property report large commercial building, berkshire · marketing by: www. 1st associated.co.uk...
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PROPERTY REPORT
Large Commercial Building,
Berkshire
FOR
Instructed by XXXX
Prepared by:
INDEPENDENT CHARTERED SURVEYORS
Independent Chartered Surveyors
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CONTENTS
Introduction page 3
Synopsis page 3
Summary of Construction page 4
Executive Summary page 9
Summary Upon Reflection page 15
Report Format and Information page 20
Facilities page 24
Limitations page 25
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INTRODUCTION
We have been instructed to inspect and prepare a Report and Schedule of
Condition for XXX, Berkshire.
The Property Report gives you advice on what we see are the key property
issues. We have also prepared a Schedule of Condition in relation to the lease
you are considering.
We have not had the benefit of meeting you at the property therefore do not
know your exact requirements. We assume the property is being let on a
standard Full Repairing and Insuring Lease.
The work has been carried out as per our standard Terms and Conditions of
Contract which have been emailed to you as part of the confirmation of our
instructions. If you would like further clarification please do not hesitate to
contact us.
SYNOPSIS
SITUATION AND DESCRIPTION This was originally built as an aeroplane hanger and has since been used as a
grain store. Our research shows it was built in the 1940’s. It has had various
alterations and modifications over the years including the latest which is to add
a new front to the building on the old rear, however the old hanger doors are
still in place. If the age of the property interests you your Legal Advisor may
be able to find out more information from the Deeds.
From our research we believe this to be a Type T2 hanger, which was used as
part of XXXX Airfield. We understand there are five types of Type T2 hanger;
we have been unable to identify which specific type this is.
There is various information available in the public domain about the air field
in general.
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SUMMARY OF CONSTRUCTION
External Main Roof: Not visible.
The roof was to too high to be accessed from our
normal system of ladders. We have recommended
within the Schedule of Condition that a joint inspection
with the owner is carried out via a cherry picker as the
roof, we believe, is a problem area.
The roof is leaking.
Gutters and Downpipes:
None
Rainwater discharging on to the concrete drainage
channel at ground level on left and right hand sides
Structural frame:
Lattice metal portal frame structure, clad originally
with corrugated steel sheeting, which has had a
protected coating added at some point in time. The
portal frames divide the building into 23 bays.
Windows:
Doors:
Foundations:
Situated centrally to left and right hand side.
Georgian wire polished plated glass windows, set
within metal window frames
Two roller shutter doors to front
Three person doors
Additional hanger doors to rear
Not inspected; literature on the Type T2 hanger advises
that it typically has a shallow pad foundation
Internal
Roof:
Protective coating, assumed for fire resistance
Walls:
Floor:
Painted corrugated metal panels
Divided into nine bays concrete smooth finish with
cracks
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Services
There were no services known to the property other than the electrics, which are located to
the rear right hand corner bay 23, which was at the time of our inspection being re-
commissioned by YYY Contractors. We are advised they are NICEIC approved. Telephone
number ZZZ.
The above terms are explained in full in the main body of the Report.
We have used the term ‘assumed’ as we have not opened up the structure.
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EXTERNAL PHOTOGRAPHS
Front Elevation Front delivery area
Left hand elevation Right hand elevation
Rear Elevation
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BACKGROUND
We have used the Guide to World War II
Hangers, produced by The Ministry of
Defence, to identify this as a Type T2
hanger, which were built by the Ministry
of Defence during WWII from the
1930’s to early 1940’s; the document
advises there are over 100 Type T2
hangers built during WWII. However, it
should be noted that the list of hanger
locations has not identified YYY Airfield
as having a Type T2 hanger.
Unfortunately, due to time limitations
and the time of year, we have not been
able to carry out further investigations.
From our understanding there are various different types of Type T2 hanger.
