ST CATHERINES MEWS, ST CATHERINES, LINCOLN, … · Maintenance tips RICS is the world’s leading...

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Allsop is the trading name of Allsop LLP, a limited liability partnership, registered in England and Wales with number OC315531,

whose registered office is at: 33 Wigmore Street, London W1U 1BZ. A list of members is available for inspection at this address.

Regulated by RICS. Offices in West End, City, and Leeds.

Property Consultants

Allsop LLP

8th Floor, Platform

New Station Street

Leeds LS1 4JB

T +44 (0)113 236 6677

F +44 (0)113 243 0682

www.allsop.co.uk

Your Ref: UKW73HT001 31 March 2019 The Directors PPNL SPV B18-1 Limited & PPNL SPV B18 Limited

15 Bishopsgate London EC2N 3AR Dear Sirs, ST CATHERINES MEWS, ST CATHERINES, LINCOLN, LINCOLNSHIRE, LN5 8JT In accordance with your instructions, we have carried out a quarterly desktop valuation of the above mentioned property. On the assumption that there have been no material changes to the property since the original inspection by Walters on 16 December 2015, we are of the opinion that the bulk investment value of the subject properties is now in the region of £2,025,000 (Two Million and Twenty Five Thousand Pounds). We are of the opinion that the aggregate Market Value of the subject properties with the benefit of vacant possession is now in the region of £2,450,000 (Two Million Four Hundred and Fifty Thousand Pounds). For the avoidance of doubt, Allsop LLP have not undertaken an inspection of this property. Our opinion of value is on a desktop basis and should be regarded as indicative only. We also stress that we accept no liability in providing our opinion, nor does the content of this letter meet the requirements of the RICS Valuation Global Standards. Yours faithfully

ANDREW M HUNT MA PGDIP MRICS (RICS NO 0103294) Partner For Allsop LLP

DL 0113 236 6671 M 07967 829728 E [email protected]

mailto:[email protected]

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Allsop LLP

8th Floor, Platform

New Station Street

Leeds LS1 4JB

T +44 (0)113 236 6677

F +44 (0)113 243 0682

www.allsop.co.uk

Your Ref: UKW73HT001 30 September 2018 The Directors PPNL SPV B18-1 Limited & PPNL SPV B18 Limited

15 Bishopsgate London EC2N 3AR Dear Sirs, ST CATHERINES MEWS, ST CATHERINES, LINCOLN, LINCOLNSHIRE, LN5 8JT In accordance with your instructions, we have carried out a quarterly desktop valuation of the above mentioned property. On the assumption that there have been no material changes to the property since the original inspection by Walters on 16 December 2015, we are of the opinion that the bulk investment value of the subject properties is now in the region of £2,025,000 (Two Million and Twenty Five Thousand Pounds). We are of the opinion that the aggregate Market Value of the subject properties with the benefit of vacant possession is now in the region of £2,450,000 (Two Million Four Hundred and Fifty Thousand Pounds). For the avoidance of doubt, Allsop LLP have not undertaken an inspection of this property. Our opinion of value is on a desktop basis and should be regarded as indicative only. We also stress that we accept no liability in providing our opinion, nor does the content of this letter meet the requirements of the RICS Valuation Global Standards. Yours faithfully



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Allsop LLP

33 Park Place

Leeds LS1 2RY

T +44 (0)113 236 6677

F +44 (0)113 243 0682

www.allsop.co.uk

Your Ref: UKW73HT001 8 March 2018 The Directors PPNL SPV B18-1 Limited & PPNL SPV B18 Limited 71 Queen Victoria Street London EC4V 4AY Dear Sirs, ST CATHERINES MEWS, ST CATHERINES, LINCOLN, LINCOLNSHIRE, LN5 8JT In accordance with your instructions, we have carried out a quarterly desktop valuation of the above mentioned property. On the assumption that there have been no material changes to the property since the original inspection by Walters on 16 December 2015, we are of the opinion that the bulk investment value of the subject properties is now in the region of £2,025,000 (Two Million and Twenty Five Thousand Pounds). We are of the opinion that the aggregate Market Value of the subject properties with the benefit of vacant possession is now in the region of £2,450,000 (Two Million Four Hundred and Fifty Thousand Pounds). For the avoidance of doubt, Allsop LLP have not undertaken an inspection of this property. Our opinion of value is on a desktop basis and should be regarded as indicative only. We also stress that we accept no liability in providing our opinion, nor does the content of this letter meet the requirements of the RICS Valuation Global Standards. Yours faithfully



mailto:[email protected]

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Allsop LLP

33 Park Place

Leeds LS1 2RY

T +44 (0)113 236 6677

F +44 (0)113 243 0682

www.allsop.co.uk

Your Ref: UKLN58JT001

15 December 2017

The Directors PPNL SPV B18-1 Limited & PPNL SPV B18 Limited 71 Queen Victoria Street London EC4V 4AY

Dear Sirs,

ST CATHERINES MEWS, ST CATHERINES, LINCOLN, LINCOLNSHIRE, LN5 8JT

In accordance with your instructions, we have carried out a quarterly desktop valuation of the above mentioned property.

On the assumption that there have been no material changes to the property since the original inspection by Walters on 16 December 2015, we are of the opinion that the bulk investment value of the subject properties is now in the region of £2,025,000 (Two Million and Twenty Five Thousand Pounds).

We are of the opinion that the aggregate Market Value of the subject properties with the benefit of vacant possession is now in the region of £2,450,000 (Two Million Four Hundred and Fifty Thousand Pounds).

For the avoidance of doubt, Allsop LLP have not undertaken an inspection of this property. Our opinion of value is on a desktop basis and should be regarded as indicative only. We also stress that we accept no liability in providing our opinion, nor does the content of this letter meet the requirements of the RICS Valuation Global Standards.

