The answer is yes because it was built like this. Whilst carrying out a Home Survey in Lingfield Sean Steer noticed this interesting type of chimney breast. This is a 1930’s house and the chimney breast is on the inside at ground floor level but was corbelled out at first floor level. No extra support was deemed necessary.

We have just carried out a Defect Analysis Report in Reigate on the ground floor of an Edwardian office building for a firm of Solicitor Clients where there has been perpetual dampness to the walls and floor in part of their ground floor boardroom.

A new suspended timber floor was only installed about one year ago but the builder forgot to put the airbricks around the perimeter of the external walls. A blocked rainwater gulley and a new tarmac car park discharging surface water against the building all contributed to much water getting into the sub-floor void where there is no ventilation. Major condensation has been occurring.

Patrick Moyle has recently undertaken a Schedule of Condition in Sussex of more industrial units including hangars, this time on the South Coast.

Inspection revealed that the hangars had major Health and Safety issues especially with regard to the roof and perimeter wall cladding. The orginal covering had corroded through and had been over-clad with modern profile metal sheeting. Unfortunately, riveting new sheets to old sheets was a recipe for disaster as due to corrosion and high winds, the new sheets were blowing off. If the sheets hit somebody they would severely injure or possibly kill. The only advice we could give was to completely strip off and re-cover all of the hangars.

Apart from the cladding, it was clearly evident from a visual inspection that the areas were contaminated and we noted evidence of hydrocarbon/oil contamination to the concrete and surrounding grounds. Also, broken asbestos cement sheeting was present and due to the property being infested with pigeons; anybody working in or close by the site could contract Parrots Disease (Psittacosis) which can lead to illness with severe pneumonia.

Our clients who wish to purchase the property have now been clearly informed that these buildings have exceeded their average lifespan and require major repair. It may be cheaper to completely renew them.

During a recent Building Survey in Sussex on a large country house we noted that squirrels had gnawed the edge of lead covered flat roofs which were now beyond localised repairs. Long ladders and high vantage points were needed to find these defects, the effect of which was several thousand pounds worth of repairs.

We have recently visited a property which is less than 10 years old to Survey in Caterham-on-the-Hill. We noted typical parapet wall detailing defects. Due to be lack of damp proof courses beneath the coping stones, there is deteriorating mortar and water penetration internally. Even modern houses can have poor detailing and defects manifesting themselves within a few years. Also if loose coping stones should fall this could cause damage to vehicles or worse if they hit somebody.

We carried out a survey and full protective Schedule of Condition inspection on a pair of hangars at Redhill Aerodrome. The protective Schedule of Condition will be attached to the Lease and will mean that due to poor condition, the Tenants will not have to return the building in a better condition than when they first occupied. An old but functional building but there will be considerable repair and maintenance liability due to the asbestos cement sheeting, poor condition of services and the general lack of decoration plus wear to the internal floor.

We recently visited a basement flat to carry out a Building Survey in Richmond. We were presented by the Selling Agents with an estimate for damp proofing works. It is clearly evident that some dampness to walls in the bedrooms exists and the estimate for injecting a dpc and replastering was a few hundred pounds.

However we noted that the walls around the master bedroom en-suite bathroom/wet room were damp. We suspected that there was not a rising damp issue but defective plumbing beneath very expensive ceramic tiles to both the floor and also the wall. Further investigation revealed that the waste trap and adjacent pipes were defective and had been leaking for some considerable time as the floor beneath the wet room was rotting. The wet room needed to be stripped out. The final bill is likely to be well over £20,000 plus VAT for a new wet room and luxury bathroom. Our Client was pleased that we demanded that opening up was carried out rather than just accepting the simple damp injection estimate given by the selling agents.

We recently carried out a Full Building Survey in Molesey and noted a wind turbine fixed to the flank wall of the house. Although it was well fixed, this flank wall was on the boundary. When the wind direction changed, the wind turbine would rotate and therefore either sections of the wind turbine body or sails would project across the boundary line and would therefore trespass above the adjoining owner’s property.

There was no formal or written permission from the adjoining owner. Therefore, the adjoining owner could request that the wind turbine was taken down and removed. This matter is now with the solicitors ensuring that the appropriate Easements are obtained to either retain the wind turbine or if not, then it will have to be relocated which will be costly.

At Brian Gale Surveyors we can give expert advice on Building Disputes and Party Wall Agreements before matters go too far.

Full Building Survey inspections on timber frame buildings are always very interesting as every building is different. We have recently carried out such a Full Building Survey in Kent on a timber frame building which had unusual Dragon Beam timbers extending out at an angle from the main principal beams; very rarely seen. Although large beams, Death Watch Beetle was noted and this will mean treatment with deep penetrating insecticide pastes. We also noted in the cellar that all the wall plates around the floors were not protected by damp proof courses and extremely high damp readings were obtained which will mean that a considerable amount of replacement timber together with protection by damp proof courses will be needed. At Brian Gale Surveyors we have the expertise to help to solve the problems that can arise on very old period buildings. It is important to engage a firm with this level of competence.

At Brian Gale Surveyors we come across some unusual defects when carrying out Full Building Surveys. Just recently when carrying out a Full Building Survey in Chislehurst, Kent on a residential property; Patrick Moyle noticed an example of a significant mistake made by Heating Engineers when retro-fitting a gas boiler and flue.

Modern boilers with balanced flues can be positioned in many places. Fan assisted flues mean that long flue runs are possible to outside walls. Unfortunately many plumbers/installers have a tendency to core drill through many materials without realising the damage they can undertake to the structure of a building. Here is an example of coring through a beam; although failure has not yet occurred the beam is seriously weakened and will need to be replaced and the boiler repositioned. The cost is going to be well in excess of £2000 + VAT for this installer’s error!!

Watch out there are NEW RULES coming next January (2013) on accessibility of long flues that are concealed/boxed in. Contact Brian Gale Surveyors for help and advice on these points.