We would however draw your attention to the MOD’s comment that this is a
lightweight hanger and the results of structural appraisal confirm that there are
some deficiencies in the strength of this hanger and it falls below current
standards for design and loadings. We have read that these were considered as
transportable sheds due to the fact their design made them dismountable and
transportable to new locations, and this gives an indication of why they were
lightweight. The degree of shortcomings in the hanger’s strength depend on
its location within the UK, as this determines the wind and snow loadings
applied to it.
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There are five variations of Type T2 hanger. These are:
T2 This came in many varieties, with
the 23 bay having an overall
length of 73 metres, 25mm.
T2HD
(heavy duty)
TFB
Flying boat hanger
TFBHD
(heavy duty)
T2MCS
Marine craft shed
We feel is most likely to be a T2 base unit, although this in itself comes in a
number of variations and also a number of refurbishment variations.
Further information on this within the main body of the report
.
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EXECUTIVE SUMMARY
Summaries are not ideal as they try to précis often quite complex subjects
into a few paragraphs. In this instance we have not had the benefit of meeting
you at the property and therefore is difficult to establish your priorities. It is
important the Report is read in full.
It is inevitable with a report on a building of this nature that some of the issues
we have focussed in on you may dismiss as irrelevant and some of the areas
that we have decided are part of the ‘character’ of this property you may think
are very important. We have taken in the region of 300 photographs (a CD
copy of all photographs is enclosed) during the course of this survey and many
pages of notes, so if an issue has not been discussed that you are interested in
or concerned about, please phone and talk to us before you purchase the lease
(or indeed commit to purchasing the lease), as we will more than likely have
noted it and be able to comment upon it. If we have not we will happily go
back. Having said all of that, here are our comments:
When taking on a lease there are three key areas, these are:
The Business
Only you can decide upon the true potential of this property for your business
and its value to you; although we do recommend taking independent advice on
the market value and this identifies what the typical user would pay.
The Lease
The quality of the lease needs to be discussed with your Legal Advisor and
understood. You need to understand your rights, responsibilities and liabilities
when you sign for a lease of this nature. We ask that your Legal Advisor
brings any onerous or unusual clauses to our attention immediately. We
assume this is a standard full repairing and insuring Lease.
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The Property
There are many aspects to look at property-wise, both from its condition at the
moment, to its condition in relation to the lease.
You are currently reading the Property Report which is intended to advise you
on the property element of the purchase. We will also provide you with a
Schedule of Condition, which will enable you to agree with the Landlord the
condition of the property when you start to lease it and should be signed and
appended to the lease.
We will look at this in three areas:
1. The original building structure.
2. Its current condition.
3. Its suitability for our understanding of your use of it as a storage unit.
Whilst we have carried out a survey on the property we have also taken note of
the Ministry of Defence Guidance to WWII Hangers documentation on Type
T2 hangers, as in our previous experience these are very accurate and well
researched documents.
Firstly, we would reiterate our comments that the MOD identified inherent
weaknesses in the Type T2 structure. However, they have do also identify
various operational constraints that they recommend enforcing when these
buildings are in use, such as a requirement to keep the hanger doors shut and
the building under observation during adverse wind conditions.
Weather, Insurability and Lack of Maintenance
Our main concerns relate to not only the wind externally, but also the affects of
the pressure within the building when the doors are open, and particularly on
windy days it is not recommended they should be used. Remember this
information relates to a well maintained Type T2 hanger and this one is poorly
maintained.
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ACTION REQUIRED: We would recommend that you check:
1. That the building is insurable.
2. Whether the MOD have any newer literature with regard to
problems with this type of building.
Grain store to storage unit building
This building we are advised (by the Landlord) has been in use as a grain store
for some time and therefore has generally been used with the doors shut. We
assume your operation will have the doors (albeit new) open regularly. We
would suggest that you put procedures in place for use during windy and
adverse weather.
It does warn that internal pressure can lead to the uplifting of the whole
structure due to its lightweight build and shallow foundations. There is also a
warning to put the structure under observation should snow fall be 200mm
deep and to be aware of possible problems at 100mm deep.