Yours faithfully



Property address St Catherine's MewsSt CatherinesLincolnLincsLN5 8JT

Client's name The Directors of London House Exchange

Date of inspection 16th December 2015

1

A

B

C

D

E

F

G

H

I

J

K

L

Introduction to the report

About the inspection

Overall opinion and summary of the condition ratings

About the property

Outside the property

Inside the property

Services

Grounds (including shared areas for flats)

Issues for your legal advisers

Risks

Valuation

Surveyor’s declaration

What to do now

Description of the RICS HomeBuyer Service

Typical house diagram

Maintenance tips

RICS is the world’s leading qualification when it comes to professional standards in land, property andconstruction.

In a world where more and more people, governments, banks and commercial organisations demandgreater certainty of professional standards and ethics, attaining RICS status is the recognised mark ofproperty professionalism.

Over 100,000 property professionals working in the major established and emerging economies ofthe world have already recognised the importance of securing RICS status by becoming members.

RICS is an independent professional body originally established in the UK by Royal Charter. Since1868, RICS has been committed to setting and upholding the highest standards of excellence andintegrity – providing impartial, authoritative advice on key issues affecting businesses and society.

The RICS HomeBuyer Report is reproduced with the permission of the Royal Institution of CharteredSurveyors who owns the copyright.

© 2010 RICS

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This HomeBuyer Report is produced by an RICS surveyor who has written this report foryou to use. If you decide not to act on the advice in this report, you do this at your ownrisk.

The HomeBuyer Report aims to help you:

• make a reasoned and informed decision on whether to go ahead with buying theproperty;

• make an informed decision on what is a reasonable price to pay for the property;

• take account of any repairs or replacements the property needs; and

• consider what further advice you should take before committing to purchase theproperty.

Any extra services we provide that are not covered by the terms and conditions of thisreport must be covered by a separate contract.

If you want to complain about the service, please refer to the complaints handlingprocedure in the ‘Description of the RICS HomeBuyer Service’ at the back of this report.

Property address St Catherine's Mews, St Catherines, Lincoln, Lincs, LN5 8JT


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Surveyor’s name Andrew Curtis

Surveyor’s RICS number 0078863

Company name Walters

Date of the inspection 16th December 2015 Report reference number

Related party disclosure We confirm that we have no conflict of interest to act in this matter and that we have had noprevious involvement with the subject property or vendor.

Full addressand postcode

of the property

St Catherine's Mews, St Catherines, Lincoln, Lincs, LN5 8JT

Weather conditionswhen the inspection

took place

The weather during the inspection was fine and dry.

The weather preceding the inspection included wet periods and gales.

The status of theproperty when the

inspection took place

When I inspected the property, it was occupied by tenants. It was fully furnished and thefloors were fully covered.

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We inspect the inside and outside of the main building and all permanent outbuildings,but we do not force or open up the fabric. We also inspect parts of the electricity, gas/oil,water, heating and drainage services that can be seen, but we do not test them.

To help describe the condition of the home, we give condition ratings to the main parts(the ‘elements’) of the building, garage and some parts outside. Some elements can bemade up of several different parts.

In the element boxes in parts E, F, G and H, we describe the part that has the worstcondition rating first and then briefly outline the condition of the other parts. The conditionratings are described as follows.

3 Defects that are serious and/or need to be repaired, replaced or investigated urgently.

2Defects that need repairing or replacing but are not considered to be either serious orurgent. The property must be maintained in the normal way.

1 No repair is currently needed. The property must be maintained in the normal way.

NI Not inspected (see ‘Important note’ below).

The report covers matters that, in the surveyor’s opinion, need to be dealt with or mayaffect the value of the property.

Important note: We carry out only a visual inspection. This means that we do not take up carpets,floor coverings or floorboards, move furniture or remove the contents of cupboards. Also, we do notremove secured panels or undo electrical fittings.

We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, ifnecessary, from neighbouring public property and with the help of binoculars.

We inspect the roof structure from inside the roof space if there is safe access (although we do notmove or lift insulation material, stored goods or other contents). We examine floor surfaces andunder-floor spaces so far as there is safe access to these (although we do not move or lift furniture,floor coverings or other contents). We are not able to assess the condition of the inside of anychimney, boiler or other flues.

We note in our report if we are not able to check any parts of the property that the inspection wouldnormally cover. If we are concerned about these parts, the report will tell you about any furtherinvestigations that are needed.

We do not report on the cost of any work to put right defects or make recommendations on howrepairs should be carried out. Some maintenance and repairs we suggest may be expensive.

! Please read the ‘Description of the RICS HomeBuyer Service’ (at the back of this report) for details of what is, and is not, inspected.



5

This section provides our overall opinion of the property, and summarises the conditionratings of the different elements of the property.

If an element is made up of a number of different parts (for example, a pitched roof to themain building and a flat roof to an extension), only the part in the worst condition isshown here.

To make sure you get a balanced impression of the property, we strongly recommendthat you read all sections of the report, in particular the ‘What to do now’ section.

Our overall opinion of the property

This report is for the use of the Directors of London Property Exchange only. Any otherperson or organisation wishing to rely upon this report must agree to the terms ofengagement of Walters Property Marketing Ltd and confirm an understanding and thelimitations of the report, and pay the fee to be quoted, before this report is used in anyrespect.

This report is on the interiors of Flats numbered; 1, 9, 14, 17 and 19 only, and the exteriorof the building and grounds. The original instruction was to inspect seven of the flats butaccess could be arranged for only five within the time limit for issue of the report. This wasaccepted by the client as representative of the property.

The report is subject to the terms of engagement and limitations of the RICS HomebuyerReport and so it is both a report of limited scope, not a detailed building, structural surveynor structural engineers report, and it is confined to very limited parts of the property. Onthis limited basis with the client indemnifying Walters Property Marketing Ltd for any lossthat might result from the limitations of the Report, the property is considered to be areasonable proposition for purchase subject to the contents of this report being on thespecial assumption that inspection of those parts of the property that were not inspectedwould reveal no evidence of anything that might affect the value of the property.

