308, FORGE STREET , GLASGOW, G21 2AH · 2016. 10. 9. · 308 FORGE STREET, GLASGOW, G21 2AH 28 September 2016 RRN: 8700-3521-0429-1126-1163 About this document This Recommendations

You can use this document to:Energy Performance Certificate (EPC)Dwellings

Scotland308 FORGE STREET, GLASGOW, G21 2AH

Dwelling type: Ground-floor flatDate of assessment: 22 September 2016Date of certificate: 28 September 2016Total floor area: 64 m2

Primary Energy Indicator: 245 kWh/m2/year

Reference number: 8700-3521-0429-1126-1163Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

You can use this document to:Compare current ratings of properties to see which are more energy efficient and environmentally friendly•Find out how to save energy and money and also reduce CO2 emissions by improving your home•

Estimated energy costs for your home for 3 years* £2,019

Over 3 years you could save* £600

See yourrecommendations

report for moreinformation

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential

A(92 plus)

B(81-91)

69 77C(69-80)

D(55-68)

E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band C (69). The average ratingfor EPCs in Scotland is band D (61).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Very environmentally friendly - lower CO2 emissions Current Potential

A(92 plus)

B(81-91)

79C(69-80)

68D(55-68)

E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

This graph shows the effect of your home on theenvironment in terms of carbon dioxide (CO2)emissions. The higher the rating, the less impact it hason the environment.

Your current rating is band D (68). The average ratingfor EPCs in Scotland is band D (59).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Floor insulation (suspended floor) £800 - £1,200 £216.00

2 Low energy lighting £25 £96.00

3 Condensing boiler £2,200 - £3,000 £120.00

A full list of recommended improvement measures for your home, together with more information on potential cost andsavings and advice to help you carry out improvements can be found in your recommendations report.

THIS PAGE IS THE ENERGY PERFORMANCECERTIFICATE WHICH MUST BE AFFIXED TO THEDWELLING AND NOT BE REMOVED UNLESS IT IS

REPLACED WITH AN UPDATED CERTIFICATE

The Green Deal may allow you to make yourhome warmer and cheaper to run at no up-frontcapital cost. See your recommendations report

for more details.

Page 1 of 5Elmhurst Energy Systems RdSAP Calculator v2.09r04 (SAP 9.92)

Recommendations Report308 FORGE STREET, GLASGOW, G21 2AH28 September 2016 RRN: 8700-3521-0429-1126-1163

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Cavity wall, with external insulation

Roof (another dwelling above)

Floor Suspended, no insulation (assumed)

Windows Single glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating None

Hot water From main system

Lighting Low energy lighting in 17% of fixed outlets

The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 43 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 2.8 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 1.0 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

Page 2 of 5

•

Alternative measuresThere are alternative improvement measures which you could also consider for your home. It would be advisable toseek further advice and illustration of the benefits and costs of such measures.

Biomass boiler (Exempted Appliance if in Smoke Control Area)


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £1,452 over 3 years £990 over 3 years

Hot water £321 over 3 years £291 over 3 years

Lighting £246 over 3 years £138 over 3 years

Totals £2,019 £1,419

You couldsave £600

over 3 years

Potential future savings

These figures show how much the average household would spend in this property for heating, lighting and hot water.This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of anyelectricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs showthe effect of undertaking all of the recommended measures listed below.

Recommendations for improvementThe measures below will improve the energy and environmental performance of this dwelling. The performanceratings after improvements listed below are cumulative; that is, they assume the improvements have been installed inthe order that they appear in the table. Further information about the recommended measures and other simpleactions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certaintypes of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

C 72 C 72

C 73 C 73

C 75 C 75

C 77 C 79

1 Floor insulation (suspended floor) £800 - £1,200 £72

2 Low energy lighting for all fixedoutlets £25 £32

3 Replace boiler with new condensingboiler £2,200 - £3,000 £40

4 Replace single glazed windows withlow-E double glazed windows £3,300 - £6,500 £58

Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicativecosts. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also beavailable for certain households in receipt of means tested benefits. Measures which have an orange tick mayneed additional finance. To find out how you could use Green Deal finance to improve your property, visitwww.greenerscotland.org or contact the Home Energy Scotland hotline on 0808 808 2282.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

Page 3 of 5

Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxideinto the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cuttingcarbon.LZC energy sources present: There are none provided for this home


About the recommended measures to improve your home’s performance ratingThis section offers additional information and advice on the recommended improvement measures for your home

1 Floor insulation (suspended floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check this with your local authority building standards department.

2 Low energy lightingReplacement of traditional light bulbs with energy saving recommended ones will reduce lighting costs over thelifetime of the bulb, and they last up to 12 times longer than ordinary light bulbs. Also consider selecting lowenergy light fittings when redecorating; contact the Lighting Association for your nearest stockist of DomesticEnergy Efficient Lighting Scheme fittings.

