Home Buyer

Property address 130 Luckwell Road
BRISTOL
Avon
BS3 3HQ
Client's name Mr Pablo Atamaniuk
Date of inspection 17 October 2017
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A Introduction to the report
B About the inspection
C Overall opinion and summary of the condition ratings
D About the property
E Outside the property
F Inside the property
G Services
H Grounds (including shared areas for flats)
I Issues for your legal advisers
J Risks
K Valuation
L Surveyor's declaration
What to do now
Description of the RICS HomeBuyer Service
Typical house diagram
RICS is the world's leading qualification when it comes to professional standards in land, property
and construction.
In a world where more and more people, governments, banks and commercial organisations demand
greater certainty of professional standards and ethics, attaining RICS status is the recognised mark of
property professionalism.
Over 100,000 property professionals working in the major established and emerging economies of the
world have already recognised the importance of securing RICS status by becoming members.
RICS is an independent professional body originally established in the UK by Royal Charter. Since 1868,
RICS has been committed to setting and upholding the highest standards of excellence and integrity
providing impartial, authoritative advice on key issues affecting businesses and society.
The RICS HomeBuyer Report is reproduced with the permission of the Royal Institution of Chartered
Surveyors who owns the copyright.
© 2010 RICS
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This HomeBuyer Report is produced by an RICS surveyor who has written this
report for you to use. If you decide not to act on the advice in this report, you do
this at your own risk.
The HomeBuyer Report aims to help you:
make a reasoned and informed decision on whether to go ahead with
buying the property;
make an informed decision on what is a reasonable price to pay for the property;
take account of any repairs or replacements the property needs; and
consider what further advice you should take before committing to purchase
the property.
Any extra services we provide that are not covered by the terms and conditions
of this report must be covered by a separate contract.
Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ
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Surveyor's name Stephen Laffan
Surveyor's RICS number 0590391
Company name A K Property Consultancy
Date of the inspection 17 October 2017 Report reference number BS33HQ130
Related party disclosure I have no links with this transaction.
Full address 130 Luckwell Road
and postcode
BRISTOL
of the property
Avon
BS3 3HQ
Weather conditions When I inspected the property, the weather was dry and clear following a period of largely
when the inspection
dry weather.
took place
The status of the Occupied with furniture, fixtures and fittings, floor coverings, decorations and chattels in
property when the
place.
inspection took place
The vendor was present throughout the course of the inspection.
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We inspect the inside and outside of the main building and all permanent outbuildings, but we
do not force or open up the fabric. We also inspect the parts of the electricity, gas/oil, water,
heating and drainage services that can be seen, but we do not test them.
To help describe the condition of the home, we give condition ratings to the main parts (the
'elements') of the building, garage and some parts outside. Some elements can be made up
of several different parts.
In the element boxes in parts E, F, G and H, we describe the part that has the worst condition
rating first and then briefly outline the condition of the other parts. The condition ratings are
described as follows.
Defects that are serious and/or need to be repaired, replaced or investigated urgently.
Defects that need repairing or replacing but are not considered to be either serious or urgent.
The property must be maintained in the normal way.
No repair is currently needed. The property must be maintained in the normal way.
Not inspected (see 'Important note' below).

