PROPERTY REPORT Large Commercial Building, Berkshire · Marketing by: www. 1st Associated.co.uk 0800 298 5424 PROPERTY REPORT Large Commercial Building, Berkshire FOR Instructed by

Marketing by:

www.1stAssociated.co.uk

0800 298 5424

PROPERTY REPORT

Large Commercial Building,

Berkshire

FOR

Instructed by XXXX

Prepared by:

INDEPENDENT CHARTERED SURVEYORS

Independent Chartered Surveyors

——— Marketing by: ———


0800 298 5424

All rights reserved. Reproduction in any form without express written consent of 1stAssociated.co.uk is prohibited

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CONTENTS

Introduction page 3

Synopsis page 3

Summary of Construction page 4

Executive Summary page 9

Summary Upon Reflection page 15

Report Format and Information page 20

Facilities page 24

Limitations page 25




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INTRODUCTION

We have been instructed to inspect and prepare a Report and Schedule of

Condition for XXX, Berkshire.

The Property Report gives you advice on what we see are the key property

issues. We have also prepared a Schedule of Condition in relation to the lease

you are considering.

We have not had the benefit of meeting you at the property therefore do not

know your exact requirements. We assume the property is being let on a

standard Full Repairing and Insuring Lease.

The work has been carried out as per our standard Terms and Conditions of

Contract which have been emailed to you as part of the confirmation of our

instructions. If you would like further clarification please do not hesitate to

contact us.

SYNOPSIS

SITUATION AND DESCRIPTION This was originally built as an aeroplane hanger and has since been used as a

grain store. Our research shows it was built in the 1940’s. It has had various

alterations and modifications over the years including the latest which is to add

a new front to the building on the old rear, however the old hanger doors are

still in place. If the age of the property interests you your Legal Advisor may

be able to find out more information from the Deeds.

From our research we believe this to be a Type T2 hanger, which was used as

part of XXXX Airfield. We understand there are five types of Type T2 hanger;

we have been unable to identify which specific type this is.

There is various information available in the public domain about the air field

in general.




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SUMMARY OF CONSTRUCTION

External Main Roof: Not visible.

The roof was to too high to be accessed from our

normal system of ladders. We have recommended

within the Schedule of Condition that a joint inspection

with the owner is carried out via a cherry picker as the

roof, we believe, is a problem area.

The roof is leaking.

Gutters and Downpipes:

None

Rainwater discharging on to the concrete drainage

channel at ground level on left and right hand sides

Structural frame:

Lattice metal portal frame structure, clad originally

with corrugated steel sheeting, which has had a

protected coating added at some point in time. The

portal frames divide the building into 23 bays.

Windows:

Doors:

Foundations:

Situated centrally to left and right hand side.

Georgian wire polished plated glass windows, set

within metal window frames

Two roller shutter doors to front

Three person doors

Additional hanger doors to rear

Not inspected; literature on the Type T2 hanger advises

that it typically has a shallow pad foundation

Internal

Roof:

Protective coating, assumed for fire resistance

Walls:

Floor:

Painted corrugated metal panels

Divided into nine bays concrete smooth finish with

cracks




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Services

There were no services known to the property other than the electrics, which are located to

the rear right hand corner bay 23, which was at the time of our inspection being re-

commissioned by YYY Contractors. We are advised they are NICEIC approved. Telephone

number ZZZ.

The above terms are explained in full in the main body of the Report.

We have used the term ‘assumed’ as we have not opened up the structure.




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EXTERNAL PHOTOGRAPHS

Front Elevation Front delivery area

Left hand elevation Right hand elevation

Rear Elevation




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BACKGROUND

We have used the Guide to World War II

Hangers, produced by The Ministry of

Defence, to identify this as a Type T2

hanger, which were built by the Ministry

of Defence during WWII from the

1930’s to early 1940’s; the document

advises there are over 100 Type T2

hangers built during WWII. However, it

should be noted that the list of hanger

locations has not identified YYY Airfield

as having a Type T2 hanger.

