HI Technical Bulletin For registered members of the SAVA Certification Scheme
This month: Assessing conservatories Do you agree with the Home Inspector? Accuracy Ask the Expert
Issue 9 February 2010 © National Energy Services Ltd 2010
Welcome to Issue 9 of SAVA’s Home Inspector Technical Bulletin. The bulletin focuses on condition reporting and associated nonenergy issues. We trust that you will find the bulletin useful for your day-to-day work and we welcome any feedback you have about what you would like to see covered in future editions. The contents of this technical bulletin may supersede certain Scheme rules or
Reader’s comment
requirements appearing in the Product Rules, Inspection and Reporting
Fast Track Weekend
that they have read and understood this document.
Requirements, training manuals or elsewhere. Members must therefore ensure
Assessing conservatories To the property owner conservatories
conservatory with the same respect
are a desirable living space that brings
you would any other part of the living
the light and space of the outdoors
accommodation.
into their homes.
Therefore, one of the first
It is unfortunate that, by contrast,
considerations when inspecting a
report formats such as the HCR and
property with a glazed structure
the soon to be replaced RICS
attached to the main building is to
Homebuyer report (HBR) have, until
ask yourself:
now, treated conservatories as the poor relatives of main living
Is the structure currently used as
accommodation. At best the
living accommodation?
conservatory has been relegated to
Is it intended to be used as living
being reported in the ―other‖ section
accommodation in the future?
of the HBR and at worst to be reported
Might the structure be perceived
in section G: ―Grounds‖ in the HCR,
by a buyer to be capable of
allocating to the conservatory
adapting as living
comparable status to a permanent
accommodation?
outbuilding. The clearest example of a structure These and similar report formats have
that would provide a positive
allowed surveyors, Home Inspectors
response to these three questions is
and fellow property professionals to
any structure that is built
sometimes give too little regard to the
incorporating a brick dwarf wall base
inspection of and reporting on
(see Photo 1).
conservatories. It is not surprising therefore that we have seen a disproportionately large number of claims related to this valued part of the Englishman‘s castle. The lesson to be learned is to treat the conservatory with the respect it deserves; recognise its particular potential for common defects; and treat the Photo 1: A conservatory with a very low dwarf brick wall.
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HI Technical Bulletin © National Energy Services Ltd 2010
The second good indicator that a structure
Conservatory window frames that are
might be classed as living accommodation is
out of square or have been packed
the lean-to plastic or wooden framed
under because dwarf brick walls or
‗conservatory‘ with full height glazed
concrete slabs are not level
elevations. Perhaps the less clear example is
Water ingress under or around window
the older and less substantially framed
frames for the same reasons as above
aluminium glazed lean-to structure (see Photo 2).
Damp penetration from the ground due to inadequate damp proof membranes (DPM) or the joint between the DPM and the damp proof course Apparent differential movement between the conservatory and the main building. This can be either poor fitting of the conservatory frame as a consequence of the poor levelling of the substructure or it can be real differential movement caused by differences in the foundation design of the conservatory and the main building or even related to the floor slab
Photo 2: An aluminium frame do-it-yourself
in less common cases
type lean-to structure that might be used by
“…the reason for defects common in conservatories is
the occupants as a better quality green house
When inspecting conservatories it is
or, as in this case, as a fully utilised living
important to examine the floor for cracking,
space.
check with a spirit level that window frames
When reporting on such structures, if there are indications of use as inhabited space–be
that many have been
it ever so temporary, you should state that
built without the
the structure is used as a conservatory and
need for local
clarify if that use is appropriate. If the glazed
authority consent.”
are level and look for evidence of packing of frames and wide gaps that require additional fill between the frames and the surrounding structures.
structure fails to meet the standards typically associated with a habitable space (in all seasons) then you should also make this known in the report (see under the heading ‗Heat loss’ on page 3).