3 Condensing boilerA condensing boiler is capable of much higher efficiencies than other types of boiler, meaning it will burn lessfuel to heat this property. This improvement is most appropriate when the existing central heating boiler needsrepair or replacement, however there may be exceptional circumstances making this impractical. Condensingboilers need a drain for the condensate which limits their location; remember this when considering remodellingthe room containing the existing boiler even if the latter is to be retained for the time being (for example a kitchenmakeover). Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

4 Double glazed windowsDouble glazing is the term given to a system where two panes of glass are made up into a sealed unit.Replacing existing single-glazed windows with double-glazed windows will improve comfort in the home byreducing draughts and cold spots near windows. Double-glazed windows may also reduce noise, improvesecurity and combat problems with condensation. Building regulations apply to this work and planningpermission may also be required, so it is best to check with your local authority on what standards need to bemet. A building warrant is not required if the windows comply with the current requirements.

Low and zero carbon energy sources

Your home's heat demand

You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing yourexisting heating system with one that generates renewable heat and, where appropriate, having your loft insulated andcavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. Formore information go to www.energysavingtrust.org.uk/scotland/rhi.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 6,948 N/A N/A N/A

Water heating (kWh per year) 1,916

Page 4 of 5


About this documentThis Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of tenyears. These documents cease to be valid where superseded by a more recent assessment of the same buildingcarried out by a member of an Approved Organisation.

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an ApprovedOrganisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance ofBuildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of thisdocument by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at thetop of this page.

Assessor's name: Mr. Cameron MitchellAssessor membership number: EES/012302Company name/trading name: Hardies Property & Construction ConsultantsAddress: London House, Ground Floor 20-22 East London Street

EdinburghEH7 4BQ

Phone number: 0141 585 6373Email address: [email protected] party disclosure: No related party

If you have any concerns regarding the content of this report or the service provided by your assessor you should inthe first instance raise these matters with your assessor and with the Approved Organisation to which they belong. AllApproved Organisations are required to publish their complaints and disciplinary procedures and details can be foundonline at the web address given above.

Use of this energy performance information

Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are availableto view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering theproperty address. This gives everyone access to any current, valid EPC except where a property has a Green DealPlan, in which case the report reference number (RRN) must first be provided. The energy performance data in thesedocuments, together with other building information gathered during the assessment is held on the Scottish EPCRegister and is available to authorised recipients, including organisations delivering energy efficiency and carbonreduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertakenin Scotland is also published periodically by the Scottish Government. Further information on these matters and onEnergy Performance Certificates in general, can be found at www.gov.scot/epc.

Page 5 of 5


Opportunity to benefit from a Green Deal on this propertyUnder a Green Deal, the cost of the improvements is repaid over time via a credit agreement. Repayments are madethrough a charge added to the electricity bill for the property.

To see which improvements are recommended for this property, please turn to page 3. You can choose whichimprovements you want to install and ask for a quote from an authorised Green Deal provider. They will organiseinstallation by an authorised Green Deal installer. If you move home, the responsibility for paying the Green Dealcharge under the credit agreement passes to the new electricity bill payer.

For householders in receipt of income-related benefits, additional help may be available.

To find out more, visit www.greenerscotland.org or call 0808 808 2282.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

survey report on:

308 Forge Street,GLASGOW, G21 2AH22nd September 2016 HP470399

308 Forge StreetGLASGOWG21 2AH

Mrs Jean Sutherland

308 Forge StreetGLASGOWG21 2AH

Hardies Property & Construction Consultants

22nd September 2016

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

Terms & Conditions (With MVR) - 1\10\2008

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

The Seller has engaged the Surveyors to provide the Single Survey Report and a generic MortgageValuation Report for Lending Purposes. The Seller has also engaged the Surveyors to provide anEnergy Report in the format prescribed by the accredited Energy Company.

The Surveyors are authorised to provide a transcript or retype of the generic Mortgage ValuationReport on to Lender specific pro-forma. Transcript reports are commonly requested by Brokers andLenders. The transcript report will be in the format required by the Lender but will contain the sameinformation, inspection date and valuation figure as the generic Mortgage Valuation Report and theSingle Survey. The Surveyors will decline any transcript request which requires the provision ofinformation additional to the information in the Report and the generic Mortgage Valuation Report untilthe Seller has conditionally accepted an offer to purchase made in writing.

Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser'slender or conveyancer may request that the Surveyors provide general comment on standardappropriate supplementary documentation. In the event of a significant amount of documentationbeing provided to the Surveyors, an additional fee may be incurred by the Purchaser. Any additionalfee will be agreed in writing.

If information is provided to the Surveyors during the conveyancing process which materially affectsthe valuation stated in the Report and generic Mortgage Valuation Report, the Surveyors reserve theright to reconsider the valuation. Where the Surveyors require to amend the valuation in consequenceof such information, they will issue an amended Report and generic Mortgage Valuation Report to theSeller. It is the responsibility of the Seller to ensure that the amended Report and generic MortgageValuation Report are transmitted to every prospective Purchaser.

The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who iscompetent to survey, value and report upon Residential Property .