Unfortunately, due to time limitations

and the time of year, we have not been

able to carry out further investigations.

From our understanding there are various different types of Type T2 hanger.

We would however draw your attention to the MOD’s comment that this is a

lightweight hanger and the results of structural appraisal confirm that there are

some deficiencies in the strength of this hanger and it falls below current

standards for design and loadings. We have read that these were considered as

transportable sheds due to the fact their design made them dismountable and

transportable to new locations, and this gives an indication of why they were

lightweight. The degree of shortcomings in the hanger’s strength depend on

its location within the UK, as this determines the wind and snow loadings

applied to it.




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There are five variations of Type T2 hanger. These are:

T2 This came in many varieties, with

the 23 bay having an overall

length of 73 metres, 25mm.

T2HD

(heavy duty)

TFB

Flying boat hanger

TFBHD

(heavy duty)

T2MCS

Marine craft shed

We feel is most likely to be a T2 base unit, although this in itself comes in a

number of variations and also a number of refurbishment variations.

Further information on this within the main body of the report

.




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EXECUTIVE SUMMARY

Summaries are not ideal as they try to précis often quite complex subjects

into a few paragraphs. In this instance we have not had the benefit of meeting

you at the property and therefore is difficult to establish your priorities. It is

important the Report is read in full.

It is inevitable with a report on a building of this nature that some of the issues

we have focussed in on you may dismiss as irrelevant and some of the areas

that we have decided are part of the ‘character’ of this property you may think

are very important. We have taken in the region of 300 photographs (a CD

copy of all photographs is enclosed) during the course of this survey and many

pages of notes, so if an issue has not been discussed that you are interested in

or concerned about, please phone and talk to us before you purchase the lease

(or indeed commit to purchasing the lease), as we will more than likely have

noted it and be able to comment upon it. If we have not we will happily go

back. Having said all of that, here are our comments:

When taking on a lease there are three key areas, these are:

The Business

Only you can decide upon the true potential of this property for your business

and its value to you; although we do recommend taking independent advice on

the market value and this identifies what the typical user would pay.

The Lease

The quality of the lease needs to be discussed with your Legal Advisor and

understood. You need to understand your rights, responsibilities and liabilities

when you sign for a lease of this nature. We ask that your Legal Advisor

brings any onerous or unusual clauses to our attention immediately. We

assume this is a standard full repairing and insuring Lease.




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The Property

There are many aspects to look at property-wise, both from its condition at the

moment, to its condition in relation to the lease.

You are currently reading the Property Report which is intended to advise you

on the property element of the purchase. We will also provide you with a

Schedule of Condition, which will enable you to agree with the Landlord the

condition of the property when you start to lease it and should be signed and

appended to the lease.

We will look at this in three areas:

1. The original building structure.

2. Its current condition.

3. Its suitability for our understanding of your use of it as a storage unit.

Whilst we have carried out a survey on the property we have also taken note of

the Ministry of Defence Guidance to WWII Hangers documentation on Type

T2 hangers, as in our previous experience these are very accurate and well

researched documents.

Firstly, we would reiterate our comments that the MOD identified inherent

weaknesses in the Type T2 structure. However, they have do also identify

various operational constraints that they recommend enforcing when these

buildings are in use, such as a requirement to keep the hanger doors shut and

the building under observation during adverse wind conditions.

Weather, Insurability and Lack of Maintenance

Our main concerns relate to not only the wind externally, but also the affects of

the pressure within the building when the doors are open, and particularly on

windy days it is not recommended they should be used. Remember this

information relates to a well maintained Type T2 hanger and this one is poorly

maintained.




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ACTION REQUIRED: We would recommend that you check:

1. That the building is insurable.

2. Whether the MOD have any newer literature with regard to

problems with this type of building.

Grain store to storage unit building

This building we are advised (by the Landlord) has been in use as a grain store

for some time and therefore has generally been used with the doors shut. We

assume your operation will have the doors (albeit new) open regularly. We

would suggest that you put procedures in place for use during windy and

adverse weather.

