**Document:** Berry & Co Private Pre-Purchase Report **Application:** 19/00189/C — Additional use of residential dwelling as tourist living accommodation **Decision:** Permitted **Decision Date:** 2019-04-24 **Parish:** German **Document Type:** report / structural_report **Source:** https://planningportal.im/a/29103-german-21-christian-dwelling/documents/1329396 --- # Berry & Co Private Pre-Purchase Report ## Private Pre Purchase Report [Table omitted in markdown export] ![A street-level photograph showing a row of attached buildings, featuring a prominent light blue two-story structure in the center flanked by white buildings.](https://images.planningportal.im/2019/02/732187.jpg) ## The Property ![A photograph showing the exterior of a residential property featuring a white conservatory extension, stone boundary walls, and a wooden gate with the number 23.](https://images.planningportal.im/2019/02/732188.jpg) ![A photograph showing the exterior of a residential property featuring a white conservatory, a wooden gate with the number 23, and adjacent stone buildings.](https://images.planningportal.im/2019/02/212825.jpg) **NAME OF VENDOR AND/OR SELLING AGENT:** Propertywise **PURCHASE PRICE:** £125,000 **PROPERTY TYPE:** Mid terrace two storey cottage with an attic and a conservatory extension. **DATE BUILT (APPROX):** Presumably pre 1930s. **LOCATION:** Predominantly residential area of similar/compatible properties close to the town centre and all usual amenities. **TENURE:** Assumed to be freehold. FURTHER DETAILS IF LEASEHOLD: N/A ### The Inspection #### Orientation: For the purposes of this report the terms left and right hand are taken as viewing the property from Christian Street. #### Conditions Of Inspection: The weather was dry and bright. Our inspection was limited by the contents, by floor, wall and ceiling coverings, by dry-linings to part etc. There is no access to the roof undersurface. #### Construction: Rendered solid stone/random rubble walls beneath a purlin framed pitched roof clad with plain tiles. There are rendered masonry party wall chimney stacks, rainwater goods are of u.P.V.C. and fascia and barge boards are of softwood. Windows are variously timber and u.P.V.C. framed double glazed fixed and casements with a Velux double glazed skylight and the front entrance door is presumably the original softwood single glazed type. Floors are of suspended timber construction except for the ground floor which is presumably of solid concrete. The conservatory has cavity blockwork base walls, u.P.V.C. framed double glazing and a polycarbonate roof. #### Accommodation: Ground floor: Sitting room with a solid fuel stove, a kitchen with built-in units and limited headroom and a conservatory which also contains a W.C.. First floor: Small landing, a bedroom, a dressing room and a shower-room/W.C.. Second floor: Attic room with limited headroom. Outside: The property fronts straight onto the pavement and at the rear is a small yard with masonry boundaries. #### Parking Facility If Any: No off road parking facility. #### Services / Heating: Mains water, electricity and drainage are connected. The electricity meter and circuit breakers are in a cupboard within the kitchen. Directors: Andrew Berry BSc. FRICS & Kate Mulhern BA PGDip.Surv. MRICS ACA Berry & Co. Ltd. Isle of Man Co. Reg. No: 111846C. VAT Reg. No: 002 3740 30 Berry & Co is the trading name of Berry & Co Ltd. Registered office 15-17 Duke Street, Douglas, Isle of Man IM1 2BB An old Velair oil fired central heating boiler, also within the kitchen, serves the steel panel radiator heating system and presumably in conjunction with an old copper hot water cylinder within the bedroom, the domestic hot water system. Please note that the shower room lavatory appears to be of the macerator type. **ROAD ADOPTION:** Adjacent roads are made and adopted. **GROSS EXTERNAL FLOOR AREA (APPROX):** 980 sq ft (91 sq m.). **ESTIMATED RE-BUILDING COST FOR INSURANCE PURPOSES:** £270,000. ### Condition This generally appears to be satisfactory for its type and age but we have the following comments: 1. Unless the condition of all the services such as the electrical, gas (if connected), heating, plumbing and drainage installations is already known we strongly recommend that you should have these tested by appropriate tradesmen for safety/adequacy purposes. The kitchen radiator is rusting. You should consider having the oil tank replaced with a bunded item. You should request certification for the installation of the solid fuel stove and its flue and if no adequate certification exists you should arrange to have this tested by an appropriate tradesman. 2. Random moisture meter tests taken in readily accessible areas of the property indicated dampness in the following areas: - 21% in the right hand chimney breast and party wall within the attic room. - 23% in the front wall of the bedroom and 35% in the rear right hand ceiling of the bedroom. - Upto 90% in the walls of the dressing room. - 27% in the purlin end and general dampness in the floor of the shower room together with dampness and decay in the plywood boxing indicating that there might be a plumbing leak in the vicinity. - 18% in the party wall of the landing. - Upto 60% in the walls of the sitting room and 63% above the central heating thermostat at the rear right hand corner of the sitting room. - 95% in the left hand wall, 20% in the chimney breast and 67% behind the units within the kitchen. - 20% in the ground floor W.C.. Directors: Andrew Berry BSc, FRICS & Kate Mulhern BA PGDip Surv. MRICS ACA Berry & Co. Ltd. Isle of Man Co. Reg. No: 111846C, VAT Reg. No: 002 3740 30 Berry & Co is the trading name of Berry & Co Ltd. Registered office 15-17 Duke Street, Douglas, Isle of Man IM1 2BB This does not imply freedom from dampness elsewhere and we suspect that sources of dampness are falling, penetrating and rising together with possible plumbing leaks. We strongly recommend that you should obtain a report on the whole property from a reputable damp and timber treatment specialist. 