If the Surveyors have had a previous business relationship within the past two years with the Seller orSellers Agent or relative to the property, they will be obliged to indicate this by ticking the adjacent box.

The Surveyors have a written complaints handling procedure. This is available from the offices of theSurveyors at the address stated.

THE REPORTThe Surveyors will not provide an amended Report on the Property, except to correct factualinaccuracies.

The Report will identify the nature and source of information relied upon in its preparation.

The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is suchthat it would be inappropriate to do so. A final decision on whether a loan will be granted rests with theLender who may impose retentions in line with their lending criteria. The date of condition and valueof the property will be the date of inspection.

To date, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast,a Single Survey is instructed by the Seller and made available to all potential Purchasers in theexpectation that the successful Purchaser will have relied upon it. The Royal Institution of CharteredSurveyors rules require disclosure of any potential conflict of interest when acting for the Seller andthe Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and ifthis is of concern to any party they are advised to seek their own independent advice.

1 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct.

Terms and Conditions

1.2

2


Page 2 of 6


1.3

The Report and any expressions or assessments in it are not intended as advice to the Seller orPurchaser or any other person in relation to an asking price or any other sales or marketing decisions.The Report is based solely on the Property and is not to be relied upon in any manner whatsoeverwhen considering the valuation or condition of any other property.

If certain minor matters are mentioned in the Report it should not be assumed that the Property is freeof other minor defects.

Neither the whole nor any part of the Report may be published in any way, reproduced or distributedby any party other than the Seller, prospective purchasers and the Purchaser and their respectiveprofessional advisers without the prior written consent of the Surveyors.

LIABILITYThe Report is prepared with the skill and care reasonably to be expected of a competent residentialsurveyor who is a member of the Royal Institution of Chartered Surveyors.

The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy)along with these Terms and Conditions (or a complete copy) would (or, as the case might be, wouldhave been) be disclosed and delivered to:-

The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to theSeller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relationto the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should beaware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, theSurveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Anysuch Lender relies upon the Report entirely at their own risk.

GENERIC MORTGAGE VALUATION REPORTThe Surveyors undertake to the Seller that they will prepare a generic Mortgage Valuation Report,which will be issued along with the Single Survey. It is the responsibility of the Seller to ensure thatthe generic Mortgage Valuation Report is provided to every potential Purchaser.

TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSESThe Surveyors undertake that on being asked to do so by a prospective purchaser, or his/herprofessional advisor or Lender, they will prepare a Transcript Mortgage Valuation Report for LendingPurposes on terms and conditions to be agreed between the Surveyors and Lender and solely for theuse of the Lender and upon which the Lender may rely. The decision as to whether finance will beprovided is entirely a matter for the Lender. The Transcript Mortgage Valuation Report will be frominformation contained in the Report and the generic Mortgage Valuation Report.

2 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct


1.4

1.5

the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property,whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisers of any of these.


Page 3 of 6


1.6 INTELLECTUAL PROPERTYAll intellectual property rights whatsoever (including copyright) in and to the Report, excluding theheadings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusiveproperty unless they assign the same to any other party in writing.

PAYMENTThe Surveyors are entitled to refrain from delivering the Report to anyone until the fee and othercharges for it notified to the Seller have been paid. Additional fees will be charged for subsequentinspections and Reports.

CANCELLATIONThe Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time beforethe day of the inspection.

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to theSeller) if after arriving at the property, the Surveyor concludes that it is of a type of construction ofwhich the surveyor has insufficient specialist knowledge to be able to provide the inspectionsatisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, thesurveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 asdetailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their healthor personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion.

In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid bythe Seller for the inspection and Report, except for expenses reasonably incurred and any fee due inlight of the final paragraph of this section.

In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place butbefore a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% ofthe agreed fee.

PRECEDENCEIf there is any incompatibility between these Terms and Conditions and the Report, these Terms andConditions take precedence.

DEFINITIONS


1.7

1.8

1.9

1.10

the "Lender" is the party who has provided or intends or proposes to provide financial assistanceto the Purchaser towards the purchase of the Property and in whose favour a standard securitywill be granted over the Property;

the "Transcript Mortgage Valuation Report for Lending Purposes" means a separate report,prepared by the Surveyor, prepared from information in the Report and the generic MortgageValuation Report, but in a style and format required by the Lender. The Transcript MortgageValuation Report for Lending Purposes will be prepared with the skill and care reasonably to beexpected from a surveyor who is a member of the Royal Institution of Chartered Surveyors andwho is competent to survey, value and report on the Property;

the "Generic Mortgage Valuation Report" means a separate report, prepared by the Surveyorfrom information in the Report but in the Surveyor's own format;


Page 4 of 6


PART 2 - DESCRIPTION OF THE REPORTTHE SERVICEThe Single Survey is a Report by an independent Surveyor, prepared in an objective way regardingthe condition and value of the Property on the day of the inspection, and who is a member of the RoyalInstitution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is inthe format of the accredited Energy Company. In addition, the Surveyor has agreed to supply ageneric Mortgage Valuation Report.

