Report Date: 27/04/2017 SURVEY REPORT CLIENT Mr x address SURVEYED BY DATE OF SURVEY 27/04/2017 Directions are as if facing front elevation unless otherwise stated PLEASE READ CAREFULLY THE CONTENTS OF THIS REPORT, THE FOLDER AND ALL ENCLOSURES WHICH ALL FORM PART OF THE CONTRACT OFFER. In accordance with your verbal instructions received on 25/04/2017, we have reported on the following: Rising dampness to the walls confined to the left hand elevation We draw your attention to the matters set out in the ‘Scope of Survey’ section of the Quotation part of this Report and would ask you to read those notes carefully. If you have any concerns or queries as to the effect these matters may have upon the treatments recommended in this Report or if you believe that we have misinterpreted your survey instructions, please let us know at once. ver 170116 Property Description Semi-detached House. Occupied Status The property was occupied at the time of our inspection. Weather Conditions At the time of our inspection it was dry. The inspection of the property was generally restricted by floor coverings. RISING DAMP To the walls scheduled below. Please read carefully, in conjunction with this report, the Important Notes, enclosures, standard work specifications and the For Action by Client document, as these all form part of our Contract offer. External Observations (from ground level) Masonry Brickwork facing to left elevation is spalled in isolated areas. Spalled brickwork can allow moisture to penetrate the property. Internal Observations Condensation At the time of our inspection condensation was noted to the rear sitting room external wall. Moisture profile readings obtained with an electronic moisture meter supported these observations. Rising Dampness At the time of our inspection visible signs of dampness, supported by moisture profile readings obtained with an electronic moisture meter from the walls indicated the presence of rising dampness. The rising dampness appears to be due to the failure of the existing damp proof course. Rising dampness is a common, naturally occurring phenomenon caused by moisture rising via capillary action into the building fabric. Most masonry building materials can be subject to rising dampness and, without suitable protection; your property can suffer from the problem. Effects can include unsightly mineral salts, moisture staining to decorative surfaces and, in severe cases, the breakdown of wall plaster due to salt contamination. Our method of installing a new damp proof course will control rising dampness above the level of the newly installed damp proof course. It will not control dampness below this level. Plaster & Salts As the moisture rises from the ground into a wall, it carries with it soluble salts which may be deposited in the wall fabric and plaster, as the moisture evaporates. Certain of these salts, in particular chlorides and nitrates, are hygroscopic; that is they are capable of attracting and absorbing moisture from the atmosphere when the relative humidity is high. Areas of plaster were noted with excessively high moisture levels and breaking down due to salting action (please note ‘Dry Wall Coating’ in the Recommendations section). Effects The defects noted from our inspection above will or are likely to allow moisture to be transmitted into the building fabric. Not only is this likely to spoil and damage internal finishes and decorations, but it will also put timbers within the property at serious risk from fungal decay and damage the building fabric itself. Recommendations We have detailed below the items of work that BUSINESS will be pleased to undertake for you, together with quotations. Condensation As stated, the condensation of atmospheric moisture contributes to the dampness within this property. For your guidance and assistance we have enclosed a copy of our Customer Information Sheet on condensation giving general advice. Damp Proof Course BUSINESS A are to:- Install a chemical damp proof course incorporating our DryWall Diffusion Process to those walls indicated on the sketch, in accordance with the explanatory leaflet attached. Our quotation for this work is enclosed. Our damp proof course can be installed (subject to access) in solid walls from one side only of the wall to be treated, causing the minimum of disturbance. Non-flammable and non-toxic fluid is used in the installation. There is therefore no fire risk, the property can remain occupied with a minimum of inconvenience to the occupants and will have no ill effects on you or occupants of the adjacent property. Our damp proof course can be installed (subject to access) in solid walls from one side only of the wall to be treated, causing the minimum of disturbance. Our quotation is based on the assumption that we will drill and insert the DPC at a level up to 75mm above the floor or 150mm above ground level, whichever is the higher. Guarantee Upon completion of the contract our 20 Year Guarantee will be issued, protecting you against the recurrence of dampness rising through our damp proof course, offering you peace of mind for your property in the future. A specimen guarantee is available on request or can be viewed at www.BUSINESS.com. Whilst any general building and ancillary works undertaken by BUSINESS are excluded from any treatment guarantees issued, you will of course be protected by your statutory rights under The Consumer