SURVEYORS DERBY

www.structuralsurvey.co.uk 

01332 314039

steve@structuralsurvey.co.uk

234 Derby Road, Derby DE73 6RU

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Public House Surveys

 

Extracts for an RICS Surveyors survey report on a 17th Century Derbyshire Public House

 

Chimneys

No significant defects noted. Redundant flues can be capped and vented to help reduce dampness.

 

Roof Covering

No significant defects noted.

A small number of tiles have slipped on various roof faces and should be replaced to ensure that water cannot enter the structure.

The mortar roof edge verge requires replacement above the current cellar area.

 

Rainwater Goods 

The gutters are mostly of cast iron construction. Parts undulate or are not fixed in the correct position in relation to the roof edge. They require comprehensive refurbishment including levelling and the replacing of broken, corroded and missing sections. The gutter on the west side of the current cellar is actively leaking into the head of the wall. Most would replace the rainwater goods with modern equivalents.

 

External Walls

There are high ground levels in relation to floor levels along most of the front elevations which will encourage penetrating dampness. The ground level should be reduced to the level of the exposed plinth on the rear elevations.

The north east corner of the current cellar requires rebuilding. Check that there is not corroding steel fixing in the mortar joints which could be a reason for the fracturing.

The creeper should be controlled to prevent it forcing the structure apart or obstructing gutters.

Some areas of the walls, particular parts of the rear porch and utility room have been re-pointed with modern cement which hold moisture in the structure. Any re-pointing should be undertaken with a lime based cement to allow moisture to drain from the structure.

A number of areas of sandstone are badly eroded and may eventually require replacement.

The walls are of solid construction. They will be cold and prone to condensation.

 

Windows

First floor windows are difficult/impossible to escape from in the event of a fire. 

A front porch window is fractured. The rear porch windows and door do not have kite marks to state that they are toughened to reduce the risk of injury to anybody falling against them. One of the rear porch glazing panels has dropped due to a rotten frame. The frames require comprehensive repair and redecoration. The Bar area window frame is particularly decayed.

 

Doors

The main entrance door and fame are in very poor condition and likely to require replacement. The porch door requires comprehensive refurbishment and may be found to be in poor condition when opened. The kitchen door sticks. The utility room door was not opened but requires comprehensive refurbishment.

The front porch was locked and not entered. It was not possible to tell if the white on the ceramics is caused by salts due to dampness or if they have been whitewashed. The decoration had been damaged by condensation.

 

Porches and Conservatories

There is damp damage and a missing/ decayed section of skirting board in the rear porch.

 

Roof structure

It was possible to enter the east and central main roof voids and the rear porch roof void.

The roof structure in the rear porch particularly near to the entrance to the gent’s toilet is in very poor condition and extensive replacement is likely to be required. A leaking roof light is likely to be a cause of much of the damage.

The west section of the main roof voids was sealed. No significant defects noted in the other main roof voids. At some time the structure in the central section of the main roof void has been fire damaged.

 

Ceilings

The redundant cellar ceiling has collapsed due to dampness.

Many may be old and could be prone to collapse particularly if redecorated.

 

Walls and partitions

There is damage to the plaster on the north elevation of the lounge area probably due to dampness. High moisture meter readings noted in many other ground floor walls but it is not possible to determine if this is caused by rising, penetrating damp or condensation. The walls are unlikely to have any damp protection measures included in their construction. The ground floor rooms will require good ventilation and heating to help remove moisture.

There is damp damage at the base of the walls and an angle bead in the gents is corroding and will need to be chopped out to repair it properly. Tiles are missing in both the ladies and first floor bathroom paper is coming loose in the ladies probably due to condensation.

The panels in the dining room are damp enough to decay or encourage beetles

 

Floors

The timber section of the current cellar floor is suspected of being decayed and if not is at high risk of decay or beetle infestation due to the damp unventilated redundant cellar below. Mechanical or natural ventilation should be provided to the redundant cellar.