Common defects Part of the reason for defects common in conservatories is that many conservatories have been built without the need for local authority consents. As a consequence many conservatories are erected by DIY enthusiasts
Photo 3: Cracked floor slabs due to poor
and builders who know that they can cut
compaction of the ground below or use of
corners on quality, finish and attention to construction detail that might otherwise make the conservatory a valuable addition to the dwelling.
unsuitable fill beneath the concrete slab.
2. Defects caused by poor detailing between the main building and the conservatory
1. Defects caused by the base
The second common defect is the failure to
structure
create weather-tightness where the
The first defect to consider is that many
conservatory adjoins the main house. As
conservatories have been erected on poorly
indicated above this defect is partially caused
set out and levelled substructures. This can
by poor setting out of the substructure but it
lead to a variety of defects including:
is also caused by a second significant lack of
Floor slabs that crack as a result of poor compaction of the ground below or use of unsuitable fill beneath the concrete slab (see Photo 3)
detail in construction: often conservatories built on an outer cavity wall have not been provided with a cavity tray above the roof line abutment of the conservatory with the wall.
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HI Technical Bulletin Š National Energy Services Ltd 2010
This will often lead to damp internally from
Conservatories erected at the abutment of a
water getting into the cavity. This can be a
wall containing an original external door are
real problem in two particular instances:
usually adequately separated from the main structure and are not a cause of complaint.
Firstly, westerly facing walls can be
However, internal quality or poorly fitting
particularly affected as a consequence of
doors can be obvious sources of heat loss
prevailing winds driving moisture into
from the main living area to the conservatory
the conjunction of conservatory roof and
(see Photo 5).
the west facing wall. Secondly, where plaster has been applied to the original outer wall in the conservatory this can be exposed to dampness from the lack of the cavity tray and deteriorate—indicated by blistering of decorations and leaching of salts through plaster finishes. Even before penetrating dampness is either repelled by the cavity tray (or not if missing) the quality of the flashing can give a good indication as to whether the rest of the structure has been adequately erected (see Photo 4).
In worst cases occupiers removed doors (or neglected to ever provide the doors) to create open living areas between conservatories and the rest of the dwelling. The resultant heat loss is significant and while some heating installations will cope others will not. This is perhaps not the most obvious defect if you inspect a property in the middle of summer and find a light and airy living area, but come winter when the new owners have taken possession there is a risk that they will consider you negligent. In conclusion, it is essential that you establish what a glazed lean-to structure is used for, and what it is capable of being used for. It would be wise to make note as to whether it is capable of being used as a habitable space and whether that use might also be limited by the season. If there is inadequate provision of separation between the glazed structure and the main
Photo 4: Poorly detailed and inadequate flashing to conservatory roof.
3. Heat loss The third common defect and source of complaints is the treatment of the opening to provide access between the conservatory and the main house. Energy assessors will be very familiar with
dwelling then there is also the prospect that the house will be costly to heat or worse, impossible to keep warm in winter. If the structure is also poorly constructed then there is the prospect of the development of a range of dampness and other related defects. The wise property professional will spend a little extra time considering that glazed addition and report accordingly.
the definitions of a separated conservatory. However, many of us can be guilty of failing to understand the significance of separation when considering the condition of the dwelling. If a conservatory is inadequately separated from the remaining dwelling it would be wise to highlight the potential heat loss as a defect in your report. Purchasers who move into houses with inadequate separation and find that their main living space is cold, drafty or overly expensive to heat have been known to complain to the property professional who carried out the survey.
Photo 5: An example of poorly fitting internal quality doors between the conservatory and the living room.
