Residential Building Survey
With Royal Connections
DMP undertake a Building Survey & Acquisition Report for a new private client. The acquisition, an attractive second floor Flat of Boyne House within the centre of Tunbridge Wells.
Included within the brief was to survey the condition of the Second floor flat. In addition, the internal communal areas and entirety of the external elevations due to the shared freehold tenure in place.
The apartment accommodation located on the second floor of a Victorian property believed to be constructed circa 1900s. Previously extended and divided to form self-contained flat accommodation. The main property is formed of solid load-bearing masonry construction with brickwork executed in Flemish bonding with a lime-based mortar.
About The Property
Some key features to point out, at high level the property is externally decorated with clay-hung tiling at gable-ends. Presumed affixed to timber battens, and decorated with exposed timber beams with pebble-dash render. The main roof comprised of a pitched hipped roof with varying gable extensions, doors and flats roofs within. The main roof comprised of a clay roof covering with decorative tiles along ridge lines and bonnet tiles along hips.
A Historical Note
We must mention, a feature in “By Royal Appointment” states that Queen Victoria stayed at Boyne House on her visits to the spa town during September 1835 and for a couple subsequent years.
Overall, the property as a whole was found to be a well-maintained condition considering the age.
Points Our Surveyor Identified
Externally, we highlighted concerned with a shared chimney stack serving the majority of flats to the property. It appeared that the specified chimney stack have a pronounced lean. Believed to be attributed to deteriorating mortar joints and brickwork at lower level of the stack, thus causing instability. A possible cause of the deteriorating brickwork/joints was believed to potentially be credited to sulphate attack. It was believed that the stack had been re pointed with a cementitious mortar. Sulphate attack can occur where clay brickwork bedded in mortar, can become saturated for long periods. The reaction between the sulphates, cement in the mortar and moisture subsequently can lead to the compound formation of calcium sulphoaluminate, which expands the mortar joints and brickwork causing deterioration as the compound crystallises.
In addition, we noted during the inspection that the light-well serving the Lower Ground Floor basement and corresponding window both required complete reconstruction. The window was loose within its frame with prominent gaps between the frame and reveal, exposing potential entry for rodents. Previous rodent entry was confirmed during the site inspection with 20mm diameter holes created through the steel meshing in place.
Internally, we highlighted a concern with the current fire safety provisions of the internal communal areas. Although emergency lighting was provided at each floor level, no fire signage, no call points, no fire extinguishers and no fire-rated doors were provided for each door separating fire compartments to the building. Within the report, we advised based on the evidence that a Fire-Risk Assessment and Fire Strategy was required in order to improve the fire safety within the building. Due to the share of freehold all owners would be responsible for contribution towards this, as provided within the leases.
Contact DMP For A Quote
Call our experienced surveyors on 01892 534455 for advice and residential or commercial building survey quote.
DMP has grown on the basis of repeat business. We believe in establishing strong relationships with our clients which develop into partnerships for the future.