It does warn that internal pressure can lead to the uplifting of the whole

structure due to its lightweight build and shallow foundations. There is also a

warning to put the structure under observation should snow fall be 200mm

deep and to be aware of possible problems at 100mm deep.

They recommend a professional review of the structure is carried out every

five years, with a technical inspection every two years.

The building as it is today – lack of any maintenance

The building as it is steel has rusted over the years, resulting in leaks to the

roof, deterioration to the roof edge detail which has no gutter and deterioration

to the base of the property, where approximately 300mm of the cladding

panels have been replaced. In addition to this, the steel lattice work portal

frame has had deterioration throughout, particularly at roof level and at the

base.

We feel therefore that this is a relatively high risk lease to take on if it is on a

full repairing and insuring basis and we would recommend excluding the roof

and excluding the portal frame and hanger doors from the lease.

We would draw your attention particularly to the hanger doors, where we can

see that there has been corrosion and deterioration to the area of the runners at




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the top of the doors, which as far as we can see are what secure this building in

place.

ACTION REQUIRED: Exclude roof, structural panels and hanger

doors from the lease. We would recommend that the hanger doors are

removed and replaced.

We would also make the general comment that whilst bearing in mind

that this has been utilised as a farm building, and these are generally in

our experience below standard, this is of a poorer standard that we

would typically expect with little to no maintenance being carried out on

it other than very basics.

Suitability for your purpose

The roof leaks to this property and there are also holes within the structure as a

whole, meaning that it is not weather tight. We are unaware whether you need

to operate a weather tight building and we are not aware whether you need to

operate in adverse weather conditions with the doors open, etc.

Discussions with the Landlord

We have had brief informal discussions with the Landlord, who advises us that

he is considering roof and cladding replacements. These alterations should be

considered carefully, as modern cladding panel systems will effectively change

the structural characteristics of this property from a weight point of view and

from a loading point of view.




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Plus Points

Survey reports often are full of only the faults and general ‘doom and gloom’, so we thought

we would start with some positive comments on the property!

To summarise these into plus points:

1.0 ) The sheer floor area

2.0) The clear span of the floor area

We are sure you can think of other things to add to this list.

Medium Priority

Problems / issues raised in the ‘medium priority’ section are usually solvable, but often

need negotiation upon. However, a large number of them may sometimes put us off the

property.

We feel there should be some exclusions from the lease; as mentioned for the

roof, the portal frame structure and the hanger doors as a minimum. Ideally,

we would prefer this lease to be on an internal repairing basis only, i.e.

redecoration and this in turn should be on a schedule of condition, so it should

be left as found. Most full repairing and insuring leases require redecoration

upon leaving which is very onerous in this instance.

High Priority

We normally put here things that we feel will be difficult to resolve and will need serious

consideration.

We do not feel a Schedule of Condition is sufficient in this instance unless

exclusions from repair liability for the roof, structural frame and hanger doors

can be agreed.




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Other Items

Services - Electrical

The only services noted were electrics, which were being re-commissioned at

the time of our inspection.

ACTION REQUIRED: To have a full NICEIC test and inspection and

work to be carried out to this standard.

Services – Water Supply and Drainage

We assume that additional facilities may be required and that you will have to

have some sort of agreement with the Landlord in relation to this. This should

be agreed prior to signing the lease.

Rainwater Drainage

The current system of rainwater drainage is poor and the site was waterlogged

at the time of our survey you may wish to enter into negotiations with regard

to improving this. We feel that heavy downpours and snowfall could lead to

extreme dampness within the property.

Drainage of the Delivery Area

There was ponding of this area at the time of our survey.




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The Summary Upon Reflection is a second summary so to speak, which is

carried out when we are doing the second or third draft a few days after the

initial survey when we have had time to reflect upon our thoughts on the

property. We would add the following in this instance:

Whilst we understand the need for a large open span storage area you do need

to limit your liabilities.

We do not feel a Schedule of Condition is sufficient in this case unless high

level access is gained, for example to the roof areas (note our comment within

the Schedule of Condition to have a joint inspection of this).