Issue 9 Page 4
HI Technical Bulletin © National Energy Services Ltd 2010
Do you agree with the Inspector? This series focuses on the assignment of
Roofs of this type are designed by engineers
Condition Ratings for the HCR or HCS. The
to perform their function within the minimum
case for the current issue was send to us by
tolerance based on Building Regulation
Tony Herbert.
requirements. Traditional roof structures of rafter, joist, purlin, strut and collar were often erected by builders who had a ‗feel‘ for the job and used traditional construction methods. No-one decided that a rafter or joist had to be 100 mm x 75 mm (in those days 4‘‘ x 3‘‘). This knowledge grew out of the traditional recognition that structures using certain dimensions of timbers did not collapse. The trussed roof is designed to span the entire building and is not supported by any internal
Photo 1: 1970s centre-terrace house.
A few days ago I had to inspect a 1970s-built, centre-terrace house. It is situated on a large estate which was constructed by three
“Until the late 1970s
different developers over a period of several years. Each development had a different
the effect of wind
quality of construction but they are now
loads and other
almost 40 years old and the defects are
pressures on roof
similar in them all—no matter what the quality
structures was not appreciated.”
of the original construction. One of the features of these houses is that the roof structures use trussed rafters, which was the norm during that period. I am also aware that Building Regulations at the time did not require any lateral restraints at the gables or
partitions as with traditional cut-timber roofs. Also, it is not designed to provide storage although people tend to say: ―Well, I can get in there so why not store things there‖. They are, in fact, designed to support their own weight, plus the dead load of the tiles and a fall of snow of a particular density and to a specific depth (around 100 mm) for a designated length of time. Until the late 1970s the effect of wind loads and other pressures on roof structures was not appreciated and in some areas, particularly where there are high winds, it was discovered that the roof trusses, which were restricted laterally by the weight of the tile covering, moved in favour of the wind. This is a little
diagonal bracing on the slopes to be installed.
like the ordinary garden trellis which can
So straightaway I have a factor of which I
Whether the roof‘s design is a fink, double-W,
need to take particular note. Whenever I
attic or mono, there is the risk of wind
inspect a house which has a pre-formed
movement affecting the stability of the rafters.
trussed roof construction, I will spend time, often bent double, trying to see if the trusses
expand or contract to fit the space available.
This phenomenon is not restricted to areas of
are vertical.
high winds, although major problems were
Although the more modern roofs (built since
the gable is at right angles to the prevailing
the 1980s), were required to be provided with
wind can be affected, but the vortex effect of
horizontal strapping and diagonal bracing,
wind can also affect roofs with a different
these can still move out of line, particularly if
orientation.
discovered in such locations. Any roof where
the original installation was a bit sloppy. However, the earlier roofs have to be considered more carefully. Roof Trusses
So, with the knowledge of the defects which might be found, what indicators should I look for? First of all the exterior appearance Ridge
of the building. Looking at the exposed gable-end wall might reveal a fine crack in a horizontal mortar joint somewhere around the level of the eaves. The absence of such a crack is not a definitive indicator that all is well
Wall
Figure 1: Flexed trussed roof.
Figure 2: Trussed roof.
because truss movement may have occurred and only affected the internal
Issue 9 Page 5
HI Technical Bulletin © National Energy Services Ltd 2010
leaves, particularly if a reduced number of
on each slope rather than in alternative
cavity ties have been used in the area.
directions as is advisable.
Now looking at the tiled slopes—are the
So my inspection of the roof being completed,
vertical lines of the interlocking tiles straight
what do I report? This is where opinions may
or do they meander? Are there any tiles lifting
differ. My view is that, for an HCR, there is no
at the interlock edge? And at the roof edges—
defect requiring repair, and the CR is 1.
are the verge tiles in line? Finally, is there any dip in the plain of the roof slope which
As far as the HCS is concerned we may treat
might indicate weakness in the construction?
this a little differently. My view would be to
Lastly, the ridge. Is there any disturbance to
point out that the roof has benefited from
the ridge tiles? They may not have actually
strengthening and there is no evidence of
moved but the regular cracking of the mortar
current movement, therefore, maintaining the
between them is a good indication that
CR 1 but providing the client with a little more
something may be amiss.
information.
