condition survey - gwynedd
TRANSCRIPT
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1.1 INTRODUCTION
1.1.1 This Condition Survey has been prepared following a site investigation of the existing
property of Olgra, Pengroeslon which was constructed pre-1930s.
1.1.2 The property is currently lived in full time.
1.1.3 The survey finding supports the applicant’s proposal to demolish the existing detached
3-bedroom dwelling including attached garage and construction of a 4-bedroom
dwelling with detached garage located within the large plot.
1.1.4 A photographic record of the site investigation was also undertaken and included within
this report.
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1.2 BUILDING FABRIC AND CONDITION
1.2.1 From measurements taken during our site survey, the external walls consist of a solid two
skin solid brick wall, each row of bricks should interlock to form a solid 9-inch brick wall,
however from our investigation on site the two skins are independent of each other which
raises significant structural concerns with regards to the integrity of the external walls
especially when considering ongoing water ingress which is depleting the mortar. There
is no gap between the bricks to insulate with no insulation either internally or externally,
making the property extremely inefficient when compared to modern buildings.
Photograph 1 – External Wall Thickness (250mm)
Photograph 2 – Exposed brickwork internally (poor state of repair and un-tied meaning that the
solid brick wall which consist of an inner and external skin of blockwork have not been properly
constructed originally and has serious structural implications as the 2 skins acting independently
raises serious concerns with regards to the integrity of the external walls especially due to the
ongoing water ingress due to failing render.
No retrospective works would resolve this major defect meaning that the only solution would be
to demolish the property.
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1.2.2 Due to the nature of the building fabric being ‘solid’ wall with deteriorating external
render the walls have become susceptible to water ingress which is causing extensive
dampness internally which has created internal mould, pealing of internal finishes and a
poor internal environment in terms of air quality which is exaggerated further during
winter months with internal walls visibly wet.
Photograph 3 – Damp area at top of wall in bathroom
Photograph 4 – Damp area beneath GF bedroom window
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Photograph 5 – Damp area in hallway (left)
Photograph 6 – Damp area surrounding window at rear of living room (right)
1.2.3 The external render was found to be in poor condition with significant cracking, staining
and as found by undertaking a knock test along the external render, separation from the brick
walls had been found in areas. Photograph 7,8 and 9 – Photos of external render condition
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1.2.4 Other issues identified include the following:
Photograph 10 – Defective render at threshold of the chimney stacks allowing water ingress
Photograph 11 – Evidence of possible lintel failures
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Photograph 12 – A proportion of the ground floor was found to be based on suspended floors,
however due to creation of paths and landscaping externally over the years, its was observed
that the path sloped towards a vent meaning that when raining, surface water has route if
ingress into the void which will rot the floor members and possibly effect the property
foundations (investigation of the damage caused was not possible without extensive
investigation works).
Photograph 13 – Chimneys which are significant in size compared to the dwelling itself do not
have adequate capping to discharge water away from the chimney which will be a cause of
dampness.
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Photograph 14 – Internal stud partitions were in poor condition due to significant rot internally
with the sole plate (bottom) of the studwork completely rotten with no fixing to the ground in
some instances.
Photograph 15 and 16 – Evidence of water ingress into the garage from the flat roof above,
meaning that the flat roof is no longer water tight and requires significant repair or replacement..
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1.3 CONCLUSION
1.3.1 Following our site visit and detailed visual inspection of the property it has become clear
that the existing dwelling is not fit for purpose, with significant defects identified which
cannot be resolved without demolition of external walls which currently pose a significant
structural risk whilst also encouraging damp issues and providing no insulative properties.
1.3.2 As well as the main concerns with regards to the external walls it is clear that most of the
building elements require significant attention with the sub-floor void being subject to
large amounts of surface water. The condition of the floor members is a concern
especially considering that the sole plates which sit above the floor joists have completely
rotten in many areas meaning that there is risk of collapse from the ground floor into the
void without extensive repairs and timber treatment for rot or complete replacement with
a modern block and beam concrete system and complete strip out of all internal timber
partitions.
1.3.3 Significant external cracking was also observed which indicates towards possible
movement in the external walls and also clear signs of failing lintels above door openings
which can cause significant damage and even collapse.
1.3.4 Whilst there were no signs of leaking from the main slate roof it was clear that there were
issues with the garage roof with definite signs of water ingress and an issue between the
threshold between the slate and flat roof of the garage.
1.3.5 From your investigation it is clear that the property should be demolished for both Health
and Safety reasons and that a replacement dwelling should be built with modern
materials and methods of construction as the current property does pose a risk.