Protection Act 1987. Dry Wall Coating (Re-plastering) To control rising dampness in a wall, in addition to the proposed DPC it is of great importance that internal plaster is capable of preventing hygroscopic salts affecting the wall surface, (please refer to our ‘Rising Damp & Re-plastering’ leaflet). It is recommended that the wall areas indicated on the sketch are re-plastered, strictly in accordance with our specification for ‘DryWall Coating’ the even height detailed. Our quotation covering re-plastering allows for the following:- BUSINESS A are to:- Hack-off and remove any remaining existing plaster from the areas and heights indicated on the attached sketch, and clear resultant debris from site. Re-plaster these areas in accordance with our specification for ‘DryWall’ salt retardant re-plastering system Skirting BUSINESS A are to:- Remove existing skirting boards as required to undertake the treatment works, and re-fix upon completion. The internal surfaces and bottom edge will receive a liberal coating of BUSINESStimber water repellent prior to fixing, to extend the life span of the timber. Where existing plaster is being retained, it is important that it does not continue below the line of the DPC or is in contact with any solid floor (see ‘Important Notes - Bridging’). BUSINESS will ensure that any offending plaster is removed to those wall surfaces where we remove skirting boards necessary to undertake our treatment works only. You should ensure that the DPC is not bridged on any remaining wall surfaces. In the event of damage during removal of these fixed items or if they are found to be decayed and unsuitable for replacement BUSINESS, at your request, will supply and fix new boards at an additional cost. BUSINESS cannot accept responsibility for any damage caused by the removal of such fixed items. Preparation by Client You should arrange for the following preparatory work to be undertaken in the treatment areas, as stated below and/or as identified on the attached sketch. This should be completed prior to our arrival on site. If you have any doubts concerning preparation, please don’t hesitate to contact our office for clarification. NOTE: Please do not arrange for these items to be re-instated until the completion of BUSINESS contracted works. . Removal of the toilet . Removal of the water pipes to the kitchen wall to allow for the treatment works CLIENT NOTE The installation of a DPC and or any associated re-plastering is regarded as a Wet Trade. It is therefore essential that you remove any floor coverings prior to our arrival to undertake the work. If for any reason floor coverings remain in situ and become damaged, no responsibility will be accepted by BUSINESS A. No allowance has been made in our quotation for the removal and/or subsequent replacement of any electrical, plumbing or other services etc., necessary for the undertaking of our work. It is essential that the external fabric of the building (including gutters, down pipes, drain pipes, render, pointing etc) are repaired where necessary and maintained in good condition, to ensure that penetration of rainwater is prevented. The client is to ensure the building is kept in a well maintained and water tight condition. As previously noted it will be seen from our specification that we have included for hacking off existing plaster. In hacking off plaster it is not unusual for dust to find its way to the remotest parts of the property. We will take the precaution to minimise this nuisance where practical within the immediate area of our work but we respectfully suggest that you should also take some precautions to protect furniture and the like elsewhere in the property (if required, with prior notice our technician will be pleased to provide you with polythene sheeting, with our compliments). No responsibility will be accepted by BUSINESS for cleaning or any damage caused by dust. QUOTATION ACCEPTANCE We would like to undertake the works specified for you, as detailed on the enclosed Quotation Sheet. Where we have provided more than one quotation we feel that you would benefit from using one specialist contractor for all the works. However, we will, of course, be more than willing to undertake individual works as chosen by you. To arrange for a convenient start date for the works to proceed please complete and return the enclosed acceptance to our local office. A provisional start date may be arranged by contacting Claire or Chris our Contracts Manager on 0151 709 5902. Should you wish to discuss this report or our treatments in any greater detail or you would like clarification of the works allowed for in our quotation, please contact me through this office or on 0785 2524823 any time up to 8.30pm. Yours sincerely For and on behalf of BUSINESS SURVEYORS NAME Surveyor QUOTATION Client Address Date of Survey 27/04/2017 The works, including the price, is subject to our standard terms and conditions and in accordance with the Survey Report, together with Specifications, Explanatory Notes and all other enclosures is: Description of Works Net Price V.A.T. Total Price (including V.A.T.) . a) a DryWall Damp Proof Course Installation £ 370.00 £ 74.00 £ 444.00 b) DryWall Coating System £ 460.00 £ 92.00 £ 552.00 The Total Price set out in this quotation is inclusive of V.A.T. and is subject to the Conditions overleaf. The price set out in the survey report will remain valid