The report covers matters that, in the surveyor's opinion, need to be dealt with or may affect
the value of the property.
Important note: We carry out only a visual inspection. This means that we do not take up carpets, floor
coverings or floorboards, move furniture or remove the contents of cupboards. Also, we do not remove
secured panels or undo electrical fittings.
We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if
necessary, from neighbouring public property and with the help of binoculars.
We inspect the roof structure from inside the roof space if there is access (although we do not move
or lift insulation material, stored goods or other contents). We examine floor surfaces and underfloor
spaces so far as there is safe access to these (although we do not move or lift furniture, floor coverings
or other contents). We are not able to assess the condition of the inside of any chimney, boiler or
other flues.
We note in our report if we are not able to check any parts of the property that the inspection would
normally cover. If we are concerned about these parts, the report will tell you about any further
investigations that are needed.
We do not report on the cost of any work to put right defects or make recommendations on how these
repairs should be carried out. Some maintenance and repairs we suggest may be expensive.
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This section provides our overall opinion of the property, and summarises the condition ratings
of the different elements of the property.
If an element is made up of a number of different parts (for example, a pitched roof to the main
building and a flat roof to an extension), only the part in the worst condition is shown here.
To make sure you get a balanced impression of the property, we strongly recommend that you
read all sections of the report, in particular the 'What to do now' section.
Our overall opinion of the property
This property is considered to be a reasonable proposition for purchase at a price of £270000,
provided that you are prepared to accept the cost and inconvenience of dealing with the various
repair/improvement works reported. These deficiencies are common in properties of this age
and type. Provided that the necessary works are carried out to a satisfactory standard, I see no
reason why there should be any special difficulty on resale in normal market conditions.
Element
Section of the report Element Name
Number
E: Outside the property E3 Rainwater pipes and gutters
F: Inside the property F8 Bathroom fittings
G: Services G1 Electricity
Element
Number
E: Outside the property E1 Chimney stacks
E2 Roof coverings
Element
Number
E: Outside the property E4 Main walls
E5 Windows
E6 Outside doors (including patio doors)
E7 Conservatory and porches
E8 Other joinery and finishes
F: Inside the property F1 Roof structure
F2 Ceilings
F3 Walls and partitions
F4 Floors
F5 Fireplaces, chimney breasts and flues
Builtin fittings (builtin kitchen and other fittings, not
F6
including appliances)
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F7 Woodwork (for example, staircase and joinery)
G: Services G2 Gas/oil
G3 Water
G4 Heating
G5 Water heating
H: Grounds(part) H2 Other
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Type of property Mid terraced house over two floors with gardens to the front and rear
Approximate year the property was built I estimate th property was built in the mid 1930's
Approximate year the property was extended Porch extension to the front estimated to be between 5 and 10 years
old.
Approximate year the property was converted The property has not been converted.
Information relevant to flats and maisonettes Not applicable.
Accommodation
Living Bed Bath or Separate Utility Conser Name of

Floor Kitchen Other
rooms rooms shower toilet room vatory other
Lower ground
Ground 1 1
First 2 1
Second
Third
Other
Roof space
Construction
The property is built using traditional materials and techniques.
The property has been built with cavity walls, solid ground floor and suspended first floor with a
wood roof structure with tiled covering.
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Energy
We have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC,
then we will present the ratings here. We have not checked these ratings and so cannot
comment on their accuracy.
We are advised that the property's current energy performance, as recorded in the EPC, is:
Energyefficiency rating D66
Environmental C69
impact rating
Mains services
The marked boxes show that the mains services are present.
Gas Electricity Water Drainage
Central heating
Gas Electric Solid fuel Oil None
Other services or energy sources (including feedin tariffs)
None noted
Grounds
There is a garden to the front and also to the rear of the property.
Location
Luckwell Road is a busy through road which at peak travel times may become congested.
There are a range of style of properties with some business and commercial property within 0.5
Kilometres of the property although the area is largely established residential.
Facilities
Local schools can be found using the property post code and the website:
http://schoolsfinder.direct.gov.uk
Local medical services including pharmacy can be found using the property post code in
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conjunction with the website: www.nhs.uk/servicedirectories/Pages/ServiceSearch.aspx
Local churches can be found using the property post code and the website:
http://www.findachurch.co.uk/
Local leisure centres can be found using the property post code and the website:
http://www.leisurecentre.com/FindCentre
Local environment
The property is in an area that is unlikely to flood (see section J2 Risks).
The property is in an area with potentially high levels of radon gas that could affect health (see
section J3 Risks).
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Limitations to inspection
ALL REFERENCES TO POSITION ARE AS IF THE PROPERTY IS BEING VIEWED FROM
THE FRONT ELEVATION AND REFERENCES TO ROOMS USE THE ESTATE AGENT
DESCRIPTION.
The exterior of the property at high level above 3 metres was inspected with the aid of a digital
camera zoom lens (18x magnification) and binoculars and where considered appropriate an
extending pole with digital camera.

