A
Property Overview
Key characteristics at the time of inspection
This section gives you a snapshot of what the surveyor found when they visited the property — the basics of how it's built, how many rooms it has, and what services are connected. Understanding the construction type is important because it directly affects things like insulation, damp risk, and the cost of future maintenance. A property built around 1900 with solid brick walls, for example, behaves very differently to a modern cavity-wall home.
Property type
Semi-detached
Three storey house
Bedrooms
5
Across two upper floors
Approximate age
c. 1900
Approx. 125 years old
Tenure
Freehold
To be confirmed by solicitor
Construction
WallsSolid masonry (brick), no cavity
Main roofPitched, natural slates
Dormer roofFlat felt-covered
WindowsTimber & UPVC, double glazed
FloorsSuspended timber
OrientationFaces north-west
Accommodation
Ground floor2 reception rooms, kitchen, conservatory
First floor3 bedrooms, 1 bathroom
Second floor2 bedrooms, 1 shower room
CellarPresent — not habitable
GarageDetached single, to the rear
GroundsFront and rear gardens
Gas connected
Electricity connected
Mains water
Mains drainage
B
Condition Ratings
All surveyed elements grouped by urgency
The RICS condition rating system is a straightforward traffic-light style score applied to every part of the building the surveyor inspected. A rating of 3 means action is needed urgently — these are issues that could pose a safety risk or cause serious long-term damage if left unaddressed. A rating of 2 means the issue needs attention, but is not an emergency. A rating of 1 means no current repair is needed — just keep on top of normal maintenance. Before exchanging contracts, you should obtain quotes for all items rated 2 or 3.
3
Fireplaces, chimney breasts & flues
E5 — Gas fires present; flues must be checked by Gas Safe engineer
3
Other internal matters
E9 — Smoke/CO detectors; security alarm; damp cellar
3
Electricity
F1 — Full inspection by registered electrician required
3
Gas / oil
F2 — Gas Safe engineer to inspect and test all appliances
3
Heating
F4 — Gas boiler in cellar must be checked and serviced
3
Water heating
F5 — Hot water cylinder and immersion heater to be inspected
3
Drainage
F6 — CCTV drain survey required before exchange of contracts
2
Rainwater pipes & gutters
D3 — Vegetation in gutters; dormer outlet unfixed
2
Windows
D5 — Weathered timber frames; one blown double-glazed unit
2
Outside doors
D6 — Timber doors weathering; redecoration required
2
Conservatory & porches
D7 — Wet areas to framework; active leaks present
2
Ceilings
E2 — Lath-and-plaster and plasterboard mix; sporadic cracking
2
Floors
E4 — Suspended timber; creaking and minor joist deflection
2
Woodwork & staircase
E7 — Spindle gaps too wide; banisters below 900mm; loose handles
2
Bathroom fittings
E8 — Insufficient ventilation; showers untested
2
Water
F3 — Partial lead pipework; shared supply
2
Garage
G1 — Water ingress; hole in roof; rotting joinery
2
Grounds — other
G3 — Uneven paving; cracked concrete sections
1
Chimney stacks
D1 — Brick stacks with lead flashings; generally satisfactory
1
Roof coverings
D2 — Pitched natural slate roof in satisfactory condition
1
Main walls
D4 — No significant cracking or structural movement noted
1
Other external
D9 — Canopy in serviceable condition
1
Roof structure
E1 — Traditional timber construction; satisfactory where visible
1
Walls & partitions
E3 — No significant dampness; walls serviceable
1
Built-in fittings
E6 — Modern kitchen units; general wear and tear only
C
Key Concerns in Detail
Click any item to expand the surveyor's findings and recommendations
This section takes the most significant findings from the survey and explains them in plain terms. Each item tells you what was found, why it matters, and what you should do about it. Items marked Urgent should be investigated and quoted before you exchange contracts. Items marked Attention are less pressing but still need budgeting for. Click each card to read the full detail.
UrgentServices — Electrical installation
The electricity meter and consumer unit are located in the cellar. The installation includes RCDs (Residual Current Devices). A full inspection and test by a registered electrician is required before exchange of contracts. All electrical work completed after 1 January 2005 should be recorded on an Electrical Installation Certificate. The installation cannot be fully assessed from a visual inspection alone — a specialist electrical test is essential.
UrgentServices — Gas, heating & water heating
Gas central heating is provided by a boiler in the cellar serving metal radiators throughout. Hot water is stored in a cylinder with an immersion heater backup. Gas fires are fitted in the lounge and dining room. A Gas Safe registered engineer must inspect, test and service the boiler, all appliances and flues before exchange of contracts. Defective flue liners can allow carbon monoxide to escape — this presents a serious health risk.
UrgentServices — Drainage (CCTV survey required)
The property is connected to the mains combined drainage system. No drainage covers were identified or accessed within the boundary during the inspection. A full CCTV scan of all drainage pipework beneath and around the building is recommended before exchange of contracts. In older combined systems, problems — if present — can be disruptive and costly to resolve.
SafetyWoodwork — Staircase & balustrade non-compliance
Two safety issues were identified with the staircase. First, gaps between spindles exceed 100mm — Building Regulations require that no opening allows a 100mm diameter sphere to pass through; small children could fall through or become trapped. Second, landing banisters are below the required minimum height of 900mm. Both must be rectified. Some door and screen glazing also lacks British Standard safety marks and should be upgraded.