They recommend a professional review of the structure is carried out every
five years, with a technical inspection every two years.
The building as it is today – lack of any maintenance
The building as it is steel has rusted over the years, resulting in leaks to the
roof, deterioration to the roof edge detail which has no gutter and deterioration
to the base of the property, where approximately 300mm of the cladding
panels have been replaced. In addition to this, the steel lattice work portal
frame has had deterioration throughout, particularly at roof level and at the
base.
We feel therefore that this is a relatively high risk lease to take on if it is on a
full repairing and insuring basis and we would recommend excluding the roof
and excluding the portal frame and hanger doors from the lease.
We would draw your attention particularly to the hanger doors, where we can
see that there has been corrosion and deterioration to the area of the runners at
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the top of the doors, which as far as we can see are what secure this building in
place.
ACTION REQUIRED: Exclude roof, structural panels and hanger
doors from the lease. We would recommend that the hanger doors are
removed and replaced.
We would also make the general comment that whilst bearing in mind
that this has been utilised as a farm building, and these are generally in
our experience below standard, this is of a poorer standard that we
would typically expect with little to no maintenance being carried out on
it other than very basics.
Suitability for your purpose
The roof leaks to this property and there are also holes within the structure as a
whole, meaning that it is not weather tight. We are unaware whether you need
to operate a weather tight building and we are not aware whether you need to
operate in adverse weather conditions with the doors open, etc.
Discussions with the Landlord
We have had brief informal discussions with the Landlord, who advises us that
he is considering roof and cladding replacements. These alterations should be
considered carefully, as modern cladding panel systems will effectively change
the structural characteristics of this property from a weight point of view and
from a loading point of view.
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Plus Points
Survey reports often are full of only the faults and general ‘doom and gloom’, so we thought
we would start with some positive comments on the property!
To summarise these into plus points:
1.0 ) The sheer floor area
2.0) The clear span of the floor area
We are sure you can think of other things to add to this list.
Medium Priority
Problems / issues raised in the ‘medium priority’ section are usually solvable, but often
need negotiation upon. However, a large number of them may sometimes put us off the
property.
We feel there should be some exclusions from the lease; as mentioned for the
roof, the portal frame structure and the hanger doors as a minimum. Ideally,
we would prefer this lease to be on an internal repairing basis only, i.e.
redecoration and this in turn should be on a schedule of condition, so it should
be left as found. Most full repairing and insuring leases require redecoration
upon leaving which is very onerous in this instance.
High Priority
We normally put here things that we feel will be difficult to resolve and will need serious
consideration.
We do not feel a Schedule of Condition is sufficient in this instance unless
exclusions from repair liability for the roof, structural frame and hanger doors
can be agreed.
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Other Items
Services - Electrical
The only services noted were electrics, which were being re-commissioned at
the time of our inspection.
ACTION REQUIRED: To have a full NICEIC test and inspection and
work to be carried out to this standard.
Services – Water Supply and Drainage
We assume that additional facilities may be required and that you will have to
have some sort of agreement with the Landlord in relation to this. This should
be agreed prior to signing the lease.
Rainwater Drainage
The current system of rainwater drainage is poor and the site was waterlogged
at the time of our survey you may wish to enter into negotiations with regard
to improving this. We feel that heavy downpours and snowfall could lead to
extreme dampness within the property.
Drainage of the Delivery Area
There was ponding of this area at the time of our survey.
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The Summary Upon Reflection is a second summary so to speak, which is
carried out when we are doing the second or third draft a few days after the
initial survey when we have had time to reflect upon our thoughts on the
property. We would add the following in this instance:
Whilst we understand the need for a large open span storage area you do need
to limit your liabilities.
We do not feel a Schedule of Condition is sufficient in this case unless high
level access is gained, for example to the roof areas (note our comment within
the Schedule of Condition to have a joint inspection of this).