E1 There are two chimney stacks visible. The one to the left relates to the adjoining property
Chimney stacks
to the left.
The chimney stack to the right relates to this property and is shared with the property to
the right. This has been built with brick. Where the chimney stack meets the outer roof
covering there is metal flashing this is intended to prevent water ingress and also to direct
water down the roof slope to the rainwater gutters.
On the rear face of the chimney stack there is evidence that some pointing repairs (cement
between the bricks) has been completed to that part of the chimney stack relating to the
adjoining property to the right. However some deterioration is noted to this and there is also
a requirement for some pointing repairs to be completed on that part of the chimney stack
over this property. See photograph number 4864 on Dropbox or the CD accompanying the
printed copy of the report.
Whilst I do not consider that the repair is urgent you should plan to have this work
undertaken in the next year to year and a half. It may be costly depending on the method
of access adopted by the contractor carrying out the work and I recommend that estimates
are obtained from three contractors to establish the cost of the repair.
Condition rating: 2.
E2 There are two roof slopes one to the rear and one to the front with ridge tiles at the apex
Roof coverings
where the roof slopes meet.
No slipped, cracked missing or damaged roof tiles were noted.
Between the outer tile roof covering and roof structure there is a waterproof membrane
which is quite old and there is evidence of repairs having been completed on the front roof
slope to this membrane. I inspected this by probing the original membrane using my
fingers and can report that this was not brittle. You should monitor the condition of this
membrane as further repairs are likely to be required in the future.
See photograph number 4827 on Dropbox or the CD accompanying the printed copy of the
report.
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E3 The rainwater pipes and gutters are made of plastic and at the time of the inspection it was
Rainwater pipes
dry so I cannot say with certainty that there are no overflowing or leaking gutters but at the
and gutters
time of the inspection there is vegetation in the gutter to the front and this will cause water
to overflow potentially causing penetrating damp. This has been brought to the attention of
the vendors who have indicated they intend to have the gutter cleared.
No broken or damaged joints or missing brackets were noted.
Whilst generally speaking rainwater goods should be kept clear by the flow of rainwater I
recommend that you have them inspected and cleared on a regular basis (annually) to
ensure they do not become blocked with leaves, etc.
The guttering on the front elevation of the property to the right also has vegetation and this
has implications for this property as it may prevent water flowing away to the downpipe
which is situated to the front of the adjoining property to the right. I suggest this is brought
to the attention of that neighbour
E4 The outside walls are built of brick with a render covering with an air gap between the inside
Main walls
and outside faces (called a cavity wall). I could not see a damp proof course (see section
F3 Walls and partitions)
There was no evidence that cavity wall insulation has been installed and further
investigation (by drilling into the wall) will be able to determine this in the absence of any
documentation.
E5 All windows are plastic framed with double glazing and the windows intended to open, open
Windows
and close satisfactorily.
The windows have locks and where keys were available I checked the locking and
unlocking operation.
E6 See section 7 Conservatory and porches.
Outside doors
(including patio doors) The inner door on the front elevation of the property is plastic door with plastic frame it has
double glazing in both the upper and lower part of the door with the glazing marked BS6206
indicating it is toughened glass. This door has a mortice lock with a 4 point locking
mechanism.
The door from the kitchen to the rear garden is a plastic door in plastic frame it has double
glazing in both the upper and lower part of the door with the glazing marked BS6206
indicating it is toughened glass. This door has a mortice lock with a 4 point locking
mechanism.
Both doors open, close, lock and unlock without any difficulty.
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E7 A porch has been added to the front of the property this has a solid floor with plastic frame
Conservatory
and infill in the lower half and double glazing in a plastic frame in the upper half the ceiling
and porches
is also plastic.
It has a sloping roof to the front wit tiles matching those of the two storey part of the
building and metal flashing where this joins the outer wall of the two storey part of the
building and [plastic rainwater goods.
The door to the porch is a plastic door in a plastic frame with mortice lock.
E8 The fascias and soffits to the property are made of plastic, these provide for low
Other joinery
maintenance in the longer term.
and finishes
E9 Condition rating: Not inspected – Nothing noted.
Other
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DESCRIPTION.
No floor coverings, furniture, fitted items (e.g. kitchen units, bathroom fittings) or chattels were
moved as part of the inspection.

