Property:                                                Client: Ms Alice Murphy

First floor flat, 69 Tichfield Street,       Reference M/921

Kilmarnock,

KA1 1QS

 

 

PURPOSE OF REPORT

 

The report is a further Investigation Report as a response to a valuation report carried out by Allied Surveyors on behalf of Ms Alice Murphy.

 

The purpose of the report is to expand and focus solely on the particular problem of the potential dry rot reported in the premises below the above property, and its respective significance to the same.

 

No other area was opened up.

 

 

 

FINDINGS

 

Below there is a sketch showing the location of the rot relative to the flat being purchased.

 

The sketch together with the photographs show the rot located at an untreated wooden beam/joist (150mmx 50mm thick) some 1.5 m distance outside the boundary of the NO.69  first floor flat.

 

From the investigation we were able to ascertain that the rot was due to poor detailing of the flashings, flat roof gutters and poor detailing at the rain water inlet remedial work. It is our estimate that the relevant work was carried out some 5 years past.

At the time of the inspection, with heavy rain, there was no sign of water penetration in the said location.   

The evidence suggests that any fungal attack have been cleaned off and the spread of the rot seems to have been stopped.

Nonetheless the relatively damaged wooden bearer joist carrying the sloping rafters was still in place: attempts had been made to hide the problem rather than totally removing it.

 

 

The area in question is very small and all conterminous with the shop property below.

There is no immediate danger of any structural collapse to the shops roof, and the findings have no bearing on the flatted property to be purchased by Ms Murphy; since the mean carrier roof beam to the extension is a rather large RSJ, and the bearer joist itself retains considerable integrity. From what we could ascertain the sloping rafters (125 x 50mm) are indeed treated and there is no evidence that any rot had spread to these.

 

The owner of the shop below has been advised to replace the 150mm x 50mm bearer joist with a treated timber. And to further brush treat any area with 2No. coats brush applied preservative. He is also advised to seek professional help, to ensure that any flashing details are revisited to ensure that those will not fail in future.

 

 

FURTHER FINDINGS

 

It was also reported that the cupboard in the access stairwell had evidence of dry rot.

At inspection, one facing showed signs of wet rot. The location of an open window near the cupboard door, contributed to the wetting of the facing, allowing its localised deterioration over a number of years. Though the window has now been blocked the damaged caused has not been put right cosmetically. The photographic survey show that the timber door frame, it self, is still very solid, and there is no water penetration in the cupboard.  The door facings can be now replaced , perhaps the door frame can be treated . The likely hood of any fungal attack returning in this area can be discounted as being of any significance.

 

 

SIGNIFICANCE TO POTENTIAL LENDERS

 

The inspected area lies outside any common structural, or otherwise, responsibility.

The remedial work to the effected bearer joist is the responsibility of the shop owner below, alone. The rot is of no great structural significance, and can be easily remedied.

 

My client Ms Alice Murphy, has no reason to be concerned that the problem below should be effecting her  intended purchase.

 

 

 

Eraldo Murphy, BscHon, BArch, PG Dip CBA

For reference referred to in the adjacent report scroll figure at side.

               COPYRIGHT NOTICE

 

This report is the property of the author and Architect, Eraldo Murphy. It shall not be used or referred to for the purchase or  sale of any of the properties outlined or referred to in this report. Should any agents, buyer or seller, wishing to make use of this report they are legally required to contact the author, so that terms and conditions can be legally and formally agreed. 

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