for a period of twenty eight (28) days from the date of the survey report after which BUSINESS reserves its right to revise the price. Where applicable and as specified in the Report, the repair works quoted will carry our normal long term guarantee which will cover the specific areas treated. If available, you may have the option to subscribe to a 10 year back up guarantee issued by Guarantee Protection Insurance. Details are available on request. Payment terms are outlined on Acceptance of Quotation Form – please see attached. Unless otherwise agreed, payment shall be required in full before commencement of the works. Where a deposit is agreed, the balance is due immediately upon completion. Please refer to our standard terms and conditions within your report pack and as outlined overleaf Signed on behalf of BUSINESS Limited SIGNING PERSON QUOTATION ACCEPTANCE Client Address Date of Survey 27/04/2017 Branch Office The works, including the price, is subject to our standard terms and conditions and in accordance with the Survey Report, together with Specifications, Explanatory Notes and all other enclosures is: Description of Works Net Price V.A.T. Total Price (including V.A.T.) . a) a DryWall Damp Proof Course Installation £ 370.00 £ 74.00 £ 444.00 b) DryWall Coating System £ 460.00 £ 92.00 £ 552.00 ------------------ VARIOUS LEGAL T&C HERE --------------------------------- SCOPE OF SURVEY General We have reported upon problems evident to us at the time of our visit. We are not commenting in any general sense on the risk of rising dampness, water penetration, timber decay or wall tie failure, or any other defect not evident at this time or that may develop in the future. With the exception of wall tie inspections, all surveys carried out by BUSINESS Limited are of a non-destructive nature unless specifically stated otherwise. This means that we will base our report on a visual inspection of the property only, together with any readings which can be taken from the existing surfaces of the property. Our recommendations in such a report are therefore limited by the inspection we are able to carry out. If you require a ‘Comprehensive Report’, which includes investigations of a destructive nature, then please confirm this in writing. A fee will be required for this report and scales of fees are available upon request. We will not, however, be responsible for any damage or disturbance caused by any investigations of a destructive nature. In any event, if you proceed on the present basis, we shall inform you if, during execution of the works, we discover any further areas which require treating and submit additional quotation(s) accordingly. Where treatment has been recommended, unless otherwise stated, this is on the understanding that the specified area has not previously been treated or guaranteed. It is not always possible to determine if previous works have been carried out if we are not informed of that prior to our inspection. Therefore, if a guarantee is produced after our inspection has been carried out, we will not be responsible for any statements made within this report. In those circumstances, it is likely that a further, destructive survey will be necessary and the findings of this subsequent survey will supersede our initial visual report. Unless otherwise stated, no inspection of any solid floor areas was undertaken so we can provide no warranty as to their condition. This survey must not be regarded as a substitute for a structural survey. Dampness To assist with the identification of rising dampness and the need for basement waterproofing, it is often necessary to consider the effects of other moisture sources which may be present in the property. Where other potential moisture sources are apparent to us, we will identify those for you so that you may arrange for these to be attended to by others however our observations are intended as helpful suggestions only. Timber In the case of timber surveys, our inspection is based upon a close but not intimate examination of the areas specified. Inevitably there will be timbers which could not be inspected fully or at all without opening up. Our recommendations are therefore subject to the qualification that further works may be required once the fabric of the building or a particular element is exposed. This applies particularly to Dry Rot. Since our inspection has been limited to the accessible exposed surfaces, we are unable to comment as to the condition of all timbers that may be present. As a general rule, all timbers adjacent to damp walls or subject to any other moisture ingress must be considered to be at risk from fungal decay. Wall-ties In the case of wall ties, our inspection is confined to determining the presence and condition of existing wall ties and associated defects, and does not extend to a structural survey. The inspection is based upon random sampling using the method(s) of inspection described in the report. Pre-Purchase Where a survey is being carried out prior to purchasing a property, we advise that the report should not be relied upon for negotiating the value of the property. We strongly recommend that a ‘Comprehensive Report’, which includes investigations of a destructive nature, is undertaken for such purposes, although this will require you to obtain indemnities from the vendor in writing for any damage thereby caused. Other Defects Where we have drawn your