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Home Report109 Rampart AvenueGlasgowG13 3HUDate of Valuation: 01/06/2018AIMS Ref: GLA-DMcC\LM\2018\05\0263
single surveysurvey report on:Property address109 Rampart AvenueGlasgowG13 3HUCustomerHugh HarkinsPrepared byDominic McCormick, MRICS109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 1 of 22
1. Information and scope of inspectionThis section tells you about the type, accommodation, neighbourhood, age and construction of theproperty. It also tells you about the extent of the inspection and highlights anything that the surveyorcould not inspect.All references to visual inspection refer to an inspection from within the property without moving anyobstructions and externally from ground level within the site and adjoining public areas. Any referencesto left or right in a description of the exterior of the property refer to the view of someone standingfacing that part of the property from the outside.The inspection is carried out without causing damage to the building or its contents and withoutendangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved.Unless identified in the report the surveyor will assume that no harmful or hazardous materials ortechniques have been used in the construction. The presence or possible consequences of any sitecontamination will not be researched.Services such as TV/cable connection, internet connection, swimming pools and other leisure facilitiesetc. will not be inspected or reported on.DescriptionThe property under report comprises a purpose built first floor flatcontained within a two storey block of four similar type propertieswhich were originally built by the Local Authority for lettingpurposes.AccommodationThis may be summarised as follows:All On One Level: Entrance Hall; Living Room; Kitchen; Bedroom 1;Bedroom 2; BathroomGross internal floor area (m²)Approximately 68 square metresNeighbourhood and locationThe property is located within a residential area where surroundingbuildings are of a similar age and type. All main amenities andfacilities are available within a short distance.Age (year built)1950109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 2 of 22
WeatherAt the time of inspection the weather was dry and overcast.Chimney stacksThe chimney stack is of brick construction with a render cladding.Associated flashings are formed in lead.Visually inspected with the aid of binoculars where appropriate.Roofing including roof spaceThe roof is pitched, clad with interlocking concrete tiles andconstructed of timber frame with timber sarking and bitumenunderfelt.Sloping roofs were visually inspected with the aid of binoculars whereappropriate.Roof spaces were visually inspected and were entered where therewas safe and reasonable access, normally defined as being from a 3mladder within the property. If this is not possible , then physicalaccess to the roof space may be taken by other means if the Surveyordeems it safe and reasonable to do so.Rainwater fittingsThe gutters and downpipes are a combination of UPVC and cast ironconstruction.Visually inspected with the aid of binoculars where appropriate.Main wallsThe outer walls are of brick cavity construction with a facing brickroughcast cladding.Visually inspected with the aid of binoculars where appropriate.Foundations and concealed parts were not exposed or inspected.Windows, external doors andjoineryThe windows and external doors are of UPVC double glazed type.The fascia/eaves boards are formed in timber.Internal and external doors were opened and closed where keyswere available.Random windows were opened and closed where possible.Doors and windows were not forced open.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 3 of 22
External decorationsWhere applicable the external decoration has a painted finish.Visually inspected.Conservatories / porchesNot applicable.Communal areasWe have assumed that the external fabric of the building will becommunal.Circulation areas visually inspected.Garages and permanentoutbuildingsNot applicable.Outside areas and boundariesThe property benefits from both private and communal gardenground to the front, side and rear.Boundaries are formed by timber fencing.Visually inspected.CeilingsThe ceilings are of plasterboard construction.Visually inspected from floor level.Internal wallsThe internal walls are plaster on hard construction.Visually inspected from floor level.Using a moisture meter, walls were randomly tested for dampnesswhere considered appropriate.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 4 of 22
Floors including sub floorsThe flooring throughout the property is predominately of suspendedtimber joist construction with the exception of the kitchen which hasa solid concrete floor.At the time of inspection all floors were covered with fitted floorcoverings as were therefore unable to undertake an inspection of thesub floor area due to the location of the flat within the building.Surfaces of exposed floors were visually inspected. No carpets orfloor coverings were lifted.Internal joinery and kitchenfittingsThe kitchen provides a range of wall and floor mounted units.Internal doors and skirtings are of timber construction.Built-in cupboards were looked into but no stored items were moved.Kitchen units were visually inspected excluding appliances.Chimney breasts and fireplacesThe original fireplace has been removed.Visually inspected. No testing of the flues or fittings was carried out.Internal decorationsInternal decorations have a paint / papered finish.Visually inspected.CellarsNot applicable.ElectricityMains supply with the distribution board being located within theentrance hall cupboard.Accessible parts of the wiring were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess any servicesto make sure they work properly and efficiently and meet modernstandards. If any services are turned off, the surveyor will state thatin the report and will not turn them on.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 5 of 22