The floor tiles in the lounge and snug are worn and some are fractured particularly in the snug.

The kitchen floor tiles require re-grouting.

The steps between the rear porch Beer Garden door are a trip hazard and effectively reduce the height of the door which could cause a head injury.

 

Fireplaces, chimney breasts and flues

No significant defects noted. If the use of the flues is important to you have them tested before exchange of contracts. Their interiors may be in very poor condition due to their age. Damp in the faces of the second and third bedroom chimneys is likely to be due to condensation. Ensure that they are swept well vented and flues capped if redundant.

 

Built-in fittings (built-in kitchen and other fittings, not including appliances)

The base of the bar is badly decayed.

 

Woodwork (for example, staircase and joinery)

The stair door to the kitchen opens against the deep fat fryer. There is a high risk of serious injury. This door side and underside of the stairs should be fireproofed to a very high standard as there is a risk of high temperature fires in the kitchen and any failure of the stairs will compromise the only realistic means of escape from the first floor.

Skirting board near to the main entrance door is obviously decayed. Other areas may be decaying. Part of an internal window near to the bar area is missing. There is no handle on the cellar door. The dining room door is fractured. There evidence of beetle infestation in the ground floor ceiling timbers and panels of the dining room. The infestations are likely to be extinct but should be monitored particularly in the dining room as the panels were damp. Glazing panels are fractured on a first floor internal door.

 

Bathroom fittings

The gent’s toilet urinal flush is in poor condition. Ladies toilet seat and a basin tap are broken. Extract fan in first floor bathroom is broken and the appliances soiled.

 

Other

The unventilated redundant cellar is a potential Radon Gas trap.

The interiors require routine redecoration once repairs to wall and joinery have been carried out.

 Electrical System

Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the property and its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.

Meter and the consumer unit are on the first floor landing.

No significant defects were noted but a safety certificate should be obtained before commitment to a contract.

Defects noted include poor cable joints in the rear porch roof void, missing light fittings in the current cellar, no light in the redundant cellar, and substandard electric in the outbuildings.

 

Gas/oil

Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced by a registered ‘competent person’ and in line with the manufacturer’s instructions. This is important to make sure that the equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning, and to prevent carbon dioxide and other greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register for gas installations, and OFTEC for oil installations.

Not available.

 

Water

No internal stop valve(s) noted. Ensure that you can access and operate a stop valve in an emergency

 

Heating

The boiler is in the bathroom cupboard and there are a number of radiators. No significant defects noted but unless seen in operation and having a satisfactory service record then have the systems tested before exchange of contracts.

 

Water heating

From the boiler via a cylinder directly. No significant defects were noted but unless seen in operation and having a satisfactory service record have the system tested before exchange of contracts.

 

Drainage

A waste pipe is broken on the rear wall near to the Bar area.

The inspection covers were embedded and not opened.

 

Common services

None known.

 

Outbuildings

The open fronted store is very poorly designed as water runs off the roof and saturates the rear wall. The timber plate on which the roof structure sits is decayed. A side timber of the open store sits on the roof of the enclosed store and is decaying. An enclosed store door is in poor condition. The open fronted and enclosed store walls have suffered fracturing at the corners. The movement is believed to be long standing and unlikely to progress. The store gutter is missing on the rear elevation.

 

General

The yard gate is in very poor condition. There are a number of trip hazards in the vegetable garden.

 

Regulation

The buildings are likely to predate any building regulation and planning requirements. You should seek other advice in respect of health, fire and food safety matters.

 

Guarantees

None known.

 

Other matters

None noted.

 

Risks to the Buildings

High ground level/ dampness at base of walls

Unvented damp cellar which is likely to decay the current cellar floor.

Rear porch roof structure decay.

 

Risks to the grounds

Poor roof design on the open store.

 

Risks to people

Possible Radon trap in the unvented redundant cellar.

Large glazing panels that are not toughened.

Escape and protection from fire.

 

Other

No significant risks noted.

 

 Schedule of condition of a Derbyshire Public House

 

 

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