attention to other defects or to items that are outside the scope of the survey as defined earlier, these should be regarded as helpful suggestions and not a full and complete assessment of any problems that might exist. Please read carefully the following notes which all form part of the contract offer FOR ACTION BY CLIENT GENERAL Electricity & Water We require a safe 110/240v 13 amp electricity supply and clean water to be provided free of charge. If suitable electricity is not available, we reserve the right to provide a portable generator for which the hire costs will be £50 per technician per day, chargeable to the client. Please inform us in advance if a suitable power supply is not available. Access We require safe, unimpeded access to the work areas. The client must arrange for the removal of any fixtures, fittings, services, stored goods, as well as carpets and furnishings, prior to our technicians’ arrival on site and for their subsequent replacement. If, for any reason, items remain in-situ, we will not accept any responsibility for any damage. On no account can our technicians undertake the moving of furniture, floor coverings, etc. unless by prior agreement and confirmed in writing, in which case we will not accept any responsibility for any breakages or damage sustained. In the event that services, fixtures and fittings (including sanitary ware and fitted units), which are specified in the report for removal by the client, are found to be damaged during the works, this company will not accept any liability for any such damage. Please therefore inform us in advance of any concealed or buried services, i.e. pipes & cables. Asbestos Please inform us if you are aware of any asbestos containing materials (ACM’s) in the vicinity of our work areas. If, during the course of our works, any ACM’s are discovered or suspected, we will advise you accordingly. To prevent our staff, yourselves or other occupants being exposed to hazardous fibres, it may be necessary for any such items to be sampled and analysed for asbestos content. If asbestos is found to be present, specialist removal by an HSE licensed contractor may be required to enable our works to proceed. We will be pleased to provide advice on obtaining a quotation for an asbestos survey, sampling or removal, on request. Party Walls Where the works described in this report involve a party wall, we must draw your attention to the fact that the Party Wall Act 1996 applies. Whilst you should obtain legal advice if you have any concerns over the application of this Act, in general terms, the Act requires an owner to notify his or her neighbour of any proposed works and obtain consent for the work to commence, although that consent cannot be unreasonably withheld. In any event, we will not be responsible for any unforeseeable damage caused to adjoining properties. Disturbance The works may be unavoidably noisy and dusty and our quotation assumes that the work will be carried out in normal working hours with no undue restrictions. Where our works involve the use of drilling machines which can cause vibration, we strongly suggest you remove any objects from the walls which may be loosened or damaged by such vibrations. It is also possible that existing plasterwork or render may be loosened if it is not well keyed to the substrate. We will accept no responsibility for any claim for such damage due to these vibrations and we suggest that you notify the owners of any adjacent properties of our impending works. Dust Where our specification includes for hacking off existing plaster, the client is advised that it is not unusual for dust to find its way to the remotest parts of the property during this type of work. We will take precautions to minimise this nuisance where practical within the immediate area of our work but we respectfully suggest that you should also take some precautions to protect furniture and the like elsewhere in the property (if required, with prior notice, our technician will be pleased to provide you with polythene sheeting, with our compliments). No responsibility will be accepted by BUSINESS for cleaning or any damage caused by dust. General Maintenance Our specialist works are not an alternative to good/sound building construction or regular building maintenance. It is essential that the external fabric of the building (including gutters, down pipes, drain pipes, render, pointing, etc.) is repaired where necessary and maintained in good condition, to ensure that penetration of water is prevented. Safety Except in some special circumstances, the treatment fluids used by BUSINESS are aqueous based. They are non-flammable, have low odour and low toxicity. All products used are approved and licensed by the Health & Safety Executive (HSE). It is, however, important to take normal precautions by refraining from entering treated areas during the course of treatments and for a period thereafter, as stated on the product safety data sheets which are available on request. Particular care must be taken to prevent access by children and animals. For the majority of our treatments re-entry is possible after a minimum period of 1 hour or when the timber surfaces are dry. DAMP PROOF COURSE Access Where drilling is to be carried out internally (see sketch plan/drawings), timber skirting boards must be removed to allow the work to proceed. Unless otherwise noted, the responsibility for