GasMains supply.cupboard.The gas meter is located within the entrance hallAccessible parts of the system were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess any servicesto make sure they work properly and efficiently and meet modernstandards. If any services are turned off, the surveyor will state thatin the report and will not turn them on.Water, plumbing, bathroomfittingsThe bathroom provides a three piece suite.Piping was seen to be formed in copper and UPVC.Accessible parts of the system were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess any servicesto make sure they work properly and efficiently and meet modernstandards. If any services are turned off, the surveyor will state thatin the report and will not turn them on.Heating and hot waterHeating and hot water is provided from a gas fired combinationboiler which is located within the kitchen and serves panelledradiators throughout.Accessible parts of the system were visually inspected apart fromcommunal systems, which were not inspected. No tests whatsoeverwere carried out to the system or appliances.DrainageAssumed to be gravity fed to the Local Authority main sewer.Drainage covers etc were not lifted.Neither drains nor drainage systems were tested.Fire, smoke and burglar alarmsThe property benefits from smoke detectors.Visually inspected.No tests whatsoever were carried out to the system or appliances.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 6 of 22
Additional limits to inspectionAt the time of inspection the property was occupied and fullyfurnished with fitted floor covering throughout.Only the subject flat and internal communal areas giving access tothe flat were inspected.If the roof space or under-building / basement is communal,reasonable and safe access is not always possible. If no inspectionwas possible, this will be stated. If no inspection was possible, thesurveyor will assume that there are no defects that will have amaterial effect on the valuation.The building containing the flat, including any external communalareas, was visually inspected only to the extent that the surveyor isable to give an opinion on the general condition and standard ofmaintenance.No inspection for Japanese Knotweed was carried out and unlessotherwise stated for the purpose of this report, it is assumed thatthere is no Japanese Knotweed within the boundaries of the propertyor neighbouring properties.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 7 of 22
Sectional Diagram showing elements of a typical 28293031323334353637383940Chimney potsCoping stoneChimney headFlashingRidge ventilationRidge boardSlates/tilesValley gutteringDormer projectionDormer flashingDormer cheeksSarkingRoof feltTrussesCollarInsulationParapet gutterEaves gutteringRainwater downpipeVerge boards / skewsSoffit boardsPartition wallLath / plasterChimney breastWindow pointingWindow sillsRenderingBrickwork / pointingBay window projectionLintelsCavity walls / wall tiesSubfloor ventilatorDamp proof courseBase courseFoundationsSolumFloor joistsFloorboardsWater tankHot water tankReference may be made in this report to some or all of the above componentparts of the property. This diagram may assist you in locating andunderstanding these items.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 8 of 22
2. ConditionThis section identifies problems and tells you about the urgency of any repairs by using one of thefollowing three categories:Category 3Category 2Category 1Urgent repairs or replacement are needed now. Failure to dealwith them may cause problems to other parts of the property orcause a safety hazard. Estimates for repairs or replacement areneeded now.Repairs or replacementrequiring future attention,but estimates are stilladvised.No immediate action or repairis needed.Structural movementRepair category1NotesThe property appeared to be in a structurally stable condition with noevidence of any recent or on-going movement.Dampness, rot and infestationRepair category1NotesThere was no evidence found of significant dampness, rot or infestationwithin those areas of the property available for inspection.Chimney stacksRepair category1NotesThese appeared generally in fair condition consistent with age.Roofing including roof spaceRepair category1NotesThe roof was noted to be in fair order commensurate with the age andtype of property although some on-going maintenance and repairs arelikely to be required.The inspection of the roof void revealed some evidence of damp staining.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 9 of 22
Rainwater fittingsRepair category1NotesThe presence of vegetation growth was noted to the rainwater fittings.Main wallsRepair category1NotesThe outer walls are generally in satisfactory condition having regard totheir age, type and construction.Windows, external doors and joineryRepair category1NotesThe windows and external doors are generally in satisfactory conditionalthough showing signs of wear and tear notably at working mechanisms.We would comment that double glazed window seals can fail at any time.External decorationsRepair category1NotesThe external decorations are generally in fair order. Regular repaintingwill be required if these areas are to be maintained in satisfactorycondition.Conservatories / porchesRepair category-NotesNot applicable.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 10 of 22
Communal areasRepair category1NotesThe communal areas surrounding the property appear to be adequatelymaintained.Garages and permanent outbuildingsRepair category-NotesNot applicable.Outside areas and boundariesRepair category1NotesThe boundaries appear reasonably well defined and fences etc., are inadequate condition. Regular maintenance will be required. You shouldverify with your conveyancer the extent of the boundaries attaching tothe property.CeilingsRepair categoryWithin the limits of our inspection these generally appeared in faircondition consistent with age. During redecoration some plasterfilling/repair may be required.NotesInternal wallsRepair categoryNotesThe internal walls are largely covered with decorative finishes. Duringroutine redecoration some plaster filling may be necessary.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 11 of 22
