrite damage

The followings are the visible signs on a building with suspected pyrite problems

* Heaving (lifting) of a floor slab resulting in slopes and cracks

* Cracks to floor tiles/damage to floor finishes
* Uplift at external door thresholds
* Doors catching floors
* Cracks over doors on internal walls
* Ground floor stud partitions with cracks, bulging of plaster slabs
* Horizontal cracking externally at DPC level.

Generally, there are no visible defects to raise any suspicion of the presence of pyrite as discussed
above. However, If your peace of mind is paramount, and you have to know without any shadow of
doubt that your house does not have pyrite, then the only certain way is to carry out a pyrite test
according to I.S. 398-1:2013.

K3 Mica
We have not undertaken a Mica survey as part of this report and are therefore unable to comment that the
property is free from such material. Should you require assurances in this respect we would strongly advise you
obtain the relevant report from suitably qualified consultants.

No obvious signs of Mica.

1
K4 Security & means of escape
The property is not protected by an alarm.
1

14 Building Survey Report 26

K
K5 Flood risk
The property is in an area that is unlikely to flood.
1
Visit www.floodinfo.ie to check if the property is in an area that is vulnerable to flooding.

K6 Radon risk
In some parts of the country, a naturally occurring and invisible radioactive gas called radon can build
up in properties. In the worst cases, this can be a safety hazard. NI
Radon can enter your home from the ground and build up to high levels indoors. Homes in some
parts of the country are more likely to have a radon problem than others. These are called High
Radon Areas and are shown in light brown or dark brown on the radon map on https://www.epa.ie/
environment-and-you/radon/radon-map/ Even if your home is not in a High Radon Area, it may have
high levels of radon.

K7 Invasive plants
I have not checked for Japanese Knotweed or any other invasive plants. It is recommended that you
commission an inspection and a report from a qualified contractor in this regard if it is a concern for NI
you, as I cannot rule out the presence of Japanese Knotweed or any other invasive plants.

14 Building Survey Report 27

L Issues for your Legal Advisers
The Surveyor does not act as ‘the Legal Adviser’ and will not comment on any legal documents. However, 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).

L1 Regulation

L2 Guarantees & warranties

L3 Insurance & reinstatement

L4 Other matters

14 Building Survey Report 28

M 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 be reasonably changed.

M1 Risks to the building

M2 Risks to the grounds

M3 Risks to people

M4 Other

14 Building Survey Report 29

N Surveyor’s Declaration
“I confirm that I have inspected the property and prepared this report”

Qualifications

Company

Address County

Property address

Clients name Date this report was produced

This report has been prepared by a surveyor (‘the Individual Surveyor’) merely in his or her capacity as an
employee or agent of a firm or company or other business entity (‘the Company’). The report is the product of the
Company, not of the Individual Surveyor.

All of the statements and opinions contained in this report are expressed entirely on behalf of the Company, which
accepts sole responsibility for these. For his or her part, the Individual Surveyor assumes no personal financial
responsibility or liability in respect of the report and no reliance or inference to the contrary should be drawn.

14 Building Survey Report 30

O What To Do Now
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 government-approved 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.

