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.

About the survey. This is a Level 2 (survey) report. It is a more detailed visual inspection of the inside and outside of the main building, its permanent outbuildings and the grounds. The roof space, accessible drainage chambers and the services are inspected as described in the terms of engagement. Each element is given a condition rating and, where repair is needed, a broad outline of the work, who should do it and when.

About the report. The report is written for the client named on the cover and for the purpose set out in our terms of engagement. The condition ratings are defined in the rating guide. Where an element has several parts, the worst part sets the rating and is described first. Please read the whole report, including the limitations, the issues for your legal advisers and the section headed What to do now.

In our opinion 14 Orchard Croft is a reasonable purchase at the agreed price provided that you allow for the condition rating 3 items: the overflowing rear gutter and the removed chimney breast whose support has not been confirmed. The house is a well-built 1930s detached property that has been modernised and extended; the remaining defects are typical of its age and can be dealt with as routine maintenance over the next year or two.

The EPC describes the roof as uninsulated; we found about 250 mm of insulation in the roof space, so the rating may be slightly better than stated.

Limitations on the inspection. We inspected from ground level and from within the property using a ladder of up to three metres where it was safe to do so. We did not move heavy furniture or stored items, lift fitted carpets or floorboards, or open up any part of the structure. Where an element was covered, concealed or not reasonably accessible it is rated NI (not inspected) and the risk of hidden defects is described.

The roof was inspected from ground level with binoculars and from a ladder at the rear eaves.

Limitations on the inspection. We inspected from ground level and from within the property using a ladder of up to three metres where it was safe to do so. We did not move heavy furniture or stored items, lift fitted carpets or floorboards, or open up any part of the structure. Where an element was covered, concealed or not reasonably accessible it is rated NI (not inspected) and the risk of hidden defects is described.

Fitted carpets and furniture restricted the inspection of floors and walls. The roof space was viewed from the hatch.

Limitations on the inspection. We inspected from ground level and from within the property using a ladder of up to three metres where it was safe to do so. We did not move heavy furniture or stored items, lift fitted carpets or floorboards, or open up any part of the structure. Where an element was covered, concealed or not reasonably accessible it is rated NI (not inspected) and the risk of hidden defects is described.

Services were not tested. The boiler was fired by the vendor.

Electrical installation — safety note. We have not tested the electrical installation. Electrical safety bodies in the UK recommend that a domestic installation is inspected and tested by a suitably registered electrician at least every ten years and on change of occupancy. Where electrical work has been carried out since 2005, ask the seller for the certificates that confirm it was completed and, where required, notified under the Building Regulations.

Gas and oil appliances — safety note. We have not tested gas or oil appliances, flues or pipework. All gas appliances and flues should be checked and serviced every year by an engineer on the Gas Safe Register; oil-fired equipment should be checked by a technician registered with a recognised competent person scheme such as OFTEC. Ask for the latest service records and safety certificates.

Services are generally hidden within the construction. We only inspected the visible parts of the available services and did not carry out specialist tests. The visual inspection cannot assess efficiency or safety; a specialist test is the only way to confirm either.

Limitations on the inspection. We inspected from ground level and from within the property using a ladder of up to three metres where it was safe to do so. We did not move heavy furniture or stored items, lift fitted carpets or floorboards, or open up any part of the structure. Where an element was covered, concealed or not reasonably accessible it is rated NI (not inspected) and the risk of hidden defects is described.

The garden was inspected throughout; the garage was full of stored items.

The matters below should be checked by your legal adviser before you commit yourself. We have not seen the legal documents and our comments are made from the inspection and from what we were told.

Your legal adviser should confirm that building regulations approval and a completion certificate were obtained for the rear extension (approximately 2015) and that a competent-person certificate exists for the replacement windows. The property is not listed and does not lie in a conservation area as far as we are aware.

Request copies of any guarantees for the replacement windows and doors, the boiler installation and any timber or damp treatment carried out, together with evidence that they are transferable.

Confirm the position of the boundaries, responsibility for the shared side access path and any rights of way or shared drainage serving the neighbouring property.

This section lists matters that may present a risk to the building, the grounds or to people, and other hazards we are aware of. identify

Water penetration from the overflowing rear gutter and the slipped roof tiles if the repairs listed in this report are not carried out promptly.

No significant risks to the grounds were identified.

Electrical installation: no current test certificate; lead water pipe: the incoming supply pipe may be lead and should be tested.

Textured ceiling coatings of this age may contain asbestos; do not sand or scrape them without testing.

Asbestos and hazardous materials. Buildings constructed or refurbished before 2000 may contain asbestos. We do not sample or test materials. Where a material appears likely to contain asbestos we say so, but only laboratory analysis can confirm it. Do not disturb suspect materials; under the Control of Asbestos Regulations 2012 the person responsible for a non-domestic building must manage any asbestos present.

This section is included because a valuation was instructed with the survey.

Getting quotations. For any item we have rated as needing repair, replacement or further investigation, obtain at least two written quotations from suitably experienced and, where appropriate, registered contractors before you commit yourself. Make sure each quotation is based on the description in this report and covers the same scope so that they can be compared.

Further investigations. Where we recommend further investigation we say which element is affected and why, when it should be done, and the kind of specialist who should carry it out. These investigations should be completed, and their findings understood, before you make a legal commitment.

Urgent items. Items rated as serious or urgent should be dealt with first. Some may affect safety, insurance or the ability to obtain a mortgage.