Floors including sub-floorsRepair category1NotesSections of flooring were noted to be loose.Internal joinery and kitchen fittingsRepair categoryNotesThese are generally in satisfactory condition.Chimney breasts and fireplacesRepair category1NotesChimney breasts and fireplaces have been removed and assumedadequately ventilated.Internal decorationsRepair category1NotesThe property is generally in fresh decoration throughout.CellarsRepair category-NotesNot applicable.ElectricityRepair category2NotesThe electrical installation is dated and as such we recommend that it bechecked and upgraded as necessary by an NICEIC registered ElectricalContractor.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 12 of 22
GasRepair category1NotesIt is outwith our remit to carry out tests and as a precautionary measure itis appropriate to have the gas fittings tested by a Gas Safe RegisteredEngineer.Water, plumbing and bathroom fittingsRepair category1NotesThe plumbing and fittings appear of copper/pvc piping where seen andappeared in serviceable condition but was not tested.The sanitary fittings are of modern style and type.Heating and hot waterRepair category1NotesThere is a gas fired central heating system and gas fittings and theseshould all be checked and serviced in the normal manner. In the interestsof safety it would be prudent to have all gas appliances checked by a GasSafe registered tradesman.DrainageRepair category1NotesThe property is thought to be connected to a main sewer. There was nosurface evidence to suggest the system is choked or leaking.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 13 of 22
Set out below is a summary of the condition of the property which is provided for reference only. Youshould refer to the previous comments for detailed information.Structural movement1Category 3Dampness, rot and infestation1Chimney stacks1Roofing including roof space1Rainwater fittings1Main walls1Windows, external doors and joinery1Urgentrepairsorreplacement are needednow. Failure to deal withthem may cause problems toother parts of the propertyor cause a safety hazard.Estimates for repairs orreplacement are needednow.External decorations1Conservatories / porches-Category 2Communal areas1Garages and permanent outbuildings-Outside areas and boundaries1Repairs or replacementrequiringfutureattention, but estimatesare still advised.CeilingsInternal wallsFloors including sub-floorsCategory 11Internal joinery and kitchen fittingsChimney breasts and fireplaces1Internal decorations1Cellars-Electricity2Gas1Water, plumbing and bathroom fittings1Heating and hot water1Drainage1No immediate action orrepair is needed.RememberThe cost of repairs may influence the amount someone is prepared to pay for the property. We recommend thatrelevant estimates and reports are obtained in your own name.WarningIf left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more seriousCategory 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability,value and the sale price ultimately achieved for the property. This is particularly true during slow marketconditions where the effect can be considerable.109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 14 of 22
3. Accessibility informationGuidance notes on accessibility informationThree steps or fewer to a main entrance door of the property: In flatted developments the ‘main entrance’would be the flat’s own entrance door, not the external door to the communal stair. The ‘three steps orfewer’ are counted from external ground level to the flat’s entrance door. Where a lift is present, the countis based on the number of steps climbed when using the lift.Unrestricted parking within 25 metres: For this purpose, ‘Unrestricted parking’ includes parking available bymeans of a parking permit. Restricted parking includes parking that is subject to parking restrictions, asindicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking controlsign, parking meters or other coin-operated machines.1.Which floor (s) isaccommodation on?theliving2.Are there three steps or fewer to amain entrance to a property?YesNox3.Is there a lift to the main entrancedoor of the property?YesNox4.Are all door openings greater than750mm?YesNox5.Is there a toilet on the same level asthe living room and kitchen?YesxNo6.Is there a toilet on the same level asa bedroom?YesxNo7.Are all rooms on the same levelwith no internal steps or stairs?YesxNo8.Is there unrestricted parking within 25metres of an entrance door to thebuilding?YesFirst109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-NoxPage 15 of 22
4.Valuation and conveyance issuesThis section highlights information that should be checked with a solicitor or licensed conveyancer. Italso gives an opinion of market value and an estimated cost for insurance purposes.Matters for a solicitor or licensed conveyancerThe property is located within a mining area where past underground mineral workings have beenundertaken. We would therefore recommend that a mining report be obtained from the CoalAuthority to ascertain the proximity of such mine working.Estimated reinstatement cost for insurance purposes 120,000We are of the opinion that the subjects should be insured for buildings reinstatement purposes fora sum of not less than 120,000 One Hundred and Twenty Thousand Pounds (Sterling).Valuation and market comments 110,000We are of the opinion that the market value of the subjects all as previously described and on avacant possession basis would be fairly stated in the region of 110,000 (ONE HUNDRED AND TENTHOUSAND POUNDS).Report authorDominic McCormickAddress233 St Vincent Street, Glasgow. G2 5QYSignedDate of report4/6/2018109 Rampart Avenue Glasgow G13 3HUGlasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):-Page 16 of 22
SINGLE SURVEY TERMS & CONDITIONS (WITH MVR)PART 1 – GENERAL1.1THE SURVEYORSThe Seller has engaged the Surveyors to provide the Single Survey Report and a generic MortgageValuation Report for Lending Purposes. The Seller has also
Customer Hugh Harkins Prepared by Dominic McCormick, MRICS . 109 Rampart Avenue Glasgow G13 3HU Glasgow GLA-2018\05\0263 Inspection Date:- 01/06/2018 First Inspection Date (if applicable):- Page 2 of 22 1. Information and scope of inspection
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