Then, when I move inside the loft, what
That was five days ago. Today I have
should I be looking at?
inspected a similar house and this is an
The first question is what type of roof design is it—a standard fink or another style? Are the trusses perfectly vertical? In order to do this properly I must squeeze between the trusses to get a good view of the opposite side. If that is not possible or unsafe, I will have to make a judgement being very careful to ignore optical illusions. Have any restraints been put in place? If so are they working? It is easier to install the diagonal bracing after construction than it is to retrospectively install the lateral restraints attached to the gable wall. What are the rafters like? Are they in one continuous length or is there a joint. If there is a joint, this can lead to weakness and therefore the need to strengthen the roof but the strengthening must be in the right place. Now to the inspection proper. The roof I have looked at is a conventional double pitch, covered in concrete pantiles. Looking at the front I am happy that there is no distortion to the tiled surface, either on the property I am looking at or its neighbours. A look at the exposed gable-end also provides no clues of any trouble either and there is no disturbance of the ridge tiles. Entering the roof space, I find what I expected: a standard fink roof with nail plates holding the rafters, joists and struts together. There is an element of movement to the
identify and report the defect as historic but
entirely different story. I can see there is a degree of distortion from the way the tiles lip up at their joints rather than sit snugly together. So this is my first clue. The verge tiles bulge and looking along the terrace, I see the same is true of each house. The site is slightly sloping and each roof is stepped up about three courses above the adjoining one. This really needed a detailed inspection inside as well. When I got into the roof it was obvious what the problem was: the rafters were not formed from one piece of timber but two joined together at the middle (see Photo 2). This
Photo 2: The split rafters are
also almost coincided with the abutment of the joined together by fishplates. struts—a weakness is present at the joint and has allowed the rafter to buckle. Reinforcement is urgently required but not only by the introduction of diagonal bracing. Strengthening of the rafters themselves is essential. This alone suggests a CR3 but so that the reinforcement is placed correctly, the advice of an engineer should be sought. It would be rather pointless introducing the reinforcement to the struts for example. Another reason for a CR3. The cost would probably not be excessive and likely be under £1000, depending on the number of trusses to be reinforced. One last point: the apparent sideways movement of this roof is against the prevailing wind.
trusses but there are also diagonal supports. I believe that another surveyor did an inspection shortly after the Building Regulations changed and advised the introduction of the additional timbers. Unfortunately, the bracing runs the same way
Do you agree with the Home Inspector? Let us know what you think and send your comments to: bulletins@nesltd.co.uk
Issue 9 Page 6
HI Technical Bulletin © National Energy Services Ltd 2010
Accuracy—by Anne Hinds “Comparethemeerkat.com...Comparethemarket.com” The above slogan is a great advertising
Another area where Joe just might catch you
campaign, one of the best of the last decade,
out is in the use of the property. Just
based on people mishearing or mistyping the
because it looks like a house and it is being
name of a well known search engine
advertised as a house doesn‘t necessarily
company. It makes many of us smile.
mean that it is a house. What was it
However, it is not quite so funny when failing to be accurate in a report leads to a client not being able to understand what you mean, or at worst, a claim! Good checking of spelling, ensuring that figures are correct and the report is accurate in its content is essential. We all know that when describing the correct position of a damp-proof course as being 1500 mm above ground level, the Surveyor or Home Inspector really meant 150 mm, but Joe Public doesn‘t. Joe‘s neighbours have begun to wonder if the creation of a trench
This article was
around his house is some sort of moat
adapted from a
expenses claim ploy as he endeavours to
paper specifically
achieve the ‗correct‘ clearance! Sometimes
addressing RICS members providing HSV reports. However, the message is just as pertinent to SAVA Home Inspectors.