We rarely make this comment but we do believe given the original
fundamental design problems with this structure, which was built at a very
difficult time during the WWII when there were far bigger priorities, and the
lack of even the most basic maintenance over the years, this is very high risk.
We would ask that you read this Property Report and the Schedule of
Condition and contact us on any issues that you require further clarification on.
SUMMARY UPON REFLECTION
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Summary of Defects
This is taken from our Schedule of Condition which should be read in conjunction with this report.
Front External Elevation
% Assessment of Deterioration:
Cladding:
Windows:
Drainage:
Profile metal sheeting as new
Profile plastic as new
Concrete formed to the base has
not been completed properly and
will cause ponding.
Left Hand Elevation
% Assessment of Deterioration:
Cladding:
Windows:
Concrete Fillet:
Drainage:
Replacement to base of cladding
to approx 80% of left hand side.
Graffiti to approx 30% of low
level cladding
Approx 15% clad in timber
Approx 10% broken with
boarding behind
Approx 65% with cracks over
250mm
Approx 10% glazing not
damaged
Deterioration to approx 60% of
concrete fillet
Vegetation growing to approx
30% of length of it.
Overflowing at time of survey to
approx 50% of drainage run
Programme of replacement
of the cladding needs to take
place, however you do need
to be aware of the limitations
of the structural frame that
this property sits on and the
known issues wit this hanger
type structure.
All glazed windows are dirty
and in need of cleaning.
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Rear Elevation
% Assessment of Deterioration:
Cladding:
Windows:
Drainage:
50% of framework to hanger
doors showing signs of
rusting and general degrading
Concerns with the
deterioration to the rails
holding the hanger doors in
place
No windows
No drainage run
Immediate investigation
required.
Right Hand Elevation
% Assessment of Deterioration:
Cladding:
Windows:
Drainage:
30% of protective coating
deteriorating
Replaced with timber approx
15%.
Cracked and glass missing,
approx 10%.
Cracks running a third or
more of the window, approx
70%.
5% dated and marked and
GWPP effectively intact
Deterioration to approx 80%
of the concrete
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Roof - Internal
% Assessment of Deterioration:
Cladding:
The white fire protection
was visible to approx 95%
of the ceiling
Approx 20-30% of the area
is yellow indicating there
is rusting to the roof
above; probably water
penetration
Beams spanning roof are
starting to rust and
deteriorate in approx 20%
of cases.
Left Hand Internal Elevation
% Assessment of Deterioration:
Portal frame
Cladding:
Rusting to approx 10% of
the frame, as viewed from
ground level
Corrugated metal cladding.
Metal visible in approx
60% of cases.
The remainder divides into
green and magnolia paint,
of which approx 20% is
flaking.
Rust visible to cladding in
approx 20% of the area.
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Rear Internal Elevation
% Assessment of Deterioration:
Cladding / Hanger Doors:
Metal sheeting to approx
30% of area
Green and magnolia
protective coating paint to
approx 60% of which half
is flaking.
10% has vents
Right Hand Internal Elevation % Assessment of Deterioration:
Portal Frame:
Cladding:
Rusting to approx 10% of
the frame, as viewed from
ground level
Metal sheeting to approx
30% of area
Magnolia protective
coating paint to approx
60% of which half is
flaking.
10% has vents
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REPORT FORMAT AND INFORMATION
To help you understand our Report we utilise various techniques and different
styles and types of text, these are as follows:
ACTION REQUIRED AND RECOMMENDATIONS
We have used the term ACTION REQUIRED where we believe that there
are items that you should carry out action upon or negotiate upon prior to
purchasing the Lease.
Where a problem is identified, we will do our best to offer a solution.
However, with most building issues, there are usually many ways to resolve
them dependent upon cost, time available and the length of time you wish the
repair/replacement to last.
EVERY BUSINESS TRANSACTION HAS A RISK
Every business transaction has a risk, only you can assess whether that risk is
acceptable to you and your circumstances.
AGENT / BUSINESS DEVELOPMENT MANAGER – FRIEND OR
FOE?