3 Section of the report Element number Element name

E: Outside the property — —

F: Inside the property — —

G: Services — —

H: Grounds (part) — —


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E: Outside the property E4 Main walls

E5 Windows

E6 Outside doors

F: Inside the property F3 Walls and partitions

G: Services — —

H: Grounds (part) H2 Other


E: Outside the property E2 Roof coverings

E3 Rainwater pipes and gutters

E8 Other joinery and finishes

F: Inside the property F2 Ceilings

F4 Floors

F6 Built-in fittings

F7 Woodwork

F8 Bathroom fittings

G: Services G3 Water

G5 Water heating

G6 Drainage

G7 Common services

H: Grounds (part) — —


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Type of property The property is a block of 21 self-contained flats with car park and landscaped grounds.

Approximate year the property was built 2008 - We are verbally informed by the vendors agent that thedate of construction was 2008.

Approximate year the property was extended

Approximate year the property was converted

Information relevant to flats and maisonettes This is a four storey, purpose-built block of self-contained flatsincluding basement flats, with communal entrance, lift andstairwell, a communal car park and landscaped grounds

Accommodation

Living Bed- Bath or Separate Utility Conser-Floor rooms rooms Shower toilet Kitchen room vatory Other Name of other

Lower ground 6 9 6 1 12 Bedrooms & Plant room

Ground 6 8 6 1 12 Bedrooms

First 6 8 6 1 12 Bedrooms

Second 3 6 6 3 1 3 Balconies

Third

Other

Roof space

Construction

The property is constructed using conventional materials and techniques. The main roof ispitched and has a covering of slate. The main walls are of approximately 430mm thickcavity construction with outer leaf of brick and inner leaf of concrete block infill to astructural steel frame, now concealed.


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Energy

We have not prepared the Energy Performance Certificate (EPC). If we have seen the EPC,then we will present the ratings here. We have not checked these ratings and so cannotcomment on their accuracy.

We are advised that the property’s current energy performance, as recorded in the EPC, is:

Energy-efficiency rating Not available

Environmentalimpact rating

Not available

Mains services

The marked boxes show that the mains services are present.

Gas X Electricity X Water X Drainage

Central heating

Gas X Electric Solid fuel Oil None

Other services or energy sources (including feed-in tariffs)

None

Grounds

There is a tarmac surfaced car parking area to the rear of the block with landscapedboarders, and a sunken pathway to the front with retaining walls and planters making upthe level to the highway.

Location

The property fronts a busy main dual carriageway road in an established residential districtof Lincoln overlooking South Common, an amenity area including the city fair ground andpublic W.C. building. The property is in keeping with the surroundings.

Facilities

Lincoln centre and a range of facilities exist within relatively short travelling distances fromthe property.


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Local environment

The area in which the property is located has been identified as one in which more than 1%of dwellings could be above the action level for radon gas. Testing for radon gas usuallytakes a minimum period of three months. It is recommended that you have the housetested and if radon gas is present, modifications to deal with it can be undertaken.

The property is not in an area marked as one at risk of flooding according to theEnvironment Agency Flood Risk Map for rivers and surface water.


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Limitations to inspection

Parts of roof slopes are concealed from inspection due to roof design. There were no otherspecial limitations to the inspection of the exterior of the building.

1 2 3 NI

NIE1

Chimney stacksNone.

1E2

Roof coveringsPitched Roof

The main roof is sloped and of complex design and has a covering of slate. Theroofs are of hip design to the sides and rear and with three gables to the frontelevation.

The hip tiles are properly aligned and held in place on a pre-fixed framework.These appear in good condition. The ridges are satisfactorily even and the ridgetiles appear in reasonable condition. The roof slopes are free from significantdistortion and the coverings are satisfactorily intact and appear in reasonablecondition.

Valleys are created where roof slopes meet. These are lined with glass reinforcedplastic. These linings appear in reasonable condition.

The roof slopes are free from distortion such as sagging. The slate coverings areintact and the slates appear to be in good condition, without apparent breakageand perforation due to demineralisation.

Flat Roofs

There are flat roofs with mineral felt coverings to two elements of the building, eachside of the stairwell bay. These coverings are approximately 7 years old. Theseare therefore at risk of failure. You should anticipate that re-felting of theserelatively small areas of roof will be necessary within the next eight years.

1E3

Rainwater pipesand gutters

Gutters and downpipes are formed in PVC. The gutters and downpipes appearfirmly fixed and in good condition.

It appears that spillage has occurred from the hopper to the centre front of thebuilding, due to moss on the brickwork beneath. This brickwork and the moss wasfound to be dry during the inspection, after a period of regular and heavy rain,indicating that this is not a progressing defect.

Gutters, hoppers and down pipes require annual cleaning to remove debris andblockages and part of routine maintenance.

2E4

Main wallsThe main walls are of approximately 430mm thick cavity construction with outerleaf of brick with 'stone' effect block detailing. The inner leaf of concrete blocks infills a steel frame a small part of which is exposed in the basement plant room onlybut otherwise is concealed behind plasterboard throughout the building.

The bays at the front elevation of the property include stone effect blocks formingthe balcony walls, window sills and heads. Rain water run off from the balconiesand windows, due to the absence of projecting sills, gutters and/or gulleys is


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E4Main walls

causing discolouration of these blocks. This will continue unless the design ismodified to prevent this problem. In the medium to long term, the water run-offmay lead to deterioration of the blocks making costly repairs necessary, althoughthere are no signs of deterioration other than the discolouration apparent. Periodicapplication of an appropriate sealant to repel water from the blocks would helpreduce the rate of deterioration although this work may be costly due to thedifficulties of providing safe worker access.

There is a narrow crack (less than 2mm maximum) stepping through mortar jointsto the window at the rear left of the building. This is consistent with slightconsolidation of the building materials, which typically occurs soon afterconstruction. Remedial works are not required as consolidation is not likely tobecome significantly worse in a building this age.

