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Main issues
See 4.5 Windows and External Doors
See 5.2 Ceilings
See 5.3 Walls
See 5.4 Floors
See 4.5 Windows and External Doors
Failed sealed glazing units have been identified in all windows and the front door of the property. This occurs when the seal around the edge of the window unit fails, allowing moisture-laden air to enter between the panes of glass. Signs of this include misting of the glass on the inside faces of the sealed unit, and the formation of crystals around the inside of the seal of the unit. Once the seal has failed, the window unit (not always the frame) will need to be replaced as it cannot be repaired. It is important to replace failed sealed glazing units to maintain the energy efficiency of the property. It should also be noted that if some sealed units have failed, others may also fail in the future.
There is cracked mastic sealant on most of the rear window frames, which can allow damp to penetrate. It is recommended to replace the cracked mastic sealant to prevent further issues.
Rusting has been observed on the fittings of the rear bedrooms and bathroom windows, which may be due to a lack of weep vents or existing vents being blocked. It is advisable to clean and grease the rusting window fittings, install or clean all weep vents, and consider replacing some fittings if necessary. Additionally, the bathroom fanlight casement does not close properly, indicating a potential issue with the window frames. It is recommended that a window company further investigate the condition of the window frames and all blown units, providing an estimate to rectify all defects before the exchange of contracts.
See 5.2 Ceilings
Elevated moisture levels were detected in the hallway ceiling. Both the hallway and front bedroom cupboard ceilings exhibit signs of water damage. The plumbing leaks responsible for this damage must be addressed promptly to prevent further harm to the ceiling timbers and the below wall and ceiling plaster finishes. However, the front bedroom cupboard and water-damaged ceilings showed dry moisture readings, indicating that the leaks have been repaired. The water-damaged ceiling will require redecoration. All ceilings in the property have a textured finish, some of which may contain asbestos. It is important not to drill, sand, or remove these textured ceilings without proper protective equipment and/or expert guidance. Refer to section 3.2 for Health and Safety advice. The Artex ceilings in the hallway and the rear large bedroom are damaged, posing a risk of releasing airborne fibres. These damaged textured ceilings will need to be replastered and redecorated to encapsulate any asbestos and reduce the risk of airborne fibres. Complete removal will necessitate specialist consultation. If you decide to replace the ceilings, they may need to be disposed of at an approved facility, which is likely to incur a charge.
See 5.3 Walls
Elevated moisture readings were detected around and above skirting boards in the areas highlighted in red on the floor plan. A specialist Timber and Damp company should be consulted for a more in-depth inspection to determine the necessary remedial actions. They will provide further guidance on the most appropriate course of action.
Mould resulting from condensation was observed on the external walls. Condensation is a common issue in occupied buildings, and if not properly managed, it can lead to the growth of mould, which can have negative health implications. Maintaining a suitable balance between heating, ventilation, and insulation is crucial in keeping humidity levels at an acceptable level. It is important to be prepared for potential condensation damage when removing fixtures and fittings.
Some areas of internal spaces showed signs of occasional condensation damage and mould spots, which can be treated with a fungicidal wash. It is advisable to install mechanical ventilators with humidistat control in the bathroom and kitchen to help regulate humidity levels.
See 5.4 Floors
Being of solid construction, specific checks were made for any floor drops to the ground floors. Construction materials used for the floors during this period can settle and distort the slab base. At the time of the survey, no evidence of any undue movement was noticed. No gaps were noted between the skirting boards and the floor base.
High deep scan readings were recorded on the solid floors, above the floor coverings in the hallway and kitchen. Deep scans can record moisture or salts behide any shallow (DPMs) Damp Proof Membranes. [See general description & dampness, section B]. However, because of the issues I found with the walls in the hallway, kitchen and living room, you may wish to get these areas rechecked by a damp-proofing company before the exchange of contracts.
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Differences of level 2 Homebuyers and level 3 Building surveys