THE INSPECTIONThe Inspection is a general surface examination of those parts of the Property which are accessible: inother words, visible and readily available for examination from ground and floor levels, without risk ofcausing damage to the Property or injury to the Surveyor.

All references to visual inspection refer to an inspection from within the property at floor level and fromground level within the site and adjoining public areas, without the need to move any obstructions.Any references to left or right are taken facing the front of the property.

The Inspection is carried out with the Seller's permission, without causing damage to the building orcontents. Furniture, stored items and insulation are not moved.

Unless identified in the report the Surveyor will assume that no harmful or hazardous materials havebeen used in the construction. The presence or possible consequences of any site contamination willnot be researched.


2.1

2.2

the "Market Value" is the estimated amount for which a property should exchange on the date ofvaluation between a willing buyer and a willing seller in an arm's-length transaction after propermarketing wherein the parties had each acted knowledgeably, prudently and without compulsion;

the "Property" is the property which forms the subject of the Report;

the "Purchaser" is the person (or persons) who enters into a contract to buy the Property from theSeller;

a "prospective Purchaser" is anyone considering buying the Property;

the "Report" is the report, of the kind described in Part 2 of these Terms and Conditions and in theform set out in part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents)Regulations 2008;

the "Seller" is/are the proprietor(s) of the Property;

the "Surveyor" is the author of the Report on the Property; and

the "Surveyors" are the firm or company of which the Surveyor is an employee, director, memberor partner (unless the Surveyor is not an employee, director, member or partner, when the"Surveyors" means the Surveyor) whose details are set out at the head of the Report.

the "Energy Report" is the advice given by the accredited Energy Company, based on informationcollected by the Surveyor during the Inspection, and also includes an Energy PerformanceCertificate, in a Government approved format.


Page 5 of 6


The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspectorin completing a Single Survey of properties that may fall within the Control of Asbestos in theWorkplace Regulations. In the case of flats it will be assumed that there is a duty holder, as defined inthe Regulations and that a Register of Asbestos and effective Management Plan is in place, whichdoes not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder willbe made.

THE REPORTThe Report will be prepared by the Surveyor who carried out the property inspection and will describevarious aspects of the property as defined by the headings of the Single Survey report with thecomments being general and unbiased. The report on the location, style and condition of the property,will be concise and will be restricted to matters that could have a material effect upon value and willomit items that, in the Surveyor's opinion, are not significant. If certain minor matters are mentioned, itshould not be interpreted that the property is free of any other minor defects.

Throughout the report, the following repair categories will be used to give an overall opinion of thestate of repair and condition of the property.

WARNING:If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into moreserious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverseeffect on marketability, value and the sale price ultimately achieved for the property. This isparticularly true during slow market conditions when the effect can be considerable.

Parts of the property, which cannot be seen or accessed, will not be reported upon and this will bestated. If the Surveyor suspects that a defect may exist within an unexposed area and which couldhave a material effect upon the value, he may recommend further investigation by specialistcontractors.

SERVICESSurveyors are not equipped or qualified to test the services and therefore no comment can beinterpreted as implying that the design, installation and function of the services are inaccordance/compliance with regulations, safety and efficiency expectations. However, comment ismade where there is cause to suspect significant defects or shortcomings with the installations. Notests are made of any services or appliances.

ACCESSIBILITYA section is included to help identify the basic information interested parties need to know to decidewhether to view a property.


2.3

2.4

2.5

1.

2.

3.

Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may causeproblems to other parts of the property or cause a safety hazard. Estimates for repairs orreplacement are needed now.

Category 2: Repairs or replacement requiring future attention, but estimates are still advised.

Category 1: No immediate action or repair is needed.


Page 6 of 6


ENERGY REPORTA section is included that makes provision for an Energy Report, relative to the property. TheSurveyor will collect physical data from the property and provide such data in a format required by anaccredited Energy Company. The Surveyor cannot of course accept liability for any advice given bythe Energy Company.

VALUATION AND CONVEYANCER ISSUESThe last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). Italso contains the Surveyor's opinion both of the market value of the property and of the re-instatementcost, as defined below.

"Market Value" is the estimated amount for which a property should exchange on the date of valuationbetween a willing buyer and a willing seller in an arm's-length transaction after proper marketingwherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving atthe opinion of the Market Value, the Surveyor also makes various standard assumptions covering, forexample, vacant possession; tenure and other legal considerations; contamination and hazardousmaterials; the condition of un-inspected parts; the right to use mains services; and the exclusion ofcurtains, carpets etc. from the valuation. In the case of flats, the following further assumptions aremade that:

Any additional assumption, or any found not to apply, is reported.

"Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding theProperty in its present form unless otherwise stated. This includes the cost of rebuilding the garageand permanent outbuildings, site clearance and professional fees, but excludes VAT (except on thefees).

Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluationafter a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the marketand/or in the physical condition of the Property.


