Damp, decayed timber and unsafe electrics: a Level 3 survey of a 19th century Manchester home

The electricity meter is in the hallway cupboard and the consumer unit is in the utility cupboard. The wiring is of PVC covered cables with RCDs and MCBs for protection. There is no evidence that the electrical system has been tested within the last 12 months. You should instruct an appropriately qualified person to inspect the electrical installation prior to exchange, with allied repairs carried out as required. You should not use the electrical system until this is done. Thereafter, the installation should be retested every ten years. Your conveyancer should also establish that Building Regulation approval is in place for any rewiring works.

Elevated moisture readings were recorded in the rear right-hand corner of the bedroom. In the surveyor's opinion, the dampness is the result of penetrating moisture caused by raised external ground levels which sit above the internal floor level, allowing moisture to bridge the damp-proof course. Specialist advice should be sought regarding an appropriate alternative method of damp control. Until the external works and DPC issues described in Section D4 are addressed, continued moisture ingress and further deterioration of internal finishes should be anticipated.

Elevated moisture readings and visible water damage are noted to the skirting board in the hallway along the partition wall with the bathroom. It is not possible from a one-time inspection to confirm the precise cause, as several factors may be contributing — potential sources include a plumbing leak within the bathroom or capillary action where plaster skim is in direct contact with the solid floor. Further invasive investigation is required, including removal of the affected skirting board to assess the underlying plaster and check for concealed drainage or pipework. Once the cause has been identified and addressed, the damaged skirting board should be replaced.

The boards at eaves level to the rear elevation are formed in timber decorated with a paint film. These were found to be in poor decorative order, and some sections have been affected by significant timber decay. The affected boards should be replaced, preferably in a non-maintenance material such as uPVC to prevent recurrence. If replaced in timber, they will remain vulnerable to further decay, particularly if gutter and roof leaks continue. This is directly linked to the inadequate over-sail of the roof verges described in Section D2 — both issues should be addressed together to prevent the cycle of moisture damage repeating.

Several issues affect the main walls. A chemically injected DPC has been installed to the front elevation but is positioned above the internal floor level, meaning it is unlikely to provide effective protection against rising damp. External ground levels are flush with the internal floor level, which increases this risk — lowering the ground level is impractical due to the public footpath. To the side/rear, ground levels are also above internal floor level. Localised open mortar joints, frost-damaged bricks and eroded masonry lintels are present to the original front elevation. Vertical cracking is noted at the side/rear abutment, consistent with differential settlement, and at the front balcony side elevation, consistent with thermal movement. Water staining is visible below both balconies due to insufficient overhang of the masonry copings. The rear timber cladding is in poor decorative order. All affected areas require repointing, brick repair, coping re-detailing, and specialist damp advice.

The front balcony decking is in a poor condition and prone to collapse — this should be replaced now as a priority. The rear balcony decking is in a serviceable condition but requires periodic redecoration to preserve the timber. Balcony walls are generally serviceable but a minor overhaul is recommended, including removal of moss from the mortar joints to prevent further deterioration.

The main roof is natural slate and in serviceable condition. However, several maintenance issues were identified. The verge slates to the rear slope do not project sufficiently beyond the timber barge boards, allowing rainwater to discharge directly onto the eaves joinery and causing the timber rot noted in D8. The roof covering should be extended to provide adequate over-sail. Moss growth is present at the parapet copings and at the junction with the dormer — this should be brushed clear and affected mortar joints repointed. The rear right-hand gutter terminates short of the verge slates, the stop-end is missing, and both the front hopper and rear gutter are partially blocked with moss — all should be cleared and extended. Regular inspection of the parapet flashings is essential to maintain weathertightness.