We rarely make this comment but we do believe given the original

fundamental design problems with this structure, which was built at a very

difficult time during the WWII when there were far bigger priorities, and the

lack of even the most basic maintenance over the years, this is very high risk.

We would ask that you read this Property Report and the Schedule of

Condition and contact us on any issues that you require further clarification on.

SUMMARY UPON REFLECTION




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Summary of Defects

This is taken from our Schedule of Condition which should be read in conjunction with this report.

Front External Elevation

% Assessment of Deterioration:

Cladding:

Windows:

Drainage:

Profile metal sheeting as new

Profile plastic as new

Concrete formed to the base has

not been completed properly and

will cause ponding.

Left Hand Elevation


Cladding:

Windows:

Concrete Fillet:

Drainage:

Replacement to base of cladding

to approx 80% of left hand side.

Graffiti to approx 30% of low

level cladding

Approx 15% clad in timber

Approx 10% broken with

boarding behind

Approx 65% with cracks over

250mm

Approx 10% glazing not

damaged

Deterioration to approx 60% of

concrete fillet

Vegetation growing to approx

30% of length of it.

Overflowing at time of survey to

approx 50% of drainage run

Programme of replacement

of the cladding needs to take

place, however you do need

to be aware of the limitations

of the structural frame that

this property sits on and the

known issues wit this hanger

type structure.

All glazed windows are dirty

and in need of cleaning.




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Rear Elevation


Cladding:

Windows:

Drainage:

50% of framework to hanger

doors showing signs of

rusting and general degrading

Concerns with the

deterioration to the rails

holding the hanger doors in

place

No windows

No drainage run

Immediate investigation

required.

Right Hand Elevation


Cladding:

Windows:

Drainage:

30% of protective coating

deteriorating

Replaced with timber approx

15%.

Cracked and glass missing,

approx 10%.

Cracks running a third or

more of the window, approx

70%.

5% dated and marked and

GWPP effectively intact

Deterioration to approx 80%

of the concrete




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Roof - Internal


Cladding:

The white fire protection

was visible to approx 95%

of the ceiling

Approx 20-30% of the area

is yellow indicating there

is rusting to the roof

above; probably water

penetration

Beams spanning roof are

starting to rust and

deteriorate in approx 20%

of cases.

Left Hand Internal Elevation


Portal frame

Cladding:

Rusting to approx 10% of

the frame, as viewed from

ground level

Corrugated metal cladding.

Metal visible in approx

60% of cases.

The remainder divides into

green and magnolia paint,

of which approx 20% is

flaking.

Rust visible to cladding in

approx 20% of the area.




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Rear Internal Elevation


Cladding / Hanger Doors:

Metal sheeting to approx

30% of area

Green and magnolia

protective coating paint to

approx 60% of which half

is flaking.

10% has vents

Right Hand Internal Elevation % Assessment of Deterioration:

Portal Frame:

Cladding:

Rusting to approx 10% of

the frame, as viewed from

ground level

Metal sheeting to approx

30% of area

Magnolia protective

coating paint to approx

60% of which half is

flaking.

10% has vents




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REPORT FORMAT AND INFORMATION

To help you understand our Report we utilise various techniques and different

styles and types of text, these are as follows:

ACTION REQUIRED AND RECOMMENDATIONS

We have used the term ACTION REQUIRED where we believe that there

are items that you should carry out action upon or negotiate upon prior to

purchasing the Lease.

Where a problem is identified, we will do our best to offer a solution.

However, with most building issues, there are usually many ways to resolve

them dependent upon cost, time available and the length of time you wish the

repair/replacement to last.

EVERY BUSINESS TRANSACTION HAS A RISK

Every business transaction has a risk, only you can assess whether that risk is

acceptable to you and your circumstances.

AGENT / BUSINESS DEVELOPMENT MANAGER – FRIEND OR

FOE?

It is important to remember that the agents are acting for their client and not

the purchaser. We, as your employed Independent Chartered Surveyor,

represent your interests only.