2.6

2.7

There are rights of access and exit over all communal roadways, corridors, stairways etc. and touse communal grounds, parking areas, and other facilities;

There are no particularly troublesome or unusual legal restrictions;

There is no current dispute between the occupiers of the flats or any outstanding claims or losses;and the costs of repairs to the building are shared among the co-proprietors on an equitablebasis.

This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It alsotells you about the extent of the inspection and highlights anything that the surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property without moving any obstructionsand externally from ground level within the site and adjoining public areas. Any references to left or right in adescription of the exterior of the property refer to the view of someone standing facing that part of the property fromthe outside.

The inspection is carried out without causing damage to the building or its contents and without endangering theoccupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the reportthe surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction.The presence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. will notbe inspected or reported on.

1. Information and scope of inspection

Page 1 of 15


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

Self contained, ex local authority, ground floor flat within a twostorey block containing four flats.

Ground Floor: Hall, Lounge, Two Bedrooms, Kitchen, Bathroomwith Bath, WC and Wash Hand Basin.

64.

The property is situated within the midst of a local authority housingdevelopment within the Provanmill area of Glasgow, wheresurrounding properties are of similar style and character and theproperty is well placed for local amenities.

1930.

Dry and sunny.

Visually inspected with the aid of binoculars whereappropriate.

The chimney stacks have been removed.

Sloping roofs were visually inspected with the aid ofbinoculars where appropriate.

Roof spaces were visually inspected and were entered wherethere was safe and reasonable access, normally defined asbeing from a 3m ladder within the property.

If this is not possible, then physical access to the roof spacemay be taken by other means if the Surveyor deems it safe andreasonable to do so.

Concrete interlocking tiles over a traditional timber pitched roofstructure. The roof space area is accessed from the self containedupper flat.

Page 2 of 15


Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Single Survey


uPVC rainwater goods.


Foundations and concealed parts were not exposed orinspected.

The main walls are brick cavity construction, insulated androughcast externally.

Internal and external doors were opened and closed wherekeys were available.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

Single glazed wooden casement type windows. The front door tothe flat is of uPVC with a glazed panel. Eaves joinery in uPVC.

Visually inspected.

Painted finish to external timber joinery.

None.

Circulation areas visually inspected.

Communal drying green area situated to the rear of the property.

None.

Visually inspected.

The front garden area is laid to lawn and is bounded by hedgingand iron railings. The rear garden area is laid to lawn, used as acommunal drying green area and is bounded by iron railings andtimber fencing.

Visually inspected from floor level.

Plaster lath ceilings.

Page 3 of 15


Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Single Survey

Visually inspected from floor level.

Using a moisture meter, walls were randomly tested fordampness where considered appropriate.

Solid construction with plastered surfaces.

Surfaces of exposed floors were visually inspected. Nocarpets or floor coverings were lifted.

Sub-floor areas were inspected only to the extent visible froma readily accessible and unfixed hatch by way of an inverted"head and shoulders" inspection at the access point.

Physical access to the sub floor area may be taken if theSurveyor deems it is safe and reasonable to do so, and subjectto a minimum clearance of 1m between the underside of floorjoists and the solum as determined from the access hatch.

Mixture of suspended timber and solid concrete construction. Noaccess possible to the sub floor area.

Built-in cupboards were looked into but no stored items weremoved.

Kitchen units were visually inspected excluding appliances.

Internal joinery of softwood timber construction. Internal doors areof timber. Dated kitchen fittings which benefit from both floor andwall mounted units.

Visually inspected.

No testing of the flues or fittings was carried out.

Original chimney breast between the lounge and kitchen. Afireplace is present within the lounge and is fitted with a gas fire,however, we understand the gas fire has been disconnected.

Visually inspected.

Mixture of paper and painted surfaces.

None.

Accessible parts of the wiring were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently andmeet modern standards. If any services are turned off, thesurveyor will state that in the report and will not turn them on.

Mains electricity connected. The meter and consumer unit arelocated within a hall cupboard.

Page 4 of 15


Gas

Water, plumbing, bathroom fittings

Heating and hot water

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Accessible parts of the system were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently andmeet modern standards. If any services are turned off, thesurveyor will state that in the report and will not turn them on.

Mains gas connected. The meter is located within the kitchen.

Visual inspection of the accessible pipework, water tanks,cylinders and fittings without removing any insulation.

No tests whatsoever were carried out to the system orappliances.

Mains water connected. Visible supply pipework in copper andplastic. Sanitary fittings are dated and a mixture of colouredceramic and plastic. Electric instantaneous shower located over thebath.

Accessible parts of the system were visually inspected apartfrom communal systems, which were not inspected.


Heating and hot water are provided by a wall mounted, gas firedcombination boiler situated within a hall cupboard.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Connected to mains drainage.

Visually inspected.


Smoke detector and carbon monoxide detector installed.

No burglar alarm.

For flats / maisonettes

Only the subject flat and internal communal areas givingaccess to the flat were inspected.

If the roof space or under-building / basement is communal,reasonable and safe access is not always possible. If noinspection was possible, this will be stated. If no inspectionwas possible, the surveyor will assume that there are nodefects that will have a material effect on the valuation.