3. The floor of the bedroom deflects, presumably because of inadequate support from the joists below and the sitting room floor slopes slightly. Unfortunately we are unable to comment further because of the floor coverings but suspect that floors might require some attention. 4. The shower room is generally rather crude and it might be preferable to turn part of the dressing room into a proper bathroom. 5. Kitchen cabinets are rather basic and suffer from general wear and tear. 6. The boiler flue appears to be of an asbestos material and asbestos might be present elsewhere in this age of property as might other possibly deleterious materials such as lead plumbing and paint. (Please see the attached asbestos advice notes). Specialist advice should be obtained before any such materials are disturbed. 7. Vegetation is growing on chimney stacks which might indicate deterioration of the render/masonry. 8. It is difficult to assess the condition and age of the roof owing to the lack of access to its under surface, however, there is evidence of some deterioration together with vegetation growth and we strongly suggest that you should obtain the opinion of a reputable roofing contractor who should also be asked to look at the chimney stacks and their weatherings. 9. External decorations are worn and this has allowed joinery items to deteriorate. 10. Although the render on the front elevation appears to be relatively modern, that at the rear suffers from fine fracturing and crazing and some loss of adhesion thus it is probable that at least some rerendering will be required. There is also evidence of fracturing in the render/masonry in the adjoining party wall of the left hand neighbour which might allow moisture entry into the subject property. 11. The render/masonry visible within the passage to the left of the property appears to be in poor condition and might have weakened thus some strengthening or indeed re-building might be required in this area. 12. Vegetation is growing in gutters including the conservatory back gutter, thus should be removed. 13. Pointing of the stone boundary walls is perishing. 14. As with all old properties, aspects of the design and construction would not comply with current Building Regulations. Other faults sometimes/typically found in this type and age of property include lintel deterioration, weakened masonry and timbers, conservatory leaks, window defects including failed double glazing seals etc.. This report does not imply freedom from other defects. COPY FOR YOUR INFORMATION You are strongly advised to obtain reports/quotes etc. for remedial works before entering a binding contract to purchase. ## Other Comments You should inform your insurer that the property is on a sloping site with retaining walls. You should ask your legal adviser to confirm by enquiry that all necessary consents for alterations and extensions including the provision of the shower room, the conservatory and ground floor W.C. have been obtained and complied with. ## Market Value We understand that the proposed purchase price is now £125,000. Comparable evidence of relatively recent sales of broadly similar properties indicates that if in generally good condition this property would have a market value in the region of £150,000 thus allowing you in the region of £25,000 to raise it to this condition. You should be aware that demand for one bedroom properties is limited and it would be a benefit if the property could be re-designed to provide a proper second bedroom. Indeed, the current dressing room could be classified as a bedroom if an en-suite shower room/lavatory facility could be provided off the principal bedroom but you would need to discuss this possibility with an architect. If you have not already done so we suggest that you should view as many similar properties as possible to ensure that you are purchasing the most appropriate property for your purposes. We shall be pleased to discuss the valuation and any other aspect of this report with you if you wish. We trust the information provided is satisfactory for your current purposes but please contact Berry & Co if you have any questions or if any additional information is required. A W Berry for and on behalf of Berry & Co. Limited Directors: Andrew Berry BSc, FRICS & Kate Mulhern BA PGDip.Surv. MRICS ACA Berry & Co. Ltd. Isle of Man Co. Reg. No: 111846C, VAT Reg. No: 002 3740 30 Berry & Co is the trading name of Berry & Co Ltd. Registered office 15-17 Duke Street, Douglas, Isle of Man IM1 2BB Page 6 of 6 --- *Data sourced from the Isle of Man public planning register under the [Isle of Man Open Government Licence](https://www.gov.im/about-this-site/open-government-licence/).* *Canonical page: https://planningportal.im/a/29103-german-21-christian-dwelling/documents/1329396*