5 THE PARK WHITHORN NEWTON STEWART DG8 8PL · 5 THE PARK, WHITHORN, NEWTON STEWART, DG8 8PL 21 February 2016 RRN: 9636-1023-6202-7976-3904 Summary of the energy performance related

5 THE PARKWHITHORN

NEWTON STEWARTDG8 8PL

Energy performance certificate

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

Scotland5 THE PARK, WHITHORN, NEWTON STEWART, DG8 8PL

Dwelling type: Detached bungalowDate of assessment: 17 February 2016Date of certificate: 21 February 2016Total floor area: 63 m2

Primary Energy Indicator: 448 kWh/m2/year

Reference number: 9636-1023-6202-7976-3904Type of assessment: RdSAP, existing dwellingApproved Organisation: ECMKMain heating and fuel: Room heaters, electric

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* £4,143

Over 3 years you could save* £2,259

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)

86B(81-91)

C(69-80)

D(55-68)

40E(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 E (40). 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)

C(69-80)

63D(55-68)

46E(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 E (46). 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 £603.00

2 Low energy lighting £35 £45.00

3 High heat retention storage heaters £1,200 - £1,800 £1458.00

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 5eTech SMART EPC engine v1.0.x (SAP 9.92)

Recommendations Report5 THE PARK, WHITHORN, NEWTON STEWART, DG8 8PL21 February 2016 RRN: 9636-1023-6202-7976-3904

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. See the addendum section onthe last page of this report for further information relating to items in the table.

Element Description Energy Efficiency Environmental

Walls System built, with internal insulation

Roof Pitched, 300 mm loft insulation

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Room heaters, electric

Main heating controls Programmer and appliance thermostats

Secondary heating Room heaters, dual fuel (mineral and wood)

Hot water Electric instantaneous at point of use

Lighting Low energy lighting in 46% 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 78 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 4.9 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 1.6 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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••

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)Air or ground source heat pump


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,405 over 3 years £1,482 over 3 years

Hot water £537 over 3 years £258 over 3 years

Lighting £201 over 3 years £144 over 3 years

Totals £4,143 £1,884

You couldsave £2,259 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

E 49 E 52

E 49 E 53

C 71 E 48

C 73 E 52

B 86 D 63

1 Floor insulation (suspended floor) £800 - £1,200 £201

2 Low energy lighting for all fixedoutlets £35 £15

3 High heat retention storage heaters £1,200 - £1,800 £486

4 Solar water heating £4,000 - £6,000 £50

5 Solar photovoltaic panels, 2.5 kWp £5,000 - £8,000 £280

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 High heat retention storage heatersModern storage heaters are less expensive to run than the direct acting, on-peak heating system in the property.A dual-rate electricity supply is required to provide the off-peak electricity that these heaters use; this is easilyobtained by contacting the energy supplier. Ask for a quotation for high heat retention with automatic charge andoutput controls. Installations should be in accordance with the national wiring standards. Building regulationsgenerally apply to this work and a building warrant may be required, so it is best to obtain advice from your localauthority building standards department and from a qualified electrical heating engineer. Ask the heatingengineer to explain the options, which might also include switching to other forms of electric heating.

4 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

5 Solar photovoltaic (PV) panelsA solar PV system is one which converts light directly into electricity via panels placed on the roof with no wasteand no emissions. This electricity is used throughout the home in the same way as the electricity purchased froman energy supplier. Planning permission might be required, building regulations generally apply to this work anda building warrant may be required, so it is best to check these with your local authority. The assessment doesnot include the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on thisEPC for solar photovoltaic panels, provided that both the product and the installer are certified by theMicrogeneration Certification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.org.

Low and zero carbon energy sources

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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) 8,264 N/A N/A N/A

Water heating (kWh per year) 1,168

AddendumThe dwelling has a type of wall that is not included in the available options. The nearest equivalent type was used forthe assessment.

