This report has been prepared for the client named on the cover and may not be relied upon by any other party without the written agreement of Report Kit 360. The issue table above records every revision; the latest row is the current issue.

Kestrel House is a two-storey office with an attached single-storey warehouse built in 2008 on a steel portal frame with composite cladding. The building is in fair condition for its age and is suitable for the proposed continued use as a distribution office. The principal matters affecting the investment are: breaches of fire compartmentation between the warehouse and the offices (immediate), the corroded external escape stair (immediate), impact damage to the loading-bay cladding, and warm-air heaters to the warehouse that are close to the end of their economic life.

No evidence of structural movement, asbestos-containing materials in poor condition or flooding was found. Budget repair costs over ten years total about £135,000 excluding VAT and fees, of which £4,550 is immediate.

Obtain an Electrical Installation Condition Report (the last is dated 2022 and was unsatisfactory in three observations), a gas safety record for the warm-air heaters and a drainage CCTV survey of the yard gullies. Ask the vendor for the cladding panel specification and the external wall fire performance statement, the lift maintenance contract (passenger lift to the offices) and the planning and building control approvals for the 2016 mezzanine.

Immediate: £4,550. Short term (within one year): £9,200. Medium term (two to five years): £45,700, dominated by replacement of the warm-air heaters. Long term (six to ten years): £76,000, mainly roof-lights, windows and yard resurfacing. Costs are budget estimates at today's prices and exclude VAT, fees and access.

The mezzanine installed in 2016 has no building control completion certificate on file; the tenant's fit-out drawings should be obtained. The EPC rating is D (68); the heater replacement offers an opportunity to improve it. The yard surface is at the end of its life and resurfacing will be a tenant service-charge matter under the lease.

This summary must be read with the main body of the report and the appendices, on which it relies.

This report records a non-destructive visual inspection carried out from the positions, and under the conditions, described in the methodology section. No parts of the building or asset were opened up, lifted, moved or tested unless the report says so. Concealed, covered, inaccessible or obstructed areas have not been inspected and we cannot confirm that they are free from defects. Observations describe the condition on the day of inspection only.

The inspection was visual and non-destructive. The warehouse roof was inspected from a mobile tower at the eaves and from the drone imagery supplied by the client; we did not walk the roof. Fitted floor coverings, suspended ceiling tiles (except at six sample locations) and the cladding cavity were not opened. The server room was locked and not inspected. Services were not tested. A full roof inspection could be arranged with a rope-access contractor at about £900.

This report is confidential to Harrowgate Estates Management Ltd and is provided for the purpose described in the introduction. Report Kit 360 accepts no responsibility to any third party who relies on it, in whole or in part, without our prior written agreement. Where our report refers to information supplied by others we have assumed it to be accurate unless stated otherwise.

Insulated composite roof panels on cold-rolled purlins with GRP roof-lights at about 10% of the area and a hidden eaves gutter. Two panels above the loading bay are impact damaged with exposed cut edges, and the roof-lights are discoloured. The roof is otherwise sound and watertight according to the tenant.

Hidden eaves gutters with internal downpipes and uPVC gutters to the office block. The rear office gutter sags and overflowed during the inspection.

Facing brickwork at ground level with insulated composite panel cladding above. Panel joints and sealants are weathered and two panels at the loading bay show impact damage with exposed cut edges.

Powder-coated aluminium windows and curtain walling to the offices, in fair condition. The rear fire exit door has a damaged push bar and does not latch reliably.

Steel portal frame at 6 m centres with cold-rolled purlins and side rails. The frame is painted and shows surface corrosion at the base of two columns in the loading bay where water collects. Clean and recoat the affected bases and provide a drainage channel; the loss of section is minor.

Assumed pad foundations to the frame and strip footings to the plinth walls; the ground floor is a power-floated slab. No cracking or settlement was found.

Ground floor power-floated concrete slab with sealed finish; first floor composite deck with carpet tiles; warehouse mezzanine of steel beams and particleboard deck. The slab has minor surface crazing only.

Blockwork and stud partitions with plasterboard linings. Fire compartmentation between the warehouse and the offices relies on a fire-rated partition which has been penetrated by unsealed cable trays in two places. Fire-stop the penetrations immediately.

Carpet tiles, suspended ceilings and painted plaster to the offices; sealed concrete to the warehouse. Finishes are tired but serviceable. Budget for redecoration at the next tenant change.

Internal steel stair with timber treads and an external steel escape stair. The external stair treads are corroded and the handrail is loose at the half landing; repair within three months as the stair forms part of the means of escape.

Male, female and accessible WCs on the ground floor with a shower room. Fittings are serviceable; the accessible WC alarm did not sound when tested and must be repaired.

Three-phase electrical supply with a main switchboard in the plant room, gas-fired warm air heating to the warehouse and a split-system air conditioning to the offices. Certificates were not available for inspection; condition appears fair with the heaters near the end of their economic life.

Tarmac yard and car park with concrete kerbs, palisade fencing to the rear boundary and a sliding vehicle gate. Potholes at the yard entrance are a trip and vehicle hazard and should be patched; the gate motor is unreliable according to the site manager.

The external wall is insulated composite panel with a PIR core; the vendor should supply the panel classification. The fire risk assessment dated November 2023 is due for review and does not record the compartmentation breaches found. The site is in flood zone 1. No contamination was reported and the site was previously agricultural land. The asbestos survey found no ACMs, consistent with the 2008 construction date.

This report was prepared and signed by the surveyor who carried out the inspection. A record of the internal peer check is kept on file.

Budget costs are indicative, exclude VAT and professional fees, and are for programming purposes only.

This report records a non-destructive visual inspection carried out from the positions, and under the conditions, described in the methodology section. No parts of the building or asset were opened up, lifted, moved or tested unless the report says so. Concealed, covered, inaccessible or obstructed areas have not been inspected and we cannot confirm that they are free from defects. Observations describe the condition on the day of inspection only.

The findings describe the condition observed on the inspection date. Buildings and assets change with time, weather and use; if a decision is to be made more than three months after the inspection date we recommend that the relevant areas are re-inspected.