SOLICITOR/LEGAL ADVISOR

To carry out your legal work you can use a solicitor or a legal advisor. We

have used both terms within the report.




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TERMS OF ENGAGEMENT/LIMITATIONS

This report is being carried out under our terms of engagement, as agreed to

and signed by you. If you have not seen and signed a copy of our terms of

engagement please phone immediately.

OUR AIM IS ONE HUNDRED PERCENT SATISFACTION

Our aim is for you to be completely happy with the service we provide, and we

will try and help you in whatever way possible - just phone us.




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If you would like any further advice on any of the issues discussed (or indeed

any that have not been discussed!) then please do not hesitate to contact us on

0800 298 5424.




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APPENDICES




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FACILITIES (All directions given as you face the property)

We have included a list of the facilities that we have viewed. The following

gives a general overview of the property.

1.0) An unobstructed open span with 23 bay lattice portal frame structure

2.0) Two roller shutters and one man door to the front

3.0) Old hanger doors to rear

4.0) Electric sub-station within far right hand corner

Boundaries

1.0) Front: fenced area around delivery area

2.0) Left and right hand side: edge of drainage channel

3.0) Rear: assumed approximately 1.5 metres away from the building,

following a similar line to the drainage channel.

Note: there is land to the right hand side that may be included within your

Deeds.

Note, we have not seen a copy of the Deeds and assume the boundary is to be

as visually set out noted below. Your Legal Advisor to check and confirm this

and to check and confirm what your legal rights are with regard to access and

parking and permitted hours of work.




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LIMITATIONS

CONDITIONS OF ENGAGEMENT

The report has been prepared in accordance with our Conditions of

Engagement and should be regarded as a comment on the overall condition of

the property and the quality of its structure and not as an inventory of every

single defect. It relates to those parts of the property that were reasonably and

safely accessible at the time of the inspection, but you should be aware that

defects can subsequently develop particularly if you do not follow the

recommendations.

ENGLISH LAW We would remind you that this report should not be published or reproduced in

any way without the surveyor’s expressed permission and is governed by

English Law and any dispute arising there from shall be adjudicated upon only

by the English Courts.

SOLE USE

This report is for the sole use of the named Client and is confidential to the

Client and his professional advisors. Any other persons rely on the Report at

their own risk.

ONLY HUMAN!

Although we are pointing out the obvious, our Surveyors obviously can’t see

through walls, floors, heavy furniture, fixed kitchen units etc. they have

therefore made their best assumptions in these areas.

As this is a one off inspection, we cannot guarantee that there are no other

defects than those mentioned in the report and also that defects can

subsequently develop.




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WEATHER

There had been a light covering of snow in the early morning which thawed

out as the survey took place. The weather did not hamper the survey.

NOT LOCAL

It should be noted that we are not local surveyors to this area and are carrying

out the work without the benefits of local knowledge on such things as soil

conditions, aeroplane flight paths, and common defects in materials used in the

area etc.

INSPECTION LIMITED

We have not viewed the external of the roof and we have viewed a high

building from ground floor level.

BUILDING INSURANCE

We do not advise with regard to building insurance. You need to make your

own enquiries. Some areas may have a premium, some buildings may have a

premium and some insurers may be unwilling to insure at all in certain areas.

You need to make your own enquires prior to committing to purchase the

property. Please be aware the fact a building is currently insured does not mean

it can be re insured.

We would comment that non-insurability of a building we feel will affect lease

value.

ACTION REQUIRED: You need to ensure that the leaseholders have

adequate insurance.

TERMS AND CONDITIONS Our computer system sends two copies of our Terms and Conditions to the

email address given to us when booking the survey; one has the terms attached

and the other has links to the Terms and Conditions on our website (for a

limited time). If you have not received these please phone your contact

immediately.

Documents

PROPERTY REPORT Large Commercial Building, Berkshire · Marketing by: www. 1st Associated.co.uk 0800 298 5424 PROPERTY REPORT Large Commercial Building, Berkshire FOR Instructed by