Brickwork is spalling and deteriorating close to ground level on the left half of therear elevation. The brickwork that is affected is below damp proof course. Thisshould be a resilient engineering brick, however these bricks are susceptible tomoisture ingress and frost damage. You should anticipate that works to replacefrost damaged bricks will be necessary from time to time, as part of ongoingmaintenance.

There is minor cracks at the mortar joints between blockwork forming thebalconies. This is consistent with ordinary shrinkage of the cement based blockmaterial. Weather ingress will cause the mortar joints to deteriorate and, in themedium term, repointing will be necessary.

2E5

WindowsFlexible sealant applied around windows and doors is splitting. This requires repairin the short term to stop rain entering. In the medium term the sealant will requirereplacement.

The windows of the flats are double glazed and the frames are made of uPVC. TheuPVC units are in reasonable condition and the double glazing units display nosigns of defective seals.

At the rear of the property, the main entrance door and glazed curtain wall, andcommunal areas windows are formed in coated aluminum framework. This is inreasonable condition. The glazing is intact and in good condition.

At top floor level there are timber sky light windows with double glazed units. Theaccessible examples of these were found to open and close freely and to be ingood condition.

There is an arched cover to the doorway made of twin boxed plastic sheet. This isfunctional but of low quality. Replacement is likely to be necessary in the mediumterm.

2E6

Outside doors(including patio doors)

The main entrance door at the rear of the property is made of coated aluminium.This opens and closes freely and is in reasonable condition. The other entrancedoors to the property are all uPVC with double glazed panels. These were notaccessible to be opened and closed but the exterior surfaces were found to be inreasonable condition.

NIE7

Conservatoryand porches

Not applicable.


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1E8

Other joineryand finishes

The external joinery includes fascias and soffits forming the eaves andbargeboards at the gables. These are clad in uPVC and the cladding is properlyaligned in reasonable condition.

NIE9

OtherNot applicable.


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The interior of flats 1,9,14,17 and 19 have been inspected. In relying on this report, it isaccepted that Walters Property Marketing Ltd are under no duty to provide information norgive opinion relating to the interior of any parts of the building that were not inspected andthat for valuation purposes, it is assumed that inspection of those parts not inspectedwould reveal no evidence that would lead to value being reduced.

Tightly fitted floor coverings prevented inspection of floor surfaces. Large furniture limitedinspection of walls. There is no access hatch to allow inspection of the roof voids.

1 2 3 NI

NIF1

Roof structureThe roof structure accommodates the top floor flats. The roof frames are cladunderneath with plasterboard throughout the accessed parts of the building and soall are fully concealed. The plasterboard cladding displays no evidence of wateringress in flat 19 and the top floor landing and stairwell. As the roof frame,insulation, sarking sheet and tile batons are fully concealed, we cannot commenton their condition.

1F2

CeilingsCeilings are formed in plasterboard. These are finished in plaster skim andemulsion paint. The ceilings are free from significant cracking or distortion.

2F3

Walls and partitionsThe internal partition walls are clad in plasterboard. The caretaker for the premisesinformed us that the internal partition walls are formed on a metal framework cladwith plasterboard. The walls are finished in plaster skim and emulsion with areasto kitchen, shower and bathrooms tiled.

Localised damp exists in the wall next to the shower door in flat 14. It is common tofind leakage occurring from shower cubicles. This requires re-sealing to ensure theshowers can be used without allowing water to penetrate the surrounding structurewhich will lead to advancing deterioration. General maintenance must includeregular inspection of shower cubicles and maintenance to ensure they do not leak.

Black mottled mould was found on window reveals next to window frames. Theareas were tested with a damp meter and found to be dry. These symptoms areconsistent with condensation problems which are typical for residential property ofthis nature. These problems can be reduced by maintaining heating and allowingventilation, which is dependent on the occupiers. Occupiers must also clean themould off and disinfect the surfaces whenever necessary. The flats have extractorfans fitted in bathrooms and shower rooms, and extractor hoods in the kitchens,we do not know if these have been properly commissioned to ensure they workproperly. Windows are sealed units with trickle vents fitted. Education of occupiersto control and limit condensation effects is beneficial.

In the basement plant room there is localised damp on the wall surfaces near tothe ceiling in both of the rear corners. This is not serious in secondaryaccommodation. The route along which the moisture travels is concealed. As partof on-going maintenance this requires investigation to uncover the source of themoisture ingress and complete remedial works.

The walls in flat one that are below ground level are fully clad. No dampness wasfound, but as this is below ground level and in a low laying area we cannot confirmthat water ingress will not occur. Basement accommodation is prone to water


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F3Walls and partitions

ingress problems and if this occurs remedial works are costly and disruptive. Thisis a risk that should be insured against to limit exposure to costs.

1F4

FloorsThe floors within the flats are decked in timber, probably chipboard flooring andthese are fully covered with tightly fitted floor coverings. We are informed by thebuilding caretaker that these are laid over sound insulation laid on concrete. Thefloor in the plant room is the only area that is uncovered where concrete wasfound.

Throughout the flats inspected and the common hallways, the floors aresatisfactorily firm, flat and even.

NIF5

Fireplaces, chimneybreasts and flues

Not applicable.

1F6

Built-in fittings (built-inkitchen and other fittings,not including appliances)

Each of the flats has a range of fitted cupboard units and work surfaces. Theseshow varying degrees of wear associated with normal use and age, although allinspected were found to be in a reasonably functional condition.

1F7

Woodwork (forexample, staircase

and joinery)

Skirting boards, door frames and door surrounds are formed in painted timber orMDF, and are in reasonable condition.

Internal doors are flush type of relatively low quality and are in generallyreasonable condition.

The communal staircase is of solid construction, consistent with concrete withmetal and glass handrails and balustrades. These are free from distortion and aresturdily constructed.

The doors giving entrance to the flats are metal clad composite type. To the flatsinspected, these opened and closed freely and are in good condition.

1F8

Bathroom fittingsRefer to F3 Walls and Partitions concerning leakage from shower cubicles,inspection and maintenance repairs.