F1 The roof is accessed through a hatch in the ceiling on the first floor landing, there is a
Roof structure
metal drop down ladder and sections of the roof space have been boarded over the ceiling
joists for storage. Some of the joints to the boarding are open and care should be
exercised when accessing this space.
There is some visible fibreglass insulation in the roof space below the eaves which has a
depth of approximately 100mm, this is somewhat below the currently recommended levels
and can be improved by additional layers being added.
Between this property and the roof space of the adjoining properties there is a brick wall
which helps prevent the spread of fire through the roof space.
The roof has been built with wood rafters supported on wood purlins fixed into the walls
separating this roof space from that of the adjoining properties.
There is no evidence or signs of wood bring insect activity to the visible parts of the roof
structure and ceiling joists.
F2 The ceilings are made of older plaster supported on thin wooden strips (called 'lath and
Ceilings
plaster') based on a visible part of the ceiling in the roof space.
Under normal use older 'lath and plaster ceiling' (usually before the 1940s) can become
unstable when the layer of plaster becomes detached from the laths beneath. Although I
could see no particular problems now, you should expect more repairs in the future
especially when you redecorate.
A textured decorative coating covers the ceilings . This may contain small amounts of
asbestos fibres and if disturbed, they could be a safety hazard (see section J3 Risks). If
the ceiling needs repairing, you will have to use a contractor experienced in this type of
work or an asbestos specialist.
F3 All internal walls and partition walls between rooms have decorative coverings. When
Walls and partitions
tapped these walls give off a sound which indicates they are solid construction. Because of
this the removal of any walls between rooms will require Building Regulation approval as
they are supporting the structure above.
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The internal walls were accessible were inspected for signs of damp using visual inspection
touch and smell together with an electronic moisture meter. No areas of damp were
identified in the course of the inspection.
F4 All floors had decorative coverings.
Floors
The ground floor is solid construction.
The first floor is a suspended floor with wood floor structure and wood floor boarding.
There was no undulation or untoward movement when I tested the floor using my body
weight.
F5 There is a single fireplace located in the living room, this is no longer in use as an open
Fireplaces, chimney
fire.
breasts and flues
If you intend to bring the fireplaces into use burning solid fuel it is essential that you have
the operation of the chimney as a flue inspected and the condition of the interior of the
chimney inspected by a suitably qualified person.
F6 The kitchen has a range of base and wall units the former has worktops over. Doors and
Builtin fittings (builtin
draws open and close satisfactorily and the visible worktop is free of damage.
kitchen and other fittings,
not including appliances) Condition rating: 1.
F7 The doors, door frames skirting and architrave are in a satisfactory condition.
Woodwork (for
example, staircase The underside structure of the staircase was not visible and the treads and risers were
and joinery) covered; this was tested using my body weight and no untoward spring or movement was
noted.
F8 Ventilation to this room is provided by a vent in the ceiling (I could not see any ducting for
Bathroom fittings
this) and recommend that either the opening is closed or ducting to the exterior installed.
Ventilation is also provided by an external window which can be opened, if the vent is
covered over then it is very important that in the absence of any mechanical ventilation
(extractor fan) that the window is opened after or during the use of the shower to ensure
that steam is allowed to escape. This will help prevent mould growth.
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The bathroom is located on the first floor and comprises shower cubicle with glazed
enclosure, wash hand basin and toilet. I could not see any indicationt the glazing to the
shower cubicle is toughened glass and I recommend you obtain the installation
documentation to confirm the glazing is toughened glass it would be very unusual for
shower cubicle glazing not to be toughened glass.
F9 Condition rating: Not inspected – Nothing noted.
Other
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Services are generally hidden within the construction of the property. This means that we can
only inspect the visible parts of the available services, and we do not carry out specialist tests.
The visual inspection cannot assess the services to make sure they work efficiently and safely,
and meet modern standards.
DESCRIPTION.
I am not a specialist in the area of services, if a definitive comment is required on their condition
and safety then specialists in each area should be engaged to ensure that they work/operate
correctly and safely and comply with current regulations.