The building containing the flat, including any externalcommunal areas, was visually inspected only to the extent that

Page 5 of 15


Single Survey

the surveyor is able to give an opinion on the generalcondition and standard of maintenance.

No access was possible to the roof space area as this is onlyaccessible via the self contained upper flat. No access waspossible to the sub floor area.

We have not carried out an inspection for Japanese Knotweed orother invasive plant species and unless otherwise stated for thepurposes of this report we have assumed that there is no JapaneseKnotweed or other invasive plant species within the boundaries ofthe property or in neighbouring properties. The identification ofJapanese Knotweed or other invasive plant species should bemade by a Specialist Contractor.

Page 6 of 15


Single Survey

This section identifies problems and tells you about the urgency of any repairs by using one of the following threecategories:

2. Condition

Page 7 of 15


Urgent repairs or replacement areneeded now. Failure to deal withthem may cause problems to otherparts of the property or cause asafety hazard. Estimates for repairsor replacement are needed now.

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

Evidence of movement was observed in the form of deflection to internal doorlintels. This appears to be long standing and non progressive and the likelihoodof further significant movement seems remote.

Notes

Dampness, rot and infestation

Repair category 1

No immediate action or repair is needed.Notes

Chimney stacks

Repair category -

None.Notes

Roofing including roof space

Repair category 1

The roof was renewed and re-clad in 2006. It should be established that localauthority consents and approvals were obtained in respect of these works. Seesection - Matters for a solicitor or licensed conveyancer. No access was possibleto the roof space area. It was however evident that velux windows were installedto the roof and the first floor flat may have extended into the roof space area. It isour understanding that the roof space area is a communal area owned by all flatsin the building and it should be established if the upper flat obtained permissionfrom the other flats within the block to convert the roof space area. See section -Matters for a solicitor or licensed conveyancer.

Notes

Single Survey

Category 3 Category 2 Category 1

Page 8 of 15


Rainwater fittings

Repair category 1


Main walls

Repair category 1

The exterior of the property was renovated in 2006 with insulation blocks androughcasting. The conveyancer should confirm building regulation approval withcompletion certificates in respect of these works. See section - Matters for asolicitor or licensed conveyancer.

Notes

Windows, external doors and joinery

Repair category 1


External decorations

Repair category 2

Weathering to external painted timber joinery.Notes

Conservatories/porches

Repair category -

None.Notes

Communal areas

Repair category 1


Garages and permanent outbuildings

Repair category -

None.Notes

Single Survey

Page 9 of 15


Outside areas and boundaries

Repair category 3

There is an outbreak of Japanese Knotweed within the rear garden area of theproperty and this Japanese Knotweed is also present within three of the adjoininggardens. This outbreak of Japanese Knotweed should be inspected by aregistered Japanese Knotweed contractor, preferably Property Care Registered,who should advise on a treatment programme to eradicate this outbreak. At it'sclosest point the Japanese Knotweed is approximately 9m from the rear elevationof the subjects (RICS Category 3). Further investigation and treatment by asuitably qualified Knotweed Contractor is required.

Notes

Ceilings

Repair category 1

Artexing of a an unknown age has been clad to some internal ceilings. Older styleartexing may contain asbestos.

Notes

Internal walls

Repair category 1

Arexting of an unknown age has been clad to some internal walls within thebathroom. Older style artexing may contain asbestos.

Notes

Floors including sub-floors

Repair category 1

No immediate action or repair is needed. No access was possible to the sub floorarea.

Notes

Internal joinery and kitchen fittings

Repair category 2

Kitchen fittings were noted to be dated. Deflection was evident to internal doorlintels due to previous structural movement. See section - Structural movement.The glazed door to the bathroom was not fitted with safety glass, which is apotential health and safety risk. The glazed panel was however noted to beintact.

Notes

Chimney breasts and fireplaces

Repair category 1


Single Survey

Page 10 of 15


Internal decorations

Repair category 2

Internal surfaces were noted to be marked in places.Notes

Cellars

Repair category -

None.Notes

Electricity

Repair category 2

The electrical installation is of mixed vintage and incorporates a number of oldersections.

It should be appreciated that only the most recently constructed or rewiredproperties will have installations that are fully compliant with current regulations.It is recommended that all installations be checked at least every 10 years orwhen there is a change of ownership.

Notes

Gas

Repair category 1


Water, plumbing and bathroom fittings

Repair category 2

The bathroom fittings were noted to be dated. The sealant around the bath wasnoted to be deteriorating.

Given the presence of the shower mounted over the tray it is essential that all walllinings and silicone seals are maintained in good condition. Failure to do so canlead to decay in wall strapping and timbers below the tray. As the tray is boxedin you will appreciate that it is not possible to comment on concealed locations.