14 Building Survey Report 31

P Description of the Building Survey
Report Service
health or need any immediate payment. The Surveyor does not
The service consult the duty holder.
The Building Survey Report Service includes:
The report
• a visual inspection of the property (see ‘The inspection’);
The Surveyor produces a report of the inspection for you to use but
• a report based on the inspection (see ‘The report’).
cannot accept any liability if it is used by anyone else. If you decide
The Surveyor who provides the service aims to give you not to act on the advice in the report, you do this at your own risk. The
professional advice to help you to: report focuses on matters that, in the surveyor’s opinion, may affect
• make an informed decision on whether to go ahead with buying the the value of the property if they are not addressed.
property The report is in a standard format and includes the following
• take account of any repairs or replacements the property needs; sections.
• describe the identifiable risk of potential or hidden defects; and
A Introduction
• consider what further advice you should take before committing to
purchase the property B Scope of Instruction
C Conditions & Terminology
The inspection D About the Inspection
The Surveyor inspects the inside and outside of the main building and E Overall Opinion and Summary of the Condition Ratings
all permanent outbuildings, but does not force or open up the fabric. F About the Property
This means that the Surveyor does not take up carpets, floor G Outside the Property
coverings or floorboards, move furniture, remove the contents of
H Inside the Property
cupboards, roof spaces, etc., remove secured panels and/or hatches
or undo electrical fittings. I Services
If necessary, the Surveyor carries out parts of the inspection when J Grounds (including shared areas for flats / apartments)
standing at ground level from public property next door where K Hazardous Materials & Environmental Concerns
accessible. The Surveyor may use equipment such as a damp-meter, L Issues for your Legal Advisers
binoculars and torch, and may use a ladder for flat roofs and for M Risks
hatches no more than 3 metres above level ground (outside) or floor N Surveyor’s Declaration
surfaces (inside) if it is safe to do so. No account can be taken for O What to do now
work/issues that have been covered up. P Description of the Building Survey Report Service
Q Typical house diagram
Services to the property
Services are generally hidden within the construction of the property. Condition ratings
This means that only the visible parts of the available services can be The Surveyor gives condition ratings to the main parts (the ‘elements’)
inspected, and the Surveyor does not carry out specialist tests. The of the main building, garage and some outside elements. The
visual inspection cannot assess the efficiency or safety of electrical, condition ratings are described as follows.
gas or other energy sources; plumbing, heating or drainage Condition rating 3 – defects that are serious and/or need to be
installations (or whether they meet current regulations); or the inside repaired, replaced or investigated urgently.
condition of any chimney, boiler or other flue.
Condition rating 2 – defects that need repairing or replacing but
Outside the property are not considered to be either serious or urgent. The property
The Surveyor inspects the condition of boundary walls, fences, must be maintained in the normal way.
permanent outbuildings and areas in common (shared) use. To Condition rating 1 – no repair is currently needed. The property
inspect these areas, the Surveyor walks around the grounds and any must be maintained in the normal way.
neighbouring public property where access can be obtained. NI – not inspected.
Buildings with swimming pools and sports facilities are also treated as N/A – No condition rating provided as element not present or not
permanent outbuildings, but the Surveyor does not report on the applicable.
leisure facilities, such as the pool itself and its equipment, landscaping The Surveyor notes in the report if it was not possible to check any
and other facilities (for example, tennis courts and temporary parts of the property that the inspection would normally cover. If the
outbuildings). Surveyor is concerned about these parts, the report tells you about
Apartments or Flats any further investigations that are needed.
The Surveyor does not report on the cost of any work to put right
When inspecting apartments or flats, the Surveyor assesses the
defects or make recommendations on how these repairs should be
general condition of outside surfaces of the building, as well as its
carried out. However, there is general advice in the ‘What to do now’
access areas (for example, shared hallways and staircases). The
section at the end of the report.
Surveyor inspects roof spaces only if they are accessible from within
the property. The Surveyor does not inspect drains, lifts, fire alarms Energy
and security systems. The Surveyor has not prepared the Building Energy Rating Certificate
Dangerous materials, contamination and environmental (BER) as part of the Service for the property. If the Surveyor has seen
the current BER, he or she will present the energy- efficiency and
issues
environmental impact ratings in this report. The Surveyor does not
The Surveyor does not make any enquiries about contamination or
check the ratings and cannot comment on their accuracy.
other environmental dangers. However, if the Surveyor suspects a
problem, he or she should recommend a further investigation. Issues for legal advisers
The Surveyor may assume that no harmful or dangerous materials The Surveyor does not act as ‘the Legal Adviser’ and does not
have been used in the construction and does not have a duty to justify comment on any legal documents. If, during the inspection, the
making this assumption. However, if the inspection shows that these Surveyor identifies issues that your legal advisers may need to
materials have been used, the Surveyor must report this and ask for investigate further, the Surveyor may refer to these in the report (for
further instructions. example, check whether there is a warranty covering replacement
The Surveyor does not carry out an asbestos inspection and does not windows).
act as an asbestos inspector when inspecting properties that may fall This report has been prepared by a Surveyor (‘the Individual
within the Control of Asbestos Regulations 2012. With flats, the Surveyor’) merely in his or her capacity as an employee or agent of a
Surveyor assumes that there is a ‘duty holder’ (as defined in the firm or company or other business entity (‘the Company’). The report
regulations), and that in place are an asbestos register and an is the product of the Company, not of the Individual Surveyor. All of
effective management plan which does not present a significant risk to the statements and opinions contained in this report are expressed