putting figures into a report can get you into trouble. It may seem to you that it is helpful to describe the six roof tiles that are missing but Joe gets pretty upset when, by the time he moves in, there are ten. I am not suggesting that you shouldn‘t be specific where it is appropriate but sometimes the advice given should be more general. So it is OK to tell Joe that you found damp in the living room and rot in associated timbers. However, shouldn‘t the advice be that further investigation is needed to check the entire ground floor for damp and all timbers for rot? Remember most Joe‘s will only do what you tell them to do. (Of course that is if they have read the report!) If you tell them that the property has doubleglazing then that is what Joe will expect to find when he moves into the property. He will also want you to pay for it to be installed when he finds that the windows are UPVC
previously being used as? Have you considered (and told Joe‘s conveyancer to check) whether necessary planning consents have been obtained for its use as a house? For example, a property that was previously used as a guest house or a doctors surgery would need planning consent to go back to solely residential use. An expensive problem if Joe finds he can‘t get consent! Also consider the use of the individual rooms: you know that it is a bad idea to use the cellar as a kitchen but Joe may not—don‘t assume that everyone is as sensible as you—tell Joe! Making sure your report reads correctly is also essential—missing a word out of a sentence can change its whole context. ‗High damp readings in the walls are acceptable‘ when you really meant to say ‗high damp readings in the walls are not acceptable‘ is no excuse when the claim comes in. Neither is missing out a problem completely just because you forgot to cross-check your site notes and the report to ensure that all matters were recorded. Finally, if you are providing a valuation, have you got the valuation figure correct? Your comparables and valuation justification might show that you valued the property at £157,000 but the lender or the client is going to rely on the £175,000 you put in the report. Another common problem is when someone transposes the reinstatement figure and the valuation figure. Joe was really pleased that his house was worth far more than he thought but he got pretty upset when it burnt down and he found he was underinsured!
but, unfortunately are only single-glazed.
So the moral of all this—plan your report, be
This is very common in ex-local authority
specific where appropriate but make sure the
houses in particular.
advice given is correct and that the report
Have you linked your findings together? Too
contents are accurate. ‘SIMPLES!’
many times surveyors or Home Inspectors
Anne Hinds BSc (hons) MRICS is Customer
are caught out by seeing defects or matters
Care Director for Valunation and has
in isolation. Well done for noting that the
managed negligence and complaints cases for
roof has been recovered but did you check to
over 20 years, both in her current position
see if any necessary strengthening has been
and previously with Legal & General.
carried out to the roof structure?
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HI Technical Bulletin © National Energy Services Ltd 2010
Ask the Expert Question: When calculating the re-
One of the considerations is the detachment
instatement cost of a small starter home,
of the property. The NES one report writing
what is the correct description of its detachment? Furthermore is it necessary to make an adjustment to the base rebuilding rate because the starter home is significantly smaller than the smallest houses in the BCIS
software allows you to specify the detachment of the property, irrespective of whether the starter home is semi-detached, mid-terraced, end-terraced, enclosed endterraced or enclosed mid-terraced. However,
cost tables?
BCIS does not specify the latter two forms of
Answer: From the 1980s until the
required.
present day there is a fashion amongst developers to provide accommodation with a very much more reduced floor area than the examples contained in BCIS. The BCIS rebuilding cost tables provide rebuilding costs 2
for properties as small as 60 m , but many starter homes are much smaller and some only offer studio accommodation with the living area also doubling as a sleeping area. BCIS have carried out an exercise comparing the costs of construction of a two-storey single-bedroom house of 47 m2 with the smallest semi-detached house specified in their tables (62 m2). They have found that the cost for a basic quality house of the smaller proportions was about 20% higher than the cost for the larger house.
detachment and some lateral thinking is By definition an enclosed end-terraced has most in common with a mid-terraced property as both have two main elevations and so adjustment for the extent of walls with facing brick is not an issue and direct comparison can be made with the midterraced base figures. The only adjustment needed is therefore an approximation to allow for the additional costs associated with the smaller floor area of the dwelling. The enclosed mid-terraced dwelling is slightly more complex. Allowance needs to be made for the additional cost associated with its smaller floor area, but this form of detachment only has one elevation incorporating the more expensive facing brick. In this situation access to the BCIS
When using BCIS on-line the program will
elemental cost tables is probably essential in
warn the user that: ―The BCIS models apply
order to calculate any deduction for use of
to floor areas between 55 and 185 m2,
less facing brick and additions for the relative
professional judgement must be used to
higher costs related to size.
make appropriate adjustments‖. The user therefore must make adjustments to the base costs to reflect the additional costs of construction.