The fittings in the bathroom of flat 19 comprise of a panelled acrylic bath, a showerenclosure, WC and wash basin. These are firmly fixed and in reasonablecondition.

The fittings in the ensuite shower room of flat 19 comprise of a shower enclosure,WC and wash basin. These are firmly fixed and in reasonable condition.

The fittings in the shower room of flat 9 comprise of a shower enclosure, WC andpedestal wash basin. These are firmly fixed and in reasonable condition.


The fittings in the bathroom of flat 1 comprise of a panelled acrylic bath, WC andpedestal wash basin. These are firmly fixed and in reasonable condition.



15

NIF9

OtherNot applicable.


16

Services are generally hidden within the construction of the property. This means that wecan only inspect the visible parts of the available services, and we do not carry outspecialist tests. The visual inspection cannot assess the services to make sure they workefficiently and safely, and meet modern standards.


Sections of the pipes and cables for the services in the building are concealed within walls,under floors and by loft insulation. Inspection chambers at the front of the building couldnot be opened as these have inlaid block paving that requires to be lifted out of the coverbefore it can be raised. In the car park, drainage chambers could not be opened as liftingtools were not available for the cast iron split covers. Attempts to lift these without correctlifting tools allows them to fall into the chambers.

1 2 3 NI

G1Electricity

Safety warning: The Electrical Safety Council recommends that you should get a registered electrician to check the propertyand its electrical fittings at least every ten years, or on change of occupancy. All electrical installation work undertaken after1 January 2005 should have appropriate certification. For more advice contact the Electrical Safety Council.

NIUnder Government rules, only ‘an appropriately qualified person’, that is an NICEICor an IEC qualified electrician, may test and report on the safety of electricalinstallations. There is no certificate available to us to confirm that the wiringinstallation is safe and that it complies with current legislation. Before youexchange contracts to purchase the property, ensure that the wiring is tested andconfirmed to be of a satisfactory standard.

G2Gas/oil

Safety warning: All gas and oil appliances and equipment should regularly be inspected, tested, maintained and serviced bya registered ‘competent person’ and in line with the manufacturer’s instructions. This is important to make sure that theequipment is working correctly, to limit the risk of fire and carbon monoxide poisoning and to prevent carbon dioxide andother greenhouse gases from leaking into the air. For more advice contact the Gas Safe Register for gas installations, andOFTEC for oil installations.

NIMains gas is not connected to the property.

1G3

WaterMains water is connected to each of the flats. There are stop taps under thekitchen sinks. The plumbing is of copper pipework that appeared in reasonablecondition where visible.

NIG4

HeatingEach flat has individual electric convector heaters in the main living rooms and awall mounted electric fan heater in the bath and shower rooms. These have notbeen tested in use. Ensure that these are tested by a qualified electrician andcertificated confirming them to be safe and in good working order as part of pre-purchase enquiries. Refer to G1 Electricity.

1G5

Water heatingEach of the five flats inspected has a metal clad insulated cylinder providingdomestic hot water at mains pressure with an electric immersion heater. The hotwater pipes are made of copper where seen.


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G5Water heating

The limited visual inspection revealed no signs of defects concerning these. Thesestored hot water systems are `sealed' (sometimes called a `pressurised' system)and this can provide a better flow of hot water from the taps. To work safely,sealed hot water systems have to be fitted with appropriate safety devices andthese should be checked as part the annual heating system service plan.

1G6

DrainageDrainage from the property is believed to be connected to the main sewer. Thisshould be formally verified through your solicitor.

Inspection chambers at the front of the building could not be opened as these haveinlaid block paving that requires to be lifted out of the cover before it can be raised.In the car park, drainage chambers could not be opened as lifting tools were notavailable for the cast iron split covers. Attempts to lift these without correct liftingtools allows them to fall into the chambers.

Two chambers to the right side of the building were opened to reveal no signs ofblockage problems.

The waste pipes serving the flats are contained within the building and all are fullyconcealed. Drainage vent pipes project through the rear roof. These are made ofplastic and are in good condition where they are visible.

1G7

Common servicesThe building includes a lift. This is not inspected. Verify that servicing and safetychecks are certificated confirming to be up to date and satisfactory.


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There were no special limitations to the inspection of the grounds.

1 2 3 NI

NIH1

GarageThere are no permanent outbuildings included with the property.

2H2

OtherThere are sunken block paved pathways at basement level to the front of thebuilding with metal steps giving access to the public pavement. To the sides andrear, there are concrete slab paths adjoining the building and a tarmac surfacedcar park and drive area.

Above the plant room is a quarry tile surface path leading to the main entrancedoor. The quarry tiles are cracking and deteriorating. This deterioration willprogress. In the medium term, the tiling will require replacement.

Brick built retaining walls exist forming wells giving light to basement flats at therear of the property, and also separating the garden planting area at the front ofthe site from the block paved path and ground to both sides of the front garden.These retaining walls are free from signs of cracking or distortion and thebrickwork and mortar joints are in good condition.

H3General

Not applicable.


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We do not act as ‘the legal adviser’ and will not comment on any legal documents.However, if during the inspection we identify issues that your legal advisers may need toinvestigate further, we may refer to these in the report (for example, check whether thereis a warranty covering replacement windows).

I1Regulation

Verify that the construction of the property was signed off by the Department of BuildingControl of Lincoln City Council confirming compliance with Building Regulations.

Verify that the building is certified compliant with Fire Safety Regulations.

I2Guarantees

It is understood from the vendors agent that the latent defect guarantee offered by theconsulting structural engineers is now time expired. You must satisfy yourself, as part ofpre-purchase enquiries, as to the suitability of the property for loan purposes without alatent defect guarantee on a building of between 7-10 years old. Some lending institutionswill not accept buildings younger than 10 years without such a guarantee.

I3Other matters

Not applicable.


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This section summarises defects and issues that present a risk to the building or grounds,or a safety risk to people. These may have been reported and condition rated againstmore than one part of the property or may be of a more general nature, having existedfor some time and which cannot be reasonably changed.

J1Risks to the building

No special risks are apparent.