14 Building Survey Report 32

P
entirely on behalf of the Company, which accepts sole responsibility Whilst the report includes comments upon the principal elements of
for these. For his or her part, the Individual Surveyor assumes no the fabric of the building or the demised premises, especially floors,
personal financial responsibility or liability in respect of the report and walls and roof as appropriate, together with general remarks on the
no reliance or inference to the contrary should be drawn. finishes and services, it does not extend to a list of minor items that
In the case of sole practitioners, the surveyor may sign the report in are not relevant to the main advice. Similarly, the Surveyor has
his or her own name unless the surveyor operates as a sole trader examined major outbuildings but has not made detailed comment
limited liability company. about light or temporary structures unless specified to the contrary.
External roof surfaces, chimneys, gutters, eaves, boards and other
Risks features at high level have been viewed from the ground or from the
This section summarises defects and issues that present a risk to the upper storey windows, unless access to the roof access to the roof
building or grounds, or a safety risk to people. These may have been was readily, and safely, obtainable during our inspection.
reported and condition rated against more than one part of the The Surveyor has not, except to the extent mentioned in the report,
property or may be of a more general nature, having existed for some carried out any tests or made any enquiries concerning particular
time and which cannot reasonably be changed. materials nor have we calculated any floor areas or reappraised
If the property is leasehold, the Surveyor may give you general advice original design criteria.
and details of questions you should ask your legal advisers. The Surveyor has visually examined the services to the building
Standard terms of engagement where these are not covered up and, as a result, are exposed to such
an inspection. The Surveyor has not made any specific or specialist
1 The service – the Surveyor provides the standard Survey test of them.
Service (‘the service’) described in the ‘Description of the Building
The Surveyor has undertaken a visual inspection of the accessible
Survey Report Service’, unless you and the Surveyor agree in
services and comment on any obvious defects, but is not a qualified
writing before the inspection that the surveyor will provide extra
electrician, gas engineer, plumber or drainage contractor and is
services. Any extra service will require separate terms of
therefore not qualified to test or comment in detail upon the services
engagement to be entered into with the Surveyor. Examples of
within the building. The Surveyor will not lift up any fixed floor
extra services include:
coverings, move heavy furniture, remove secured panels. The
• costing of repairs Surveyor will also not remove any stored goods or the contents of
• schedules of works cupboards.
• supervision of works
Third party indemnities or claims
• re-inspection and
Where the Surveyor binds in documents produced by others within
• detailed specific issue reports.
our reports, these are provided for convenience and to take aid in
2 The surveyor – the service is to be provided by a qualified placing our report in context. The Surveyor does not undertake to
Surveyor, who has the skills, knowledge and experience to check the accuracy of such documents, unless otherwise agreed and
survey and report on the property. confirmed by ourselves.
3 Before the inspection – you tell the Surveyors if you have any The Surveyors commenting upon documents produced by others
concerns (such as plans for extension) about the property. within our report should not be thought of as a substitute for referring
4 Terms of payment – you agree to pay the Surveyor’s fee and to the documents for full provisions made. The Surveyor has based
any other charges agreed in writing. their comment upon the documentation made available at the time of
5 Cancelling this contract – nothing in this clause 5 shall operate our inspection and report. The Surveyor can take no responsibility
to exclude, limit or otherwise affect your rights to cancel under the where the context of missing or delayed documents conflicts with their
Consumer Contracts Regulations or the Consumer Rights Act, or assessment.
under any such other legislation as may from time to time be Should further relevant documentation subsequently be made
applicable. Entirely without prejudice to any other rights that you available then the Surveyor would recommend that you provide them
may have under any applicable legislation, you are entitled to with copies so that they might amend or refine our advice to you. In
cancel this contract in writing by giving notice to the Surveyor’s the event of any conflict or query upon the documentation, you should
office at any time before the day of the inspection, and in any obtain your solicitor’s view prior to initiating any action.
event within fourteen days of entering into this contract. Please
Risk analysis
note that where you have specifically requested that the Surveyor
The Surveyor comments upon any major risk hazards they might have
provides services to you within fourteen days of entering into the
seen during the course of their on site inspection where specifically
contract, you will be responsible for fees and charges incurred by
requested by you and they have written accepting such instructions.
the Surveyor up until the date of cancellation.
The Surveyor has undertaken to do so on the understanding that their
6 Liability – the report is provided for your use, and the Surveyor
comments do not result from an exhaustive or detailed investigation
cannot accept responsibility if it is used, or relied upon, by
but rather are those which might reasonably be seen during the
anyone else.
duration of their inspection and viewed in light of the weather
Complaints handling procedure conditions at the time.
The Surveyor is required to provide you with contact details, in writing, Interim reports
for their complaints department or the person responsible for dealing
Any reports, verbal or in writing, given to the client prior to the issue of
with client complaints. Where the Surveyor is party to a redress
the completed written survey report, represent the interim views only
scheme, those details should also be provided. If any of this
and the Surveyor reserves the right to develop further any opinions
information is not provided, please notify the Surveyor and ask that it
expressed. In addition, the Surveyor reserves their right to add further
be supplied.
opinions, or more comment upon relevant items, within the completed
Note: These terms form part of the contract between you and the written survey report.
surveyor.
Deleterious materials
Elements, structure, finishes, components and services Where lists of precluded materials are forthcoming from others the
During the inspection the Surveyor has been as thorough as possible Surveyor does not warrant that such materials are deleterious.
in the circumstances though they have not inspected woodwork or The Surveyor has not undertaken an asbestos, pyrite or mica survey
other parts of the structure which are covered, unexposed or as part of this report and are therefore unable to comment that the
inaccessible and they are therefore unable to report that such parts of property is free from such material. Should you require assurances in
the property are free of rot, beetle or other defects. The Surveyor has, this respect we would strongly advise you obtain the relevant report
however endeavoured to draw reasonable conclusions from the from suitably qualified consultants.
available evidence.

14 Building Survey Report 33

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

14 Building Survey Report 34