In all cases users of the on-line version of BCIS should check both the links to ―rebuilding cost notes‖ and to the ―base model information‖.
Reader’s comment—case study Issue 8 Following the case study in our previous
to assist in determining condition ratings. If
bulletin, we received the following enquiry:
you trained with SAVA, you will be familiar
―…I am a newly certified HI…. who has little
with the protocol.
experience of HCRs other than the 10
The ―formula‖ you refer to is a pathway to
required for my portfolio. I am puzzled by
follow within the protocol flow diagram that
reference [in the article] to:
leads to a condition rating for a given defect.
(A > J > L > M > 1)
We frequently use this method of illustration in our articles on condition rating as a form
Copies of the SAVA Protocol are available to download from
“I have never come across such a formula
of shorthand that is readily recognised by HIs
NES one Useful
and feel that I am missing something
who have trained with SAVA.
Documents.
important here. Perhaps you can point me at some relevant documentation which explains exactly what is meant by this formula.”
Due to the developments in the home buying market the SAVA Protocol is under regular review. Currently the issue of dealing with
Various methodologies exist for assessing
deficiencies (due to historic construction
condition ratings but if you are doing an HCR
practice—as highlighted by Tony Herbert‘s
or HCS and lodging it with SAVA you must
article—is being considered. When the next
use the SAVA Protocol, which was developed
version is issued we will notify you.
Issue 9 Page 8
HI Technical Bulletin © National Energy Services Ltd 2010
Fast Track CPD Weekend It is widely acknowledged that the SAVA/
Why should you attend?
College of Estate Management (CEM) Fast
If you are a qualified surveyor or Home
Track courses were probably the best training
Inspector you will get two full days quality
available for Home Inspectors. But what
CPD. If you are still to finish the qualification
made them so successful?
this could be your best opportunity for a final
Their success was down to both the quality of the learning and the opportunity to make new acquaintances and develop professional contacts. (This networking is even more important with the uncertain political climate around home condition reports.) We think the time is now right to replicate the format. Working in partnership with CEM we are holding a Fast Track Weekend in March 2010.
Who is this for? The weekend will provide intensive and quality CPD for all Home Inspectors and qualified surveyors, and is a revision opportunity for candidates who have not finished the qualification. Anyone can attend; you do not have to have been on one of the original Fast Track courses.
push to finish the HI Diploma.
What will the weekend cover? The programme is currently being finalised, but it will involve two full days of technical lectures and case studies on topics of importance to residential surveyors. You will know many of the characters giving the lectures!
What networking opportunity will there be? We will arrange a social event on the Saturday evening (please note—the cost of this event is not yet fixed and is not included in the cost of the weekend). We know how important it is for you to share notes and experiences with other professionals.
What about accommodation? You will be responsible for finding and booking your own accommodation. If you book in advance you should get some good deals with many of the Reading hotels.
How much will this cost? The price is be £195+VAT.
How do I book? Telephone 01908 442111 to reserve your place.
SAVA Training at Stony Stratford.
Send feedback to bulletins@nesltd.co.uk; back copies of all bulletins are available in NES one Useful Documents Registration Services: 01908 442 277 registration@nesltd.co.uk Compliance: 01908 442288 compliance@nesltd.co.uk Technical Support Helpdesk: 01908 442105 support@nesltd.co.uk Training enquiries: 01908 442254 training@nesltd.co.uk NES one Credit Top up line: 01908 442299
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prohibited. © 2010 National Energy Services.