J2Risks to the grounds

No special risks were apparent.

J3Risks to people

Ensure that the electrical appliances, circuitry and supply installation have been certificatedand confirmed to be safe and in good condition as part of pre-purchase enquires.

Ensure that the lift has recently been certificated, confirming it to be safe and in goodworking condition as part of pre-purchase enquiries.

Verify that the design of the property included measures to prevent radon gas beingpresent in the dwellings above the action level.

J4Other

Not applicable.


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In my opinion the Market Value on 17 DEC 2015 as inspected was:

£See below

(amount in words)

Tenure Assumed freehold. Area of property (sq m)* 1960

* Approximate gross external area of the building or flat.

In my opinion the current reinstatement cost of the property (see note below) is:

Two million one hundred thousand pounds£2,100,000

(amount in words)

In arriving at my valuation, I made the following assumptions.With regard to the materials, construction, services, fixtures and fittings, and so on I have assumedthat:• an inspection of those parts that I could not inspect would not identify significant defects or a cause

to alter the valuation;• no dangerous or damaging materials or building techniques have been used in the property;• there is no contamination in or from the ground, and the ground has not been used as landfill;• the property is connected to, and has the right to use, the mains services mentioned in the report;

and• the valuation does not take account of any furnishings, removable fittings or sales incentives.

With regard to legal matters I have assumed that:

• the property is sold with ‘vacant possession’ (your legal advisers can give you more information onthis term);

• the condition of the property, or the purpose the property is or will be used for, does not break anylaws;

• no particularly troublesome or unusual restrictions apply to the property, that the property is notaffected by problems which would be revealed by the usual legal inquiries and that all necessaryplanning permissions and Building Regulations consents (including consents for alterations) havebeen obtained and complied with; and

• the property has the right to use the mains services on normal terms, and that the sewers, mainsservices and roads giving access to the property have been ‘adopted’ (that is, they are underlocal-authority, not private, control).

Any additional assumptions relating to the valuation

Our assessment of the current market value of the subject property on the specialassumption that inspection of the flats and parts of the property not inspected would revealno evidence of matters that would affect value and on the basis that the client accepts fullliability for any such affect on value in the sum of £1,865,000 (one million eight hundredand sixty five thousand pounds).

On the basis noted above, we assess the aggregate vacant possession value of theproperty in the sum of £2,255,000 (two million two hundred and fifty five thousand pounds)for sale of each flat individually on appropriate ground leases.

Property values may increase or decrease in the future.

Your legal advisers, and other people who carry out property conveyancing, should be familiar withthese assumptions and are responsible for checking those concerning legal matters.

My opinion of the Market Value shown here could be affected by the outcome of the enquiries by yourlegal advisers (section I) and/or any further investigations and quotations for repairs or replacements.The valuation assumes that your legal advisers will receive satisfactory replies to their enquiriesabout any assumptions in the report.


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Other considerations affecting value

Not applicable

Note: You can find information about the assumptions I have made in calculating this reinstatementcost in the ‘Description of the RICS HomeBuyer Service’ provided. The reinstatement cost is the costof rebuilding an average home of the type and style inspected to its existing standard using modernmaterials and techniques, and by acting in line with current Building Regulations and other legalrequirements. This will help you decide on the amount of buildings insurance cover you will need forthe property.


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“I confirm that I have inspected the property and prepared this report,and the Market Value given in the report.”

Signature Security Print Code [616522 = 7279 ]

Surveyor’s RICS number 0078863 Qualifications MRICS

For and on behalf of

Company Walters

Address 44/45 Silver Street,

Town Lincoln County Lincs

Postcode LN2 1EH Phone number 01522 515420

Website www.walters-property.com Fax number 01522 521000

Email [email protected]


Client’s name The Directors of London House ExchangeDate this report

was produced21 December 2015

RICS Disclaimers

1. This report has been prepared by a surveyor (‘the Employee’) on behalf of a firm or company ofsurveyors (‘the Employer’). The statements and opinions expressed in this report are expressedon behalf of the Employer, who accepts full responsibility for these.

Without prejudice and separately to the above, the Employee will have no personal liability inrespect of any statements and opinions contained in this report, which shall at all times remain thesole responsibility of the Employer to the exclusion of the Employee.

In the case of sole practitioners, the surveyor may sign the report in his or her own name unlessthe surveyor operates as a sole trader limited liability company.

To the extent that any part of this notification is a restriction of liability within the meaning of the Unfair Contract Terms Act 1977 it does not apply to death or personal injury resulting fromnegligence.

2. This document is issued in blank form by the Royal Institution of Chartered Surveyors (RICS) andis available only to parties who have signed a licence agreement with RICS.

RICS gives no representations or warranties, express or implied, and no responsibility or liability isaccepted for the accuracy or completeness of the information inserted in the document or anyother written or oral information given to any interested party or its advisers. Any such liability isexpressly disclaimed.

! Please read the ‘Description of the RICS HomeBuyer Service’ (at the back of this report) for details of what is, and is not, inspected.

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Getting quotationsThe cost of repairs may influence the amount you are prepared to pay for the property.Before you make a legal commitment to buy the property, you should get reports andquotations for all the repairs and further investigations the surveyor may have identified.

You should get at least two quotations from experienced contractors who are properlyinsured.

You should also:

• ask them for references from people they have worked for;

• describe in writing exactly what you will want them to do; and

• get the contractors to put the quotations in writing.

Some repairs will need contractors with specialist skills and who are members of regulatedorganisations (for example, electricians, gas engineers, plumbers and so on). Some workmay also need you to get Building Regulations permission or planning permission from yourlocal authority.

Further investigationsIf the surveyor is concerned about the condition of a hidden part of the building, could onlysee part of a defect or does not have the specialist knowledge to assess part of theproperty fully, the surveyor may have recommended that further investigations should becarried out to discover the true extent of the problem.

