Appendix D Premises inspection report for 113 Windhill Crescent, Mexborough Premises: 113 Windhill Crescent Mexborough Senior Environmental Health Officer : Steve Turner Date of inspection: 26th November 2008 Time of inspection: 1045HRS Weather conditions: Dry &Sunny The property is a semi-detached two-storey three-bedroom house of traditional brick masonry construction with a pitched slate roof and rendered masonry. The ground and first floors are suspended timber construction with the exception of the rear kitchen floor, which is solid concrete construction. A bathroom extension is supported on cranked steel beams at first floor level and projects to the side elevation (RH). The property was empty at the time of the inspection. The premises were inspected and evaluated under the provisions of the following legislation, standards and guidance: The Housing Act 2004 The Decent Homes Standard: Definition and Guidance for implementation June 2006-Update, June 2006, Department for Communities and Local Government: London. Housing Health & Safety Rating System, Operating Guidance, February 2006, Office of the Deputy Prime Minister: London. The premises exhibit the following failures under the Housing Health and Safety Rating System. These hazards have been rated as Category 1 and Category 2 hazards:- 1. Nature of the hazard: - Excess Cold (Category 1) The deficiencies giving rise to the hazard: - Single glazed windows throughout. Some timber framed creating cold draughts External timber doors and frame creating cold draughts. Loose, perished and cracks in mortar pointing between window frames and brickwork/rendered masonry creating cold draughts The solid fuel heating system is inefficient and not programmable. The bathroom extension at first floor level is timber framed construction, not insulated and fully exposed. 2. Nature of the hazard: - Food Safety (Category 1): - The deficiency giving rise to the hazard: - Lack of a reasonably modern well designed kitchen installation incorporating adequate food storage facilities, preparation and cooking facilities laid out so as to make safe and hygenic preparation and cooking of food easy. 3. Nature of the hazard: - Electrical Hazards (Category 1): - The deficiency giving rise to the hazard: - The electrical installation requires a complete upgrade. 4. Nature of the hazard:- Damp And Mould Growth (Category 2): - The deficiency giving rise to the hazard: - Slipped/loose and broken slates to main roof (front and side elevation) Missing/perished and loose mortar pointing to main chimney stack (front elevation) Missing/perished and loose mortar pointing to attached outbuilding (side elevation) Perished/loose mortar flaunching to the main chimney top (front elevation) Dislodged lead work to the main chimney stack (front elevation). Evidence of peeling paint/decay to the timber soffit and fascia boards (main) Loose, perished and cracks in mortar pointing between window frames and brickwork/rendered masonry may allow dampness to penetrate. Several vertical and diagonal fractures up to 3.0mm wide in the rendered masonry (all elevations) The distance between the DPC and the ground level to the front and side elevations <150mm Corroded cast-iron fall pipe to the side elevation Evidence of peeling paint/decay to the timber soffit and fascia boards (bathroom) 5. Nature of the hazard: - Asbestos (+MMF) (Category 2): - The deficiency giving rise to the hazard: - An asbestos type 3 survey identified asbestos fibres (chrysotile) to the following locations: Kitchen sink pad and lining paper lining to floor vinyl Ground floor hallway textured coating to walls and ceiling First floor landing textured coating to walls and ceiling Bathroom extension coating to side corrugated sheeting 6. Nature of the hazard: - Structural Collapse etc (Category 2): - The deficiency giving rise to the hazard: - Structural crack >3.0mm to front elevation brickwork due to inadequate lintel support Slipped/loose and broken slates to main roof (front and side elevation) Loose mortar pointing and open joints to main chimney stack (front elevation) Loose mortar flaunching and pots to main chimney stack (front elevation) Loose, cracked and perished masonry render In addition to this a structural report on a similar property on the estate revealed some serious structural defects. This property has not been inspected by a qualified structural engineer for the purposes of this report. However if similar defects to those outlined below are present in this property then this would alter the determination for structural collapse from a Category 2 failure to a Category 1 failure. STRUCTURAL INSPECTION REPORT: 44 Windhill Crescent The property is a semi-detached house of traditional masonry construction. The external walls are presented in clay brickwork and rendered masonry. A bathroom extension supported on cranked steel beams at first floor level projects to the side of the property. The ground and first floors are suspended timber construction; apart from the rear kitchen which is solid construction presumed to be a ground-bearing slab. The property was unoccupied at the time of the inspection. Viewed externally, several vertical and diagonal fractures up to 3mm wide were noted in the rendered front and rear walls above and blow the window openings. Severe corrosion of the steelwork support to the offshot bathroom was also noted. Viewed internally, no significant structural defects were noted. When checked with a builder’s level the internal walls were found to be plumb. A head and shoulders inspection of the roof void revealed a traditional timber purlin and rafter arrangement covered with slates. The ceiling joists in the roof space span between the front and rear wall. Consequently, there is a general lack of triangulation at the side eaves. There is no evidence of any undue distress at the present time and roof structure strengthening work should only be carried out in the event of re-roofing. The observed external cracks noted in the rendered masonry are related to lack of or inadequate lintel support over the openings. De-bonding of the render from the masonry due to old age has also contributed to the damage. The damage to the steelwork is caused by the detritions of the protective cover to the steel. The property is affected by structural insecurity. However, to maintain continued structural stability the following remedial repairs are recommended: 1. Hack off all the external render and remove from site. 2. Replace or provide new lintels over the external openings. 3. Re-render as necessary using 1:3 cement: sand render or similar approved proprietary type external wall finish. 4. Expose the steelwork support to the bathroom. Blast clean to SA2.5 and apply a coat of zinc phosphate epoxy 80micron/m. It may also be necessary to strengthen the cranked steel beams depending on the degree of loss of section following completion of the cleaning process. This work may also necessitate the partial construction of the bathroom walls, which are supported by the steel beams. 5. Improve the roof triangulation at the side eaves under the direction of the structural engineer. (Only necessary in the event of re-roofing). 7. Nature of the hazard: - Fire (Category 2): - The deficiency giving rise to the hazard: - Use of the solid fuel room heater requires hot ash transporting through the property Polystyrene tiles fixed to the first floor bedroom ceilings (x3) Insufficient numbers of electrical sockets to some rooms may encourage the use of extension leads with the potential to overloading circuits. The dwelling has also been assessed against the Decent Homes standard and fails on the following criteria: Decent Homes Criterion A : It Meets The Current Statutory Minimum Standard For Housing To be decent a dwelling should be free of category 1 hazards. The dwelling fails to met criterion A due to the presence of the following category 1 hazards: Excess Cold, Food Safety & Electrical. Decent Homes Criterion B : State of Repair To be decent the dwelling should not have one or more key building component(s) old and, because of their condition need replacing or major repair, The dwelling fails to meet criterion B due to the failure of the following key building components: Wall finish, lintels, electrical system & heating boiler. Two or more other building components are old and, because of their condition need replacing or major repair. Kitchen. Decent Homes Criterion C : Reasonably Modern Facilities and Services The dwelling meets criterion C Decent Homes Criterion D : Reasonable Degree of Thermal; Comfort The dwelling fails to meet criterion D due to the failure of the following: The solid fuel central heating system is not programmable i.e. programmable heating is where the timing and the temperature of the heating can be controlled by the occupants. For dwelling heated by solid fuel central heating at least 200mm of loft insulation is required.