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 ECMK (www.ecmk.co.uk), an Approved OrganisationAppointed by Scottish Ministers. The certificate has been produced under the Energy Performance of Buildings(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: Ian YoungAssessor membership number: ECMK301110Company name/trading name: J & E Shepherd SurveyorsAddress: 18

CASTLE STREETDUMFRIESDG1 1DR

Phone number: 01387264333Email 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

This Certificate and Recommendations Report will be available to view online by any party with access to the reportreference number (RRN) and to organisations delivering energy efficiency and carbon reduction initiatives on behalf ofthe Scottish and UK Governments. If you are the current owner or occupier of this building and do not wish this data tobe used by these organisations to contact you in relation to such initiatives, please opt out by visitingwww.scottishepcregister.org.uk and your data will be restricted accordingly. Further information on this and on EnergyPerformance Certificates in general can be found at www.scotland.gov.uk/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

Scottish Single Survey

survey report on:

5 The Park, Whithorn,Newton Stewart, DG8 8PL17th February 2016

5 The ParkWhithornNewton StewartDG8 8PL

Sylvia Pedley

J & E Shepherd

17th February 2016

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

Terms & Conditions (Without MVR) - 1\10\2008

Page 1 of 5


PART 1 - GENERAL1.1 THE SURVEYORS

The Seller has engaged the Surveyors to provide the Single Survey Report. The Seller has alsoengaged the Surveyors to provide an Energy Report in the format prescribed by the accredited EnergyCompany.

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, the Surveyors reserve the right to reconsider the valuation. Wherethe Surveyors require to amend the valuation in consequence of such information, they will issue anamended Report to the Seller. It is the responsibility of the Seller to ensure that the amended Reportis 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.

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.

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


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1.3

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.

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.


1.4

1.5

1.6

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.


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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

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.

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.


1.7

1.8

2.1

2.2

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 "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.


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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.

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.


2.3

2.4

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.


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

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.


2.5

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

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Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

Detached bungalow (ex Local Authority).

Ground Floor: Lounge, Kitchen, 2 Bedrooms and Shower Roomwith w.c.

63m² or thereby.

The property is situated in an established residential developmentof Local Authority type housing within Whithorn, convenient to alimited range of local amenities. The main facilities for the area areprovided in Newton Stewart, which lies approximately 18 milesdistant.

The property was originally constructed circa 1962.

Dry and overcast.

Not applicable. The original chimney stack has been taken down.

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.

The roof is pitched and laid in profiled concrete interlocking tiles,with tiled ridging and plastic verge caps.

A ceiling hatch in the kitchen provides access into the attic space.The roof is of timber trussed design overlaid with OSB sarking and,

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Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Single Survey

where seen, there is a felt membrane below the tiles. The attic isinsulated above the ceilings to an average depth of approximately300mm.

Visually inspected with the aid of binoculars whereappropriate.

The gutters and downpipes are formed in PVC.

Visually inspected with the aid of binoculars whereappropriate.

Foundations and concealed parts were not exposed orinspected.

The original bungalow is of non-traditional construction of a typeknown as 'Dorran'.

The walls are of precast concrete sectional panel construction. Aspart of a Council refurbishment undertaken in the late 1980s a newconcrete block outerleaf was constructed, which is roughcastexternally with a rendered base. Fresh air intakes on the base ofthe walls provide ventilation to the sub-floor areas. The concreteblock outerleaf has been drilled to install cavity wall insulation. Theupper walls to the gable ends of the building are of timber frameconstruction, with PVC external cladding.

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.

The windows were installed in 2010, and are double glazed UPVCcasements.

The front and rear doors are also UPVC double glazed.

The fascias, soffits and bargeboards are formed in PVC.

Visually inspected.

Not applicable.

Not applicable.

Page 3 of 14


Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Single Survey

Visually inspected.

There is a single detached garage of timber/felt construction, withconcrete floor. It is accessed through hinged timber doors. Thegarage benefits from power and light. Outbuildings comprise atimber/felt garden shed which has a power connection.