AttentionMain walls — Solid masonry, no cavity, DPC history
The walls are of solid brick construction with no insulating cavity, making them prone to heat loss and penetrating damp during heavy rainfall. No original damp proof course (DPC) is visible, though evidence of chemical DPC injection is present. This work should carry an enforceable guarantee — confirm with your solicitor. External ground levels must be kept at least 150mm below internal floor heights.
AttentionConservatory — Active leaks, ongoing maintenance required
A timber conservatory is attached to the rear, built off a dwarf wall with a polycarbonate roof. Wet areas were noted to the framework indicating active leaks. Repairs are required; however, given the structure's age, further issues may become apparent over time. The polycarbonate roof sheets have a limited lifespan and will need periodic replacement.
AttentionWater — Partial lead pipework
The incoming water main is partially of old lead pipe. Lead is no longer considered appropriate for carrying drinking water due to the risk of toxin deposits. Replacement with modern polypropylene pipework should be planned in due course. The internal stop valve is located in the cellar — confirm its location and operation upon taking possession.
D
Environmental & Local Risk Factors
Issues your legal adviser should investigate before exchange of contracts
As well as the physical condition of the building, there are a number of external environmental factors that can affect the value, safety, or insurability of a property. These are things the surveyor has flagged based on the location and age of the property. Some require specific searches or specialist reports before you commit to buying.
Medium risk
Radon gas
The local area has a 1–3% chance of potentially high radon levels (Public Health England). A radon test is strongly advised — accurate results require a minimum of 3 months. Ask your legal adviser to discuss a radon bond with the seller.
Investigate
Former coal mining area
The property is located within a former coal mining area. A mining report should be obtained by your legal adviser, detailing any potential ground risk and confirming whether any remediation works have previously been carried out.
Note
Shrinkable clay subsoil
The subsoil in this area is predominantly shrinkable clay, which can cause foundation movement during prolonged dry spells, especially near trees. Ensure your buildings insurance includes adequate cover for subsidence and heave.
Advisory
Asbestos
Due to the property's age (c.1900), asbestos-containing materials may be hidden within the structure. Any suspected materials must be assessed by a specialist before works are undertaken. Removal must be carried out by a licensed contractor.
Nil noted
Japanese knotweed
No Japanese Knotweed was observed at the time of inspection. However, this plant can grow rapidly and may appear after purchase. Its presence can significantly impact mortgage availability and property value.
Advisory
Lead paint
Given the property's age, some painted surfaces may contain lead-based paint. Urgent action is not required, but correct procedures must be followed before any paint is removed.
E
Energy Matters
Current EPC rating and key improvement recommendations
The Energy Performance Certificate (EPC) rates a property's energy efficiency on a scale from G (very inefficient) to A (very efficient). This property currently sits at D-61, just above the national average. Better insulation and more efficient systems will lower heating bills and can increase the property's value. The recommendations below are the most impactful changes you could make.
Energy Performance Certificate (EPC) D — 61 (above national average of D-60)
G — 1F — 20E — 39 D — 55 ▲ This property C — 69B — 81A — 92+
Roof insulationUpgrade to minimum 270mm — current levels are insufficient. Include the access hatch and keep eaves clear for ventilation.
Wall insulationSolid walls have no cavity. Internal dry-lining or external insulated panels will reduce heat loss and condensation risk.
Floor insulationSuspended timber floors can be insulated from below. Ventilation to the floor void must be maintained.
LED lightingReplacing non-LED fittings throughout will reduce electricity consumption and improve sustainability.
Solar PV & batteryIf energy usage is high, a solar PV and battery system could be beneficial. Average installation cost is approximately £10,000.
VentilationUpgrade extractor fans to modern humidistat-controlled units to manage moisture levels and improve air quality.
F
Surveyor & Next Steps
Get in touch and work through your pre-exchange checklist
Have questions about this report?
CJ Bloor Property Consultants Limited | RICS-regulated
Don't let technical language hold you back. Our team is happy to walk you through any finding in plain English, help you prioritise what to tackle first, or advise on your next steps — before you commit to anything.
91 Princess Street, Manchester, M1 4HT | [email protected] | www.cjbloor.co.uk
Pre-exchange action checklist
Before you legally commit to buying this property, ensure all of the following have been completed. Get at least two written quotes for any repair works and instruct only appropriately qualified and insured contractors.
Commission a full electrical inspection by a NICEIC/Part P registered electrician
Instruct a Gas Safe engineer to inspect, test and service all gas appliances, boiler and flues
Commission a CCTV drainage survey of all pipework beneath and around the building
Obtain quotes to rectify staircase spindle gaps and banister height to meet Building Regulations
Ask solicitor to confirm Building Regulation approval for the roof covering replacement
Obtain a mining report through your legal adviser
Discuss a radon bond with the seller via your legal adviser (test after purchase)
Confirm the chemical DPC guarantee is transferable and enforceable
Obtain quotes for conservatory leak repairs and ongoing maintenance works
Plan for replacement of lead pipework with modern polypropylene in due course