G1 Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the
Electricity property and its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work
undertaken after 1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety
Council.
There is a mains electricity supply and the meter and consumer unit is located in the
hallway at high level.
The electricity supply was on when I inspected.
I have not seen any documentation or certificates advising when the electrical system was
last tested although the consumer unit is a modern unit complying with the changes made
to Building Regulations for such units in 2016. The vendors indicated they had the
replacement unit installed by a qualified electrical contractor. The contractor should have
left behind documentation confirming the installation has been completed in accordance
with regulations and is safe You should ask your legal adviser to obtain this
documentation.
I recommend you follow the industry guidance given above and arrange for the electrical
system to be inspected and tested by a suitably qualified person prior to exchange of
contracts to purchase the property.
Condition rating: 3
G2 Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and
Gas/oil serviced by a registered 'competent person' and in line with the manufacturer's instructions. This is important to make
sure that the equipment is working correctly, to limit the risk of fire and carbon monoxide poisoning and to prevent
carbon dioxide and other greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register
for gas installations, and OFTEC for oil installations.
There is a mains gas supply, and the meter and control valve are located in the hallway at
high level.
This condition rating is based on my visual inspection of the meter and isolation valve
neither have been tested or checked as part of this inspection.
If you wish to have these inspected to establish they are operating correctly then you
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should arrange for them to be inspected by a suitably qualified person.
Condition rating: 1
G3 There is an independent mains water supply to the property. the external stop valve is
Water
located in the pavement to the front of the property and there is an internal stop tap below
the drainer to the left of the sink in the kitchen.
The vendor advises that the supply is not metered, the water company do have a policy of
installing meters either at change of ownership or on request.
https://www.bristolwater.co.uk/yourhome/movingaddress/ this web page provides further
information regarding metering of supplies.
G4 The property has a gas central heating system with radiators. Hot water to the system is
Heating
supplied by a gas boiler located in the kitchen. Temperature and time of operation are
controlled by a wireless control.
Radiators do not have thermostatic radiator valves (TRV's) which allow the temperature of
radiators to be individually controlled.
The Gas Safe registered engineer should leave appropriate documentation with the
homeowner that identifies the type and extent of the work done. This should include all
heating systems and appliances, for example, boilers, individual room heaters, all open
fires, etc. I have seen evidence that this has been done see photographs DSCF4867
through to DSCF4872 inclusive which are available on Dropbox and will also be provided on
CD with the printed version of the report. Heating systems and appliances that have not
been checked may be a safety hazard.
G5 The hot water is provided by the main heating boiler that also provides instantaneous hot
Water heating
water without a storage tank.
G6 Not inspected Normally I would lift an inspection chamber cover and inspect the walls of
Drainage
the chamber and look to see if there is evidence of sitting waste no chamber was visible
to enable me to do this.
Based on my external inspection I believe the property has a combined system with all
surface water, and rainwater passing through the mains sewers along with waste from
toilets, showers, sinks washing machines etc.
I also believe drainage is shared with the adjoining terraced properties.
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G7 Condition rating: Not inspected – Nothing noted.
Common services
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DESCRIPTION.
None

