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					                                                                  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.

				
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Description: Appendix-D