Who you should use for these further investigationsYou should ask an appropriately qualified person, though it is not possible to tell you whichone. Specialists belonging to different types of organisations will be able to do this. Forexample, qualified electricians can belong to five different government-approved schemes.If you want further advice, please contact the surveyor.

What the further investigations will involveThis will depend on the type of problem, but to do this properly, parts of the home may haveto be disturbed and so you should discuss this matter with the current owner. In somecases, the cost of investigation may be high.

When to do the workThe condition ratings help describe the urgency of the repair and replacement work. Thefollowing summary may help you decide when to do the work.

• Condition rating 2 – repairs should be done soon. Exactly when will depend on thetype of problem, but it usually does not have to be done right away. Many repairscould wait weeks or months, giving you time to organise suitable reports andquotations.

• Condition rating 3 – repairs should be done as soon as possible. The speed of yourresponse will depend on the nature of the problem. For example, repairs to a badlyleaking roof or a dangerous gas boiler need to be carried out within a matter of hours,while other less important critical repairs could wait for a few days.

WarningAlthough repairs of elements with a condition rating 2 are not considered urgent, if they arenot addressed they may develop into defects needing more serious repairs. Flat roofs andgutters are typical examples. These can quickly get worse without warning and result inserious leaks.

As a result, you should regularly check elements with a condition rating 2 to make sure theyare not getting worse.


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Description of the RICS HomeBuyer Service

The service

The RICS HomeBuyer Service includes:

• an inspection of the property (see ‘The inspection’);• a report based on the inspection (see ‘The report’) and• a valuation, which is part of the report (see ‘The

valuation’).

The surveyor who provides the RICS HomeBuyerService aims to give you professional advice to helpyou to:

• make an informed decision on whether to go ahead withbuying the property;

• make an informed decision on what is a reasonableprice to pay for the property;

• take account of any repairs or replacements the propertyneeds; and

• consider what further advice you should take beforecommitting to purchase the property.

The inspection

The surveyor inspects the inside and outside of the mainbuilding and all permanent outbuildings, but does not forceor open up the fabric. This means that the surveyor does nottake up carpets, floor coverings or floorboards, movefurniture, remove the contents of cupboards, roof spaces,etc., remove secured panels and/or hatches or undoelectrical fittings. If necessary, the surveyor carries out partsof the inspection when standing at ground level from publicproperty next door where accessible.

The surveyor may use equipment such as a damp-meter,binoculars and torch, and may use a ladder for flat roofs andfor hatches no more than 3 metres above level ground(outside) or floor surfaces (inside) if it is safe to do so.

Services to the property

Services are generally hidden within the construction of theproperty. This means that only the visible parts of theavailable services can be inspected, and the surveyor doesnot carry out specialist tests. The visual inspection cannotassess the efficiency or safety of electrical, gas or otherenergy sources; plumbing, heating or drainage installations(or whether they meet current regulations); or the insidecondition of any chimney, boiler or other flue.


The surveyor inspects the condition of boundary walls,fences, permanent outbuildings and areas in common(shared) use. To inspect these areas, the surveyor walksaround the grounds and any neighbouring public propertywhere access can be obtained.

Buildings with swimming pools and sports facilities are alsotreated as permanent outbuildings, but the surveyor doesnot report on the leisure facilities, such as the pool itself andits equipment, landscaping and other facilities (for example,tennis courts and temporary outbuildings).

Flats

When inspecting flats, the surveyor assesses the generalcondition of outside surfaces of the building, as well as itsaccess areas (for example, shared hallways andstaircases). The surveyor inspects roof spaces only if theyare accessible from within the property. The surveyor doesnot inspect drains, lifts, fire alarms and security systems.

Dangerous materials, contamination andenvironmental issues

The surveyor does not make any enquiries aboutcontamination or other environmental dangers. However, ifthe surveyor suspects a problem, he or she shouldrecommend a further investigation.

The surveyor may assume that no harmful or dangerousmaterials have been used in the construction, and does nothave a duty to justify making this assumption. However, ifthe inspection shows that these materials have been used,the surveyor must report this and ask for further instructions.

The surveyor does not carry out an asbestos inspection anddoes not act as an asbestos inspector when inspectingproperties that may fall within the Control of AsbestosRegulations 2006. With flats, the surveyor assumes thatthere is a ‘dutyholder’ (as defined in the regulations), andthat in place are an asbestos register and an effectivemanagement plan which does not present a significant riskto health or need any immediate payment. The surveyordoes not consult the dutyholder.

The report

The surveyor produces a report of the inspection for you touse, but cannot accept any liability if it is used by anyoneelse. If you decide not to act on the advice in the report, youdo this at your own risk. The report focuses on matters that,in the surveyor’s opinion, may affect the value of theproperty if they are not addressed.

The report is in a standard format and includes thefollowing sections.

ABCDEFGHIJKL

Introduction to the reportAbout the inspectionOverall opinion and summary of the condition ratingsAbout the propertyOutside the propertyInside the propertyServicesGrounds (including shared areas for flats)Issues for your legal advisersRisksValuationSurveyor’s declarationWhat to do nowDescription of the RICS HomeBuyer ServiceTypical house diagram

Condition ratings

The surveyor gives condition ratings to the main parts (the‘elements’) of the main building, garage and some outsideelements. The condition ratings are described as follows.

Condition rating 3 – defects that are serious and/or needto be repaired, replaced or investigated urgently.

Condition rating 2 – defects that need repairing orreplacing but are not considered to be either serious orurgent. The property must be maintained in the normalway.

Condition rating 1 – no repair is currently needed. Theproperty must be maintained in the normal way.

NI – not inspected.

The surveyor notes in the report if it was not possible tocheck any parts of the property that the inspection wouldnormally cover. If the surveyor is concerned about theseparts, the report tells you about any further investigationsthat are needed.

The surveyor does not report on the cost of any work to putright defects or make recommendations on how theserepairs should be carried out. However, there is generaladvice in the ‘What to do now’ section at the end of thereport.