The garage and outbuilding were not inspected internally.

Visually inspected.

There are gardens to the front and rear, and pathways at the sideon the bungalow.

The boundaries are defined with concrete block walls, timberfencing and larch lap fencing panels. There is a parking area to therear adjoining the garage.

Visually inspected from floor level.

The ceilings are lined with plasterboard.

There is PVC cladding to the kitchen ceiling.

Visually inspected from floor level.

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

The internal walls and partitions appear to be dry lined withplasterboard.

There is tiling to the walls above the kitchen worktops. There iscomposite wetwall cladding to some of the walls in the showerroom.

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

The floors are of suspended timber construction.

It was not possible to inspect the floors due to the presence of fittedfloor coverings (including laminate), and no access was gained intothe sub-floor areas.

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

Kitchen units were visually inspected excluding appliances.

The internal doors are of lightweight moulded panel effect design.

There are a range of fitted base and wall units in the kitchen.

Page 4 of 14


Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Single Survey

Visually inspected.

No testing of the flues or fittings was carried out.

A stove has been installed in the lounge. It is vented via a metalflue which projects through the roof.

Visually inspected.

Not applicable.

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.

The electric meters and consumer units are in the hall.

No gas supply.

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.

The kitchen units are fitted with an acrylic sink.

The sanitary fittings comprise a three piece white suite in theshower room.

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


Heating is provided by electric heaters, with individual timers andappliance thermostats .

There is an 'Ariston' electric water heater. Hot water issupplemented by a 'Triton' electric shower (not tested).

Page 5 of 14


Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Mains drainage.

Visually inspected.


There is a battery operated smoke detector in the hall. It isrecommended that a mains connected smoke detection systemwith battery back-up is installed.

In the interests of security no comment is made on the existence orotherwise of a burglar alarm.

The inspection of the property was restricted due to the presence offitted floor coverings throughout, and no access was gained intothe sub-floor areas. Those parts of the property concealed behindfitted units and sanitary fittings etc. were not viewed. Insulationabove the ceilings restricted safe access into some parts of theattic. The garage and the shed were not inspected internally.

With properties of this type and age various parts of the structureare hidden from view behind wall linings etc., and cannot be seen.Those areas which were not inspected cannot be reported asbeing free from defect, and any comments regarding the conditionof the property must be read in this context.

An inspection for Japanese Knotweed was not carried out. This isa plant which is subject to control regulation, is considered to beinvasive and one which can render a property unsuitable for somemortgage lenders. It is therefore assumed that there is noJapanese Knotweed within the boundaries of the property or itsneighbouring property. Identification of Japanese Knotweed isbest undertaken by a specialist contractor.

Page 6 of 14


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 14


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

There is no evidence of significant structural movement affecting the property.Notes

Dampness, rot and infestation

Repair category 1

On the basis of our restricted inspection, there is no evidence of dampness, rot oractive beetle infestation. It should be established if guarantees are available forany previous woodworm treatment.

Old woodworm/barkborer infestation is evident to some of the roof timbers in theattic.

Notes

Chimney stacks

Repair category -

Not applicable.Notes

Roofing including roof space

Repair category 1

As advised, old woodworm/barkborer is evident to some of the roof timbers.

Some of the roof tiles have chipped/broken corners. However, no immediateaction or repair is needed.

Notes

Single Survey

Category 3 Category 2 Category 1

Page 8 of 14


Rainwater fittings

Repair category 2

A joint in the front gutter is leaking.Notes

Main walls

Repair category 2

There are areas of bossed/hollow roughcast to the walls and previous patchrepairs are evident. Corrosion is affecting the metal strips at the edge theroughcast finish. There is hairline cracking to areas of the roughcast and render.