Notes

Heating and hot water

Repair category 2

We understand that the central heating boiler is covered by a maintenancecontract and details regarding this should be confirmed with the conveyancer.Documentation was present within the property from an inspection carried out bythe maintenance contractor in January 2015 and an advice note was issuedstating that the "inner flue hole incomplete" and "terminal guard clearness". We

Notes

Single Survey

Page 11 of 15


have been advised that the gas fire within the lounge has been disconnected.

It is assumed that the central heating system functions satisfactorily and complieswith the relevant regulations, with particular regard to fluing and ventilationrequirements. In the absence of recent servicing documentation it is normalpractice to have the central heating system checked immediately upon takingoccupation and serviced regularly thereafter.

Drainage

Repair category 1


Single Survey

Set out below is a summary of the condition of the property which is provided for reference only. You should refer tothe previous comments for detailed information.

RememberThe cost of repairs may influence the amount someone is prepared to pay for the property. We recommend thatrelevant estimates and reports are obtained in your own name.

WarningIf left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more seriousCategory 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability,value and the sale price ultimately achieved for the property. This is particularly true during slow market conditionswhere the effect can be considerable.

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Single Survey

Urgent repairs or replacement areneeded now. Failure to deal withthem may cause problems to otherparts of the property or cause asafety hazard. Estimates for repairsor replacement are needed now.

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 1

Chimney stacks -

Roofing including roof space 1

Rainwater fittings 1

Main walls 1

Windows, external doors and joinery 1

External decorations 2

Conservatories/porches -

Communal areas 1

Garages and permanent outbuildings -

Outside areas and boundaries 3

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 1

Internal decorations 2

Cellars -

Electricity 2

Gas 1

Water, plumbing and bathroom fittings 2

Heating and hot water 2

Drainage 1

Guidance notes on accessibility informationThree steps or fewer to a main entrance door of the property:In flatted developments the 'main entrance' would be the flat's own entrance door, not the external door to thecommunal stair. The 'three steps or fewer' are counted from external ground level to the flat's entrance door. Wherea lift is present, the count is based on the number of steps climbed when using the lift.

Unrestricted parking within 25 metres:For this purpose, 'Unrestricted parking' includes parking available by means of a parking permit. Restricted parkingincludes parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white linesat the edge of the road or by a parking control sign, parking meters or other coin-operated machines.

3. Accessibility information

Page 13 of 15


1. Which floor(s) is the living accommodation on? Ground floor

2. Are there three steps or fewer to a main entrance door of the property?

3. Is there a lift to the main entrance door of the property?

4. Are all door openings greater than 750mm?

5. Is there a toilet on the same level as the living room and kitchen?

6. Is there a toilet on the same level as a bedroom?

7. Are all rooms on the same level with no internal steps or stairs?

8. Is there unrestricted parking within 25 metres of an entrance door to the building?

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives anopinion of market value and an estimated reinstatement cost for insurance purposes.

4. Valuation and conveyancer issues

Page 14 of 15


The exterior of the building was refurbished in 2006 including a new roof covering and the walls were insulated inroughcast. The conveyancer should confirm building regulation approval with completion certificates in respect ofthese works.

The conveyancer should ensure that maintenance and repairing liabilities are in order and specific enquiriesshould be made with the management agents to ascertain if any significant expenditure has been incurred, or isproposed, which might lead to unusually high service charges.

The buildings insurance figure herein is for the subject property only and is given as a guide. It is assumed thebuilding as a whole is insured under a single policy and this should be confirmed with the conveyancer.

The property is situated in an area of past mining activity. The conveyancer should obtain a mining report fromthe Coal Authority to provide information as to historical and future mining activity.

The upper flat would appear to have converted part of the communal roof space area of the building and theconveyancer should check if the upper flat obtained consent from the other owners in the block to carry out thisconversion work.

The conveyancer should be asked to verify existing documentation and its validity in respect of the following:-

1. Central heating system service agreement.

We are of the opinion that the subjects should be insured, for building reinstatement purposes, for a sum of notless than £132,000 (ONE HUNDRED AND THIRTY TWO THOUSAND POUNDS).

In our opinion, the Market Value of the Heritable Interest in this property, as inspected, can be fairly stated at£55,000 (FIFTY FIVE THOUSAND POUNDS), subject to further specialist investigation of Japanese Knotweedand a suitable treatment plan being put in place.

Signed

Report author

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [382330 = 8164 ]Electronically signed

C Mitchell

Page 15 of 15


Company name

Address

Date of report

Single Survey

Hardies Property & Construction Consultants

Suite 1.02 The Innovation Centre, 1 Ainslie Road, Hillington Park,Glasgow, G52 4RU

30th September 2016

Permanent outbuildings:

None.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 5


Property Address

Address 308 Forge Street, GLASGOW, G21 2AHSeller's Name Mrs Jean SutherlandDate of Inspection 22nd September 2016

Property Details

Property Type

Property Style

Does the surveyor believe that the property was built for the public sector,e.g. local authority, military, police?

