Sample Property Condition Report

CLIENT INSTRUCTIONS

The inspection was undertaken in accordance with verbal/email instructions received directly from the client/landlord.

EXECUTIVE SUMMARY

Based on the technical inspection of the interior accommodation, specifically the Staff Room, the subject property demonstrates a high standard of maintenance with no visible structural defects or evidence of material failure. Atmospheric monitoring recorded a relative humidity of 50% at an ambient temperature of 20°C, levels which are well below the critical threshold for interstitial condensation or the activation of hygroscopic salts.

The internal wall surfaces appear stable, showing no signs of differential movement, shear cracking, or lateral damp penetration. The absence of staining or microbial growth suggests that the building envelope remains intact and that there is no evidence of thermal bridging at structural junctions. All fitted joinery and fixtures are free from material decay or mechanical instability.

EXECUTIVE SUMMARY (CONT.)

The root cause of the current satisfactory condition is attributed to effective thermal envelope integrity and sufficient passive or mechanical ventilation, maintaining a stable equilibrium between internal and external environments. No remedial intervention is currently necessitated.

It is recommended that routine inspections continue to ensure the hygrothermal performance of the building fabric remains consistent and to preemptively identify any future deterioration of the external weatherings.

SCOPE & DEFINITIONS

The inspection was executed in strict accordance with the stipulated Terms of Engagement and agreed fee proposal. The primary objective comprised a high-level appraisal to facilitate Planned Preventative Maintenance (PPM) scheduling and long-term capital expenditure (CapEx) forecasting for social housing portfolio management. The methodology and reporting framework align with ARLA Propertymark best practice protocols for residential lettings and management.

The survey was non-invasive and visual in nature. In accordance with standard practice, no opening up of the building fabric was performed; sub-floor voids, wall cavities, and areas behind decorative finishes remain unverified. At the time of inspection, the property was occupied and fully furnished. Observation of lower wall elevations and floor surfaces was significantly restricted by the presence of heavy furniture, stored domestic chattels, and fixed floor coverings.

TECHNICAL DEFINITIONS

ENERGY PERFORMANCE (EPC)

ENERGY EFFICIENCY RATING

DESCRIPTION OF PROPERTY

The subject property comprises a former residential dwelling that has undergone a change of use to commercial office accommodation.

EXTERNAL OBSERVATIONS

• The external envelope appears to be in good condition commensurate with the property's age, following proactive maintenance.
• External pointing is recessed, degraded, or missing, allowing potential penetrating damp.
• Guttering has dropped or lost its fall alignment, leading to standing water.
• External paving or pathways are heavily uneven and present a potential trip hazard under HHSRS.
• Mature trees or large shrubs are located in close proximity to the property, risking root damage or subsidence/heave.

INTERNAL OBSERVATIONS

• The internal decorative condition is generally good and acceptable for immediate occupation/letting.
• Considerable creaking and loose floorboards/chipboard decking noted when trafficked.

SERVICES ASSESSMENT

• A modern consumer unit (fitted with RCDs/RCBOs) is installed. Ensure a valid 5-year EICR (Electrical Installation Condition Report) is held per landlord regulations.
• Heating fuel via external oil tank. Inspect for leaks and ensure OFTEC compliance regarding tank bunding and fire separation.
• The central heating thermostat is poorly located (e.g., above a radiator or in a draught), impeding efficiency.
• Older lead pipework was observed; replacement is advised for health and safety (drinking water standards).
• The WC cistern is constantly running, bypassing water into the pan or out via the external overflow.
• Smoke/heat alarms are visibly yellowed and highly likely to be past their 10-year expiration date. Replacement recommended.
• Carbon Monoxide (CO) alarms missing or placed incorrectly near solid fuel or gas appliances.

METHODOLOGY

• A thorough visual inspection of the accessible external and internal elements was carried out logically from top-down, and exterior-to-interior.
• Infrared thermography used globally to identify thermal bridging, insulation voids, and latent dampness anomalies not visible to the naked eye.
• A high-definition telescopic pole camera (up to 8m) was used to inspect otherwise inaccessible valley gutters and flat roof components safely from ground level.

WEATHER & PROPERTY ORIENTATION

EXTERNAL ANALYSIS

INTERNAL ROOM FINDINGS

ESSENTIAL SUMMARY OF COSTS

IMPORTANT NOTES

• Building Regulations Part F (Ventilation): Landlords must ensure adequate means of ventilation exists (extractors and trickle vents) to expel moisture. Disabling ventilation contributes directly to unhygienic mould propagation.
• Building Safety Act 2022: This property may qualify as a Higher-Risk Building (HRB). Strict statutory duties apply regarding the Golden Thread of information, accountable persons, and building safety cases.
• Mining Area: The topography is located in an area with a history of intensive coal or mineral mining. A specialist Coal Mining Search must be procured to assess subterranean void risks.

DECLARATION

This report is prepared solely for the use of the client and no liability is accepted to any third party.