their removal and re-fixing rests with the client. External Renders The external render should be removed from the area where we propose to insert the DPC to prevent bridging and to expose the mortar joint chosen for the treatment. It may subsequently be replaced either by a bell casting above the DPC line or a sand and cement render incorporating a waterproofing agent. It is the client's responsibility to undertake this work, unless otherwise stated. Drying out The drying out period after a damp proof course installation can vary considerably, however, as a guide, one month should be allowed for each 25mm of wall thickness. Drying out can be influenced greatly by heating, ventilation and the condition of both internal plaster and external walling. The presence of paints and renders can substantially extend the period. Re-plastering Re-plastering should be done with a sand and cement render, incorporating our DryWall Salt Retardant Additive applied in accordance with our standard specification, except on walls below ground or adjacent to higher floor levels, and chimney breast areas where high salt presence is suspected. In these circumstances, a waterproofing system should be used. Note: Patent lightweight plasters such as Carlite should never be used on damp or treated walls. On plaster allowed to remain in position, the client should ensure that it does not form a 'bridge' over the damp proof course. Wall plaster should stop above the line of the damp proof course unless it is of a waterproof nature (see common faults sketch in Plastering Advice and Guidance Sheet). It is preferable to remove wallpaper to 1.0m high to aid drying out and emerging salts should be brushed away as they appear on the surface. Plaster/decorations which are persistently affected by mineral salts should be removed to a minimum level of 1.0m or 300mm above any apparent salt line/dampness, whichever is the higher. For more detailed information, please refer to the Plastering Product Data and Guidance Sheets. High Ground Level Walls adjacent to higher ground levels may be affected by lateral damp penetration. Clients are advised to either have the higher ground lowered to 150mm below the proposed new DPC level prior to works commencing or apply a waterproofing system to these areas. Decorations Wall plaster should be allowed to dry out before any redecoration is undertaken. Water based, non-vinyl, vapour permeable emulsions may be used as a temporary decoration. Clients are strongly advised not to apply a permanent decoration for a minimum period of 12 months or until all residual moisture has dried out (see note on drying out above). Walls below ground treated with cementitious coatings or renders still need to ‘breathe’ and should not have impervious decorations applied which would otherwise act as a vapour barrier. Party Walls Where it is not possible to gain access to both sides of a party wall or flank wall, our Guarantee would be issued on the assumption that the floor or ground on both sides of the wall would be at the same level. We therefore recommend that the client arranges for these levels to be checked prior to the damp proof course being installed. Our method of installing a damp proof course in a party wall from within your property, whilst being to your neighbours' benefit, does not involve access to their property. We therefore strongly recommend that before we carry out works to this wall you inform them of our starting date, as the use of rotary percussion drills could cause disturbance. We cannot be held responsible for any problems that should occur from such disturbance, particularly if the owners/tenants are not informed. ELEKTRO+ DAMP PROOFING All metal pipe work (e.g. central heating/water/gas pipes etc) directly in contact with walls, floors or passing through walls in the vicinity of the Elekro+ system must be protected with non-conductive sleeving e.g. plastic sleeving. The client should arrange for this work to be carried out by a competent plumber under a separate contract. Clients are advised NOT TO cut the wire anywhere, thus causing a break in the circuit. We cannot be held responsible for any problems that should occur from this action. If the wire/circuit has to be cut for any reason please contact us for further advice. The Elektro+ System needs to be switched on at all times. TIMBER Dry rot in buildings will only be sustained where the moisture content in timbers exceeds approx 20%. The primary control measure therefore for the eradication of dry rot is to reduce the moisture content within the building fabric and to subsequently maintain this at a level of below 20%. It is therefore essential that all building defects allowing moisture ingress are rectified and measures are taken to promote rapid drying of the structure. WALL STABILISATION We strongly suggest no washing is hung out to dry and all windows and doors be kept shut whilst the work is in progress due to dust caused by external drilling. STRUCTURAL & BASEMENT WATERPROOFING The client must ensure that all aspects of drainage, including land drains and mechanically pumped systems, meet required standards and are maintained and free flowing. We would recommend the client obtains a CCTV camera survey of the existing drains prior to commencement of waterproofing works. Generally, as a guide, drainage must comply with good building practice and current Building Regulations.