A Concise Property Appraisal is intended to give a balanced, easily understood report on the general state of repair of the property. Using his skill and professional judgement in interpreting findings made during his inspection, the Surveyor will also endeavour to advise on any major defects found and appropriate remedial works where necessary. The property will be inspected in such depth (having regard to the following) as is reasonably practicable in the circumstances found on site at the time, but without lifting fitted floor coverings, moving heavy furniture or opening up any part of the structure. The service does not constitute a full structural or building survey however and therefore does not include in-depth investigations, nor necessarily cover minor defects which will not materially affect value or lead to significant deterioration of the property.

In particular, our inspection and report will include the following:

1. The Accommodation – with dimensions for the main rooms and colour photographs as appropriate.
2. The Site – The general physical nature of the site will be noted together with any visible factors likely to adversely affect the property.
3. Roofs – Both flat and pitched roof coverings will be examined from ground level (or whatever may be practicable up to a maximum height of 3m). Any roof surfaces that cannot be seen will be noted. All reasonably accessible roof voids will be inspected and the condition of the framework noted.
4. Chimneys and Flashings – Will be inspected where possible from ground level and from within roof voids.
5. Gutters and Downpipes – Will be examined from any available access points to allow their type, alignment and apparent condition to be judged. It may not be possible to state categorically whether or not these are totally watertight.
6. External Walls – Will be inspected both externally and internally so far as practicably possible, to establish their condition. Wall cavities and flues will not be inspected. Reference will be made to any signs of settlement, subsidence or heave and where possible an assessment as to structural significance given. Where further investigation is considered necessary, a recommendation will be made. Foundations will not be exposed. The presence or otherwise of a damp proof course and its effectiveness will be established whenever possible. For period timber framed buildings, the condition of the framework overall will be assessed as far as possible from an inspection of any exposed timbers. This will not be possible with modern timber framed buildings.
7. External Joinery – Eaves and gable woodwork, windows and external doors will be inspected generally from ground level and type and general condition noted.
8. Floors – Will be inspected as far as possible. Loose floorboards may be lifted so that the condition of the floor timbers can be checked. Fixed floorboards will not be lifted, however. Further investigations will be recommended where problems are found or suspected.
9. Internal Walls – Will be reported on in general terms. However unless the wall plasterwork is exposed, it will generally not be possible to give an accurate indication of its condition.
10. Ceilings – The general condition of these will be reported on so far as this can be determined from a visual inspection of accessible surfaces.
11. Internal Joinery – The general standard and overall condition will be noted briefly.
12. Fireplaces and Chimney Breasts – The structure only of these will be reported on. The condition of the interior of flues cannot be ascertained nor can the presence of flue liners. No firm advice can be given as to the performance of chimney flues.
13. Cellars – These will be inspected wherever there is reasonably easy and safe access. Comments on the conditions found will be made in so far as these have any bearing on the main structure of the building.
14. Decorative Condition – The general condition of external and internal decorations will be noted.
15. Drainage and Sanitary Fittings – Except for flats, accessible manholes will be opened wherever possible, the condition of and the flow through the underground drains checked and noted. The means of sewage disposal will, where possible, be identified. Drains tests will not be carried out but will be recommended where there is reason to suspect defects. Above ground, soil and waste pipes will be inspected where these are visible. The age and condition of sanitary fittings, will also be reported on.
16. Services – The existence and nature of main services to the property will be established wherever possible. The plumbing and electrical installations will be checked visually. The physical operation of the plumbing and heating will be checked wherever possible and advice given on the apparent age, condition and adequacy of the installations. Tests will not be carried out but will be recommended where any problems are found or suspected.
17. Outside – Outbuildings and other non-habitable parts, gardens and leisure facilities are excluded.

Where a property is not all of recent construction, in our opinion it cannot be expected to conform to present day standards. For example, windows and external doors will be more likely to be draughty, floorboards may have been cut and damaged during the renewal or installation of services, with period buildings floors may be sloping or uneven, external walls may lean or bulge and natural lighting will often be poor. These and other similar conditions are not in themselves considered by us to be defects and will not, therefore, necessarily be commented on, unless in our opinion they represent or indicate the existence of problems requiring attention. For example, uneven plaster to walls or ceilings would not be referred to critically unless it was felt to be unsound to the point that repairs or renewals are necessary.

Recommendations will be given where essential repairs or renewals are required. Generally however, recommendations to renew items (such as windows) will not be made where, although this might represent an improvement, it is not essential.

The situation and surroundings of property will not be commented on in any detail, nor will we carry out an environmental audit of the site relating to any form of contamination. If however we suspect or are aware of a problem in this connection, appropriate advice will be given. Similarly we do not make enquiries regarding the existence of planning permissions, building consents, status of roads and sewerage systems, etc.

Our report will contain the following paragraph but without prejudice to all or any of the foregoing:

• Whilst we believe that the report gives an accurate indication of the condition of the property, the services have not been tested. Furthermore we have not inspected and therefore this report excludes all parts of the property which could not be properly inspected without:
  1. The use of long ladders or other special equipment.
  2. Opening up the structure (including fixed access panels).
  3. Lifting fitted floor coverings.
  4. Moving heavy furniture or household goods and chattels.