H1 Condition rating: Not inspected – None present.
Garage
H2 The garden is in a satisfactory state of maintenance with boundary fences walls in good
Other
repair.
H3 None.
General
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We do not act as 'the legal adviser' and will not comment on any legal documents. However, if
during the inspection we identify issues that your legal advisers may need to investigate further,
we may refer to these in the report (for example, check whether there is a warranty covering
replacement windows).
I1 Nothing noted.
Regulation
I2 Nothing noted.
Guarantees
I3 1. Part of the property is shared with the neighbouring owner of the adjoining semi
Other matters
detached property being the wall between the two properties which is a PARTY WALL.
Before you carry out any repairs or alterations, you may have to get their agreement to the
work. You should ask your legal adviser to confirm this and explain the implications.
2. You should obtain a plan from the deeds or Land Registry and check the boundaries
shown on the plan match those on the ground. Where there is a variance you should
discuss this with the neighbour(s) concerned and seek to agree the boundary and legally
document it. Boundary disputes can be stressful, time consuming, costly and
confrontational.
3. See section G1 Electricity.
4. See section E3 Rainwater pipes and gutters.
5. I have been told by the vendor that the property is freehold, you should ask your legal
adviser to confirm this from the Title Deeds/Land Registry Certificate and to advise of the
implications of this type of ownership.
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This section summarises defects and issues that present a risk to the building or grounds, or
a safety risk to people. These may have been reported and condition rated against more than
one part of the property or may be of a more general nature, having existed for some time
and which cannot be reasonably changed.
J1 No damp was noted and there were no cracks or distortions to the external or internal walls
Risks to the building
visible
J2 According to the Environment Agency flood maps the property is in an area identified as
Risks to the grounds
FLOOD ZONE 1, Land and property in flood zone 1 has a low probability of flooding.
Whilst the area is a identified as being in an area previously affected by mining I could not
see any indication there is any affect on the grounds or property. A Coal Mining Report can
if required by you be obtained from the Coal Authority
https://www.groundstability.com/public/web/logorder?execution=e1s5
J3 1. RADON
Risks to people
In some parts of the country, a naturally occurring and invisible radioactive gas called radon
can build up in properties. In the worst cases, this can be a safety hazard.
This property is in an area affected by radon gas. You should ask the current owner if they
have had the house tested for radon levels. If not, you should ask an appropriately qualified
person to assess this property. In most cases, remedial works (if required) are not too
expensive. You should ask your legal adviser to advise you of the implications of this.
If you want more information on radon gas, you should contact the Health Protection
Agency (HPA) at 7th Floor, Holborn Gate, 330 High Holborn, London WC1V 7PP or visit
the website at www.ukradon.org
2. ASBESTOS
See section F2 Ceilings.
No specific occurrence of asbestos was noted. With a property of this age it is possible
there may be materials containing asbestos or asbestos that is not immediately visible.
The following link gives some guidance as to possible locations. Information regarding the
possible locations of asbestos can be found using the website:
http://www.hse.gov.uk/asbestos/essentials/building.htm
3. See section F8 Bathroom fittings
J4 Nothing noted.
Other
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In my opinion the Market Value on 18 October 2017 as inspected was:
£ 275000 TWO HUNDRED AND SEVENTY FIVE THOUSAND POUNDS
(amount in words)
Tenure Freehold Area of property (sq m) 82
In my opinion the current reinstatement cost of the property (see note below) is:
£ 134000 ONE HUNDRED AND THIRTY FOUR THOUSAND POUNDS
(amount in words)
In arriving at my valuation, I made the following assumptions.
With regard to the materials, construction, services, fixtures and fittings, and so on I have assumed that:
an inspection of those parts that I could not inspect would not identify significant defects or
a cause to alter the valuation;
no dangerous or damaging materials or building techniques have been used in the property;
there is no contamination in or from the ground, and the ground has not been used as landfill;
the property is connected to, and has the right to use, the mains services mentioned in the report; and
the valuation does not take account of any furnishings, removable fittings or sales incentives.
With regard to legal matters I have assumed that:
the property is sold with 'vacant possession' (your legal advisers can give you more information on this term);
the condition of the property, or the purpose the property is or will be used for, does not break any laws;
no particularly troublesome or unusual restrictions apply to the property, that the property
is not affected by problems which would be revealed by the usual legal inquiries and that all
necessary planning permissions and Building Regulations consents (including consents for
alterations) have been obtained and complied with; and
the property has the right to use the mains services on normal terms, and that the sewers, mains
services and roads giving access to the property have been 'adopted' (that is, they
are under localauthority, not private, control).
Any additional assumptions relating to the valuation
I have assumed in reaching my valuation that the electrical system will be found to be safe and
in good repair and gas central heating system (including boiler) is also safe and in good repair.
I have also assumed that there will be no requirement for specialist removal of asbestos or
materials containing asbestos.
Your legal advisers, and other people who carry out property conveyancing, should be familiar with these
assumptions and are responsible for checking those concerning legal matters.
My opinion of the Market Value shown here could be affected by the outcome of the enquiries by your
legal advisers (section I) and/or any further investigations and quotations for repairs or replacements.
The valuation assumes that your legal advisers will receive satisfactory replies to their enquiries about
any assumptions in the report.
Other considerations affecting value
Note: You can find information about the assumptions I have made in calculating this reinstatement cost in the
'Description of the RICS HomeBuyer Service' provided. The reinstatement cost is the cost of rebuilding an average
home of the type and style inspected to its existing standard using modern materials and techniques, and by acting in
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57
24
line with current Building Regulations and other legal requirements. This will help you decide on the amount of buildings
insurance cover you will need for the property.
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57
25
"I confirm that I have inspected the property and prepared this report, and the
Market Value given in the report."
Signature
Surveyor's RICS number 0590391 Qualifications MRICS (membership number 0590391)
For and on behalf of
Company A K Property Consultancy
Address Beaufighter Road
Town WestonsuperMare County North Somerset
Postcode BS24 8EE Phone number 07896 198 313
Website http://www.akpropertyconsultancy.co.uk Fax number
Email stephen.akpc@yahoo.co.uk
Client's name Mr Pablo Atamaniuk Date this report 19 October 2017