The original bungalow is of non-traditional precast reinforced concrete (PRC)panel construction, of a type known as 'Dorran'. With any such property the steelreinforcements are potentially vulnerable to corrosion, especially if waterpenetration or condensation occurs, and this risk is likely to increase as theproperty gets older. Within the limitations of a Single Survey inspection it is notpossible to see the condition of the steel reinforcements within the wallconstruction as they are hidden from view. There is no visible evidence tosuggest the existence of significant defects, but it is possible for concealed faultsto develop and only become apparent in the future causing higher than averagemaintenance costs.

Notes

Windows, external doors and joinery

Repair category 1

No immediate action or repair is needed.Notes

External decorations

Repair category 1


Conservatories/porches

Repair category -


Communal areas

Repair category -


Single Survey

Page 9 of 14


Garages and permanent outbuildings

Repair category 1


Outside areas and boundaries

Repair category 1


Ceilings

Repair category 1


Internal walls

Repair category 1


Floors including sub-floors

Repair category 1


Internal joinery and kitchen fittings

Repair category 1


Chimney breasts and fireplaces

Repair category 1

It is assumed that the stove has been properly installed, updated and maintainedto meet with all current regulations and standards with particular regard to fluingand ventilation requirements.

Notes

Single Survey

Page 10 of 14


Internal decorations

Repair category 1


Cellars

Repair category -


Electricity

Repair category 1

The Institute of Electrical Engineers recommends that inspection and testings areundertaken at least every 10 years and on a change of occupancy. It should beappreciated that only the most recently constructed or rewired properties willhave installations which fully comply with present IEE Regulations.

Notes

Gas

Repair category -


Water, plumbing and bathroom fittings

Repair category 2

The water supply has been turned off, and it is assumed that all pipes andsystems have been fully drained. Recommissioning must be undertaken by acompetent plumbing contractor.

Notes

Heating and hot water

Repair category 2

The water supply has been turned off, and it is assumed that all pipes andsystems have been fully drained. Recommissioning must be undertaken by acompetent plumbing contractor.

Notes

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.

Page 11 of 14


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 2

Main walls 2

Windows, external doors and joinery 1

External decorations 1

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings 1

Outside areas and boundaries 1

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

Gas -

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 12 of 14


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

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 13 of 14


1) The assumed tenure is Absolute Ownership.

2) The road and footpath fronting the property are made up and are assumed to be adopted by the LocalAuthority. Details of the access rights and maintenance liability over the shared access lane at the rear must beconfirmed with the title deeds.

3) It is assumed that all required Planning and Building Warrant approvals were obtained for the upgrading of theproperty undertaken by the Council in the late 1980s, which included constructing the new block/brick outerleafaround the original bungalow. Details must be confirmed by the solicitor/conveyancer.

Where defects or repairs have been identified within this report it is recommended that, prior to entering into anylegally binding sale or purchase contract, further specialists or contractors advice and estimates should beobtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to beachieved for the property.

For Reinstatement Cost Assessment purposes it is recommended that the subjects be insured for a sum of notless than £130,000.

Having considered matters and taking account of our general observations on site, we are of the opinion that thecurrent market value of the subjects in their present condition and with the benefit of full vacant possession maybe fairly stated in the capital sum of £80,000 (EIGHTY THOUSAND POUNDS STERLING).

The property is of non-traditional construction of a type known as 'Dorran'. This type of construction is classifiedas a defective house in Scotland under Part 14 of the Housing (Scotland) Act 1987. The property was refurbishedby the Council in the late 1980's including constructing a block/brick outerleaf around the original structure.However, the repair works were not undertaken by a PRC (Homes) Limited licensed and guaranteed system. Assuch, the property is NOT considered to be suitable for mortgage purposes and saleability will be restricted tocash purchasers only. These factors have been reflected in the valuation figure.

Signed

Report author

Company name

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [535942 = 7643 ]Electronically signed

Ian Young

J & E Shepherd

Page 14 of 14


Address

Date of report

Single Survey

18 Castle Street, Dumfries, DG1 1DR

23rd February 2016

Property Questionaire

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Shepherd Offices

Tel: 0845 263 7995 www.shepherd.co.uk Tel: 0845 263 7995