It is important to remember that the agents are acting for their client and not
the purchaser. We, as your employed Independent Chartered Surveyor,
represent your interests only.
SOLICITOR/LEGAL ADVISOR
To carry out your legal work you can use a solicitor or a legal advisor. We
have used both terms within the report.
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TERMS OF ENGAGEMENT/LIMITATIONS
This report is being carried out under our terms of engagement, as agreed to
and signed by you. If you have not seen and signed a copy of our terms of
engagement please phone immediately.
OUR AIM IS ONE HUNDRED PERCENT SATISFACTION
Our aim is for you to be completely happy with the service we provide, and we
will try and help you in whatever way possible - just phone us.
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If you would like any further advice on any of the issues discussed (or indeed
any that have not been discussed!) then please do not hesitate to contact us on
0800 298 5424.
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APPENDICES
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FACILITIES (All directions given as you face the property)
We have included a list of the facilities that we have viewed. The following
gives a general overview of the property.
1.0) An unobstructed open span with 23 bay lattice portal frame structure
2.0) Two roller shutters and one man door to the front
3.0) Old hanger doors to rear
4.0) Electric sub-station within far right hand corner
Boundaries
1.0) Front: fenced area around delivery area
2.0) Left and right hand side: edge of drainage channel
3.0) Rear: assumed approximately 1.5 metres away from the building,
following a similar line to the drainage channel.
Note: there is land to the right hand side that may be included within your
Deeds.
Note, we have not seen a copy of the Deeds and assume the boundary is to be
as visually set out noted below. Your Legal Advisor to check and confirm this
and to check and confirm what your legal rights are with regard to access and
parking and permitted hours of work.
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LIMITATIONS
CONDITIONS OF ENGAGEMENT
The report has been prepared in accordance with our Conditions of
Engagement and should be regarded as a comment on the overall condition of
the property and the quality of its structure and not as an inventory of every
single defect. It relates to those parts of the property that were reasonably and
safely accessible at the time of the inspection, but you should be aware that
defects can subsequently develop particularly if you do not follow the
recommendations.
ENGLISH LAW We would remind you that this report should not be published or reproduced in
any way without the surveyor’s expressed permission and is governed by
English Law and any dispute arising there from shall be adjudicated upon only
by the English Courts.
SOLE USE
This report is for the sole use of the named Client and is confidential to the
Client and his professional advisors. Any other persons rely on the Report at
their own risk.
ONLY HUMAN!
Although we are pointing out the obvious, our Surveyors obviously can’t see
through walls, floors, heavy furniture, fixed kitchen units etc. they have
therefore made their best assumptions in these areas.
As this is a one off inspection, we cannot guarantee that there are no other
defects than those mentioned in the report and also that defects can
subsequently develop.
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WEATHER
There had been a light covering of snow in the early morning which thawed
out as the survey took place. The weather did not hamper the survey.
NOT LOCAL
It should be noted that we are not local surveyors to this area and are carrying
out the work without the benefits of local knowledge on such things as soil
conditions, aeroplane flight paths, and common defects in materials used in the
area etc.
INSPECTION LIMITED
We have not viewed the external of the roof and we have viewed a high
building from ground floor level.
BUILDING INSURANCE
We do not advise with regard to building insurance. You need to make your
own enquiries. Some areas may have a premium, some buildings may have a
premium and some insurers may be unwilling to insure at all in certain areas.
You need to make your own enquires prior to committing to purchase the
property. Please be aware the fact a building is currently insured does not mean
it can be re insured.
We would comment that non-insurability of a building we feel will affect lease
value.
ACTION REQUIRED: You need to ensure that the leaseholders have
adequate insurance.
TERMS AND CONDITIONS Our computer system sends two copies of our Terms and Conditions to the
email address given to us when booking the survey; one has the terms attached
and the other has links to the Terms and Conditions on our website (for a
limited time). If you have not received these please phone your contact
immediately.