was produced
RICS Disclaimers
1. This report has been prepared by a surveyor ('the Employee') on behalf of a firm or company of surveyors ('the
Employer'). The statements and opinions expressed in this report are expressed on behalf of the Employer, who
accepts full responsibility for these.
Without prejudice and separately to the above, the Employee will have no personal liability in respect of any
statements and opinions contained in this report, which shall at all times remain the sole responsibility of the
Employer to the exclusion of the Employee.
In the case of sole practitioners, the surveyor may sign the report in his or her own name unless the surveyor
operates as a sole trader limited liability company.
To the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract
Terms Act 1977 it does not apply to death or personal injury resulting from negligence.
2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) and is available only
to parties who have signed a licence agreement with RICS.
RICS gives no representations or warranties, express or implied, and no responsibility or liability is accepted for
the accuracy or completeness of the information inserted in the document or any other written or oral information
given to any interested party or its advisers. Any such liability is expressly disclaimed.
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57
26
Getting quotations
The cost of repairs may influence the amount you are prepared to pay for the property. Before
you make a legal commitment to buy the property, you should get reports and quotations for all
the repairs and further investigations the surveyor may have identified.
You should get at least two quotations from experienced contractors who are properly insured.
You should also:
ask them for references from people they have worked for;
describe in writing exactly what you will want them to do; and
get the contractors to put the quotations in writing.
Some repairs will need contractors with specialist skills and who are members of regulated
organisations (for example, electricians, gas engineers, plumbers and so on). Some work may also
need you to get Building Regulations permission or planning permission from your local authority.
Further investigations
If the surveyor is concerned about the condition of a hidden part of the building, could only
see part of a defect or does not have the specialist knowledge to assess part of the property
fully, the surveyor may have recommended that further investigations should be carried out to
discover the true extent of the problem.
Who you should use for these further investigations
You should ask an appropriately qualified person, though it is not possible to tell you which
one. Specialists belonging to different types of organisations will be able to do this. For
example, qualified electricians can belong to five different governmentapproved schemes. If
you want further advice, please contact the surveyor.
What the further investigations will involve
This will depend on the type of problem, but to do this properly, parts of the home may have to
be disturbed and so you should discuss this matter with the current owner. In some cases, the
cost of investigation may be high.
When to do the work
The condition ratings help describe the urgency of the repair and replacement work. The
following summary may help you decide when to do the work.
Condition rating 2 repairs should be done soon. Exactly when will depend on the type of
problem, but it usually does not have to be done right away. Many repairs could wait weeks
or months, giving you time to organise suitable reports and quotations.
Condition rating 3 repairs should be done as soon as possible. The speed of your
response will depend on the nature of the problem. For example, repairs to a badly leaking
roof or a dangerous gas boiler need to be carried out within a matter of hours, while other
less important critical repairs could wait for a few days.
Warning
Although repairs of elements with a condition rating 2 are not considered urgent, if they are not
addressed they may develop into defects needing more serious repairs. Flat roofs and gutters
are typical examples. These can quickly get worse without warning and result in serious leaks.
As a result, you should regularly check elements with a condition rating 2 to make sure they
are not getting worse.
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57
27
In order to access the Terms of Engagement and Description of Service please copy and
paste the links on your browser
https://isurvworksmart.com/HBR_DHSSTEupdated_Dec_2016.pdf
https://isurvworksmart.com/leasehold_dhs_final.pdf
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57
28
This diagram illustrates where you may find some of the building elements referred to
in the report.
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57
29
Rear face of the chimney stack requiring pointing repairs
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57
30
8b7622b3-4f1b-4 1 f f-bde7-c9950ff1db57

Home Buyer

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Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Date of the inspection 17 October 2017 Report reference number BS33HQ130

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Living Bed­ Bath or Separate Utility Conser­ Name of

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Gas Electricity Water Drainage

Gas Electric Solid fuel Oil None

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

In my opinion the Market Value on 18 October 2017 as inspected was:

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Surveyor's RICS number 0590391 Qualifications MRICS (membership number 0590391)

Town Weston­super­Mare County North Somerset

Postcode BS24 8EE Phone number 07896 198 313

Website http://www.akpropertyconsultancy.co.uk Fax number

Client's name Mr Pablo Atamaniuk Date this report 19 October 2017

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

Property address 130 Luckwell Road, BRISTOL, Avon, BS3 3HQ

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