Flats/Maisonettes only Floor(s) on which located 0 No. of floors in block 2

No. of units in block 4Approximate Year of Construction 1930

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

House Bungalow Purpose built maisonette Converted maisonette

X Purpose built flat Converted flat Tenement flat Flat over non-residential use

Other (specify in General Remarks)

Detached Semi detached Mid terrace End terrace

Back to back High rise block X Low rise block Other (specify in General Remarks)

X Yes No

Yes X No

1 Living room(s) 2 Bedroom(s) 1 Kitchen(s)

1 Bathroom(s) 1 WC(s) 0 Other (Specify in General remarks)

64 m² (Internal) m² (External)

X Yes No

Single garage Double garage Parking space X No garage / garage space / parking space

Yes No

Based on visual inspection only. If any services appear to be non-mains, please comment on the type and locationof the supply in General Remarks.

Brief description of Central Heating:

Apparent legal issues to be verified by the conveyancer. Please provide a brief description in General Remarks.

Gas fired boiler to radiators.


Page 2 of 5


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

Is there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in theimmediate vicinity?

If Yes to any of the above, provide details in General Remarks.

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


Rights of way Shared drives / access Garage or other amenities on separate site Shared service connections

Ill-defined boundaries Agricultural land included with property Other (specify in General Remarks)

Residential suburb X Residential within town / city Mixed residential / commercial Mainly commercial

Commuter village Remote village Isolated rural property Other (specify in General Remarks)

X Made up road Unmade road Partly completed new road Pedestrian access only Adopted Unadopted

X Brick Stone Concrete Timber frame Other (specify in General Remarks)

X Tile Slate Asphalt Felt Other (specify in General Remarks)

X Yes No

Yes X No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

X Yes No

The general condition of the property appears consistent with its age and type of construction but some works ofrepair and maintenance are required. Elements of the property are ageing and likely to require attention.

The exterior of the building was refurbished in 2006 and the conveyancer should confirm building regulationapproval with completion certificates in respect of these works.

The conveyancer should ensure that maintenance and repairing liabilities are in order and specific enquiriesshould be made of the management agents to ascertain if any significant expenditure has been incurred, or isproposed, which might lead to unusually high service charges.

The buildings insurance figure herein is for the subject property only and is given as a guide. It is assumed thebuilding as a whole is insured under a single policy and this should be confirmed with the conveyancer.

The property is situated in an area of past mining activity. The conveyancer should obtain a mining report fromthe Coal Authority to provide information as to historical and future mining activity.

The self contained upper flat would appear to have converted part of the roof space area, which we believe is acommunal roof space. It should be established if the upper flat received consent from the subject flat to carry outthese conversion works.

The property comprises an ex local authority dwelling and there now appears to be a reasonable market for theseproperties when exposed for sale on the open market.

The self contained upper flat would appear to have converted part of the roof space area, which we believe is acommunal roof space. It should be established if the upper flat received consent from the subject flat to carry outthese conversion works.

The property comprises an ex local authority dwelling and there now appears to be a reasonable market for theseproperties when exposed for sale on the open market.

Evidence of movement was observed in the form of deflection to internal door lintels. This appears to be longstanding and non progressive and the likelihood of further significant movement seems remote.

Artexing of an unknown age has been clad to internal walls and ceilings. Older style artexing may containasbestos. Any such materials should not be drilled or disturbed without prior advice from a licensed contractor.


Page 3 of 5


General Remarks


An outbreak of Japanese Knotweed was evident to the garden area to the rear of the property approximately 9mfrom the rear elevation of the building. This outbreak of Knotweed was also apparent in three of the adjoininggarden areas. This area will require to be inspected by a registered Japanese Knotweed contractor, preferablyProperty Care Registered, who should prepare a treatment programme to eradicate this outbreak and providerelevant guarantees to enable the property to form a suitable security for mortgage purposes.

This will require consent and cooperation of co-proprietors given the location of Knotweed within common andadjacent garden grounds.


Page 4 of 5


Essential Repairs

Estimated cost of essential repairs £ Per est Retention recommended? Amount £ Per est


X Yes No

The property forms a suitable security for mortgage purposes, however, mortgageability will have to be assessedon each individual lenders criteria based on the preparation of a treatment programme to eradicate the outbreakof Japanese Knotweed.

(to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT)

month Short Assured Tenancy basis?


Page 5 of 5


Comment on Mortgageability

Valuations

Market value in present condition £ TBA

Market value on completion of essential repairs £ 55,000

Insurance reinstatement value £ 132,000

Is a reinspection necessary?

Buy To Let Cases

What is the reasonable range of monthly rental income for the property assuming a letting on a 6 £

Is the property in an area where there is a steady demand for rented accommodation of this type?

Declaration

Signed Security Print Code [382330 = 8164 ]Electronically signed by:-

Surveyor's name C Mitchell

Professional qualifications BSc MRICS

Company name Hardies Property & Construction Consultants

Address Suite 1.02 The Innovation Centre, 1 Ainslie Road, Hillington Park, Glasgow, G52 4RU

Telephone 0141 585 6373

Fax

Report date 30th September 2016


Yes X No

Yes No