Energy

The surveyor has not prepared the Energy PerformanceCertificate (EPC) as part of the RICS HomeBuyer Servicefor the property. If the surveyor has seen the current EPC,he or she will present the energy-efficiency andenvironmental impact ratings in this report. The surveyordoes not check the ratings and cannot comment on theiraccuracy.

Issues for legal advisers

The surveyor does not act as ‘the legal adviser’ and does notcomment on any legal documents. If, during the inspection,the surveyor identifies issues that your legal advisers mayneed to investigate further, the surveyor may refer to thesein the report (for example, check whether there is a warrantycovering replacement windows).

Continued...

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Description (continued)

Risks

This section summarises defects and issues that present arisk to the building or grounds, or a safety risk to people.These may have been reported and condition rated againstmore than one part of the property or may be of a moregeneral nature, having existed for some time and whichcannot reasonably be changed.

If the property is leasehold, the surveyor gives you generaladvice and details of questions you should ask your legaladvisers.

The valuation

The surveyor gives an opinion on both the Market Value ofthe property and the reinstatement cost at the time of theinspection (see the ‘Reinstatement cost’ section).

Market Value

‘Market Value’ is the estimated amount for which a propertyshould exchange on the date of the valuation between awilling buyer and a willing seller, in an arm’s lengthtransaction after the property was properly marketedwherein the parties had each acted knowledgeably,prudently and without compulsion.

When deciding on the Market Value, the surveyor alsomakes the following assumptions.

The materials, construction, services, fixtures andfittings, and so on

The surveyor assumes that:

• an inspection of those parts that have not yet beeninspected would not identify significant defects or causethe surveyor to alter the valuation;

• no dangerous or damaging materials or buildingtechniques have been used in the property;

• there is no contamination in or from the ground, and theground has not been used as landfill;

• the property is connected to, and has the right to use,the mains services mentioned in the report; and

• the valuation does not take account of any furnishings,removable fittings and sales incentives of anydescription.

Legal matters

The surveyor assumes that:

• the property is sold with ‘vacant possession’ (your legaladvisers can give you more information on this term);

• the condition of the property, or the purpose that theproperty is or will be used for, does not break any laws;

• no particularly troublesome or unusual restrictions applyto the property, that the property is not affected byproblems which would be revealed by the usual legalenquiries and that all necessary planning and BuildingRegulations permissions (including permission to makealterations) have been obtained and any worksundertaken comply with such permissions; and

• the property has the right to use the mains services onnormal terms, and that the sewers, mains services androads giving access to the property have been ‘adopted’(that is, they are under local-authority, not private,control).

The surveyor reports any more assumptions that have beenmade or found not to apply.

If the property is leasehold, the general advice referred toearlier explains what other assumptions the surveyor hasmade.

Reinstatement cost

Reinstatement cost is the cost of rebuilding an averagehome of the type and style inspected to its existing standardusing modern materials and techniques and in line withcurrent Building Regulations and other legal requirements.

This includes the cost of rebuilding any garage, boundary orretaining walls and permanent outbuildings, and clearing thesite. It also includes professional fees, but does not includeVAT (except on fees).

The reinstatement cost helps you decide on the amount ofbuildings insurance cover you will need for the property.

Standard terms of engagement

1 The service – the surveyor provides the standard RICSHomeBuyer Service (‘the service’) described in the‘Description of the RICS HomeBuyer Service’, unlessyou and the surveyor agree in writing before theinspection that the surveyor will provide extra services.Any extra service will require separate terms ofengagement to be entered into with the surveyor.Examples of extra services include:

• costing of repairs;• schedules of works;• supervision of works;• re-inspection;• detailed specific issue reports; and• market valuation (after repairs).

2 The surveyor – the service is to be provided by anAssocRICS, MRICS or FRICS member of the RoyalInstitution of Chartered Surveyors, who has the skills,knowledge and experience to survey, value and reporton the property.

3 Before the inspection – you tell the surveyor if there isalready an agreed or proposed price for the property,and if you have any particular concerns (such as plansfor extension) about the property.

4 Terms of payment – you agree to pay the surveyor’sfee and any other charges agreed in writing.

5 Cancelling this contract – you are entitled to cancelthis contract by giving notice to the surveyor’s office atany time before the day of the inspection. The surveyordoes not provide the service (and reports this to you assoon as possible) if, after arriving at the property, thesurveyor decides that:

(a) he or she lacks enough specialist knowledge of themethod of construction used to build the property;or

(b) it would be in your best interests to have a buildingsurvey and a valuation, rather than the RICSHomeBuyer Service.

If you cancel this contract, the surveyor will refund anymoney you have paid for the service, except for anyreasonable expenses. If the surveyor cancels thiscontract, he or she will explain the reason to you.

6 Liability – the report is provided for your use, and thesurveyor cannot accept responsibility if it is used, orrelied upon, by anyone else.

Complaints handling procedure

The surveyor will have a complaints handling procedure andwill give you a copy if you ask.

Note: These terms form part of the contract between youand the surveyor.

This report is for use in England, Wales, Northern Ireland,Channel Islands and Isle of Man.

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This diagram illustrates where you may find some of the building elements referred toin the report.


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Your home needs maintaining in the normal way, and this general advice may be useful when

read together with your report. It is not specific to this property and does not include

comprehensive details. Problems in construction may develop slowly over time. If you are

concerned contact an RICS qualified surveyor for further advice.


You should check the condition of your property at least once a year and after unusual

storms. Your routine redecoration of the outside of the property will also give you an

opportunity to closely examine the building.

• Chimney stacks: Check these occasionally for signs of cracked cement, split or broken

pots, or loose and gaping joints in the brickwork or render. Storms may loosen aerials or

other fixings, including the materials used to form the joints with the roof coverings.

• Roof coverings: Check these occasionally for slipped, broken and missing tiles or slates,

particularly after storms.

Flat roofing has a limited life, and is at risk of cracking and blistering.You should not walk

on a flat roof. Where possible keep it free from debris. If it is covered with spar chippings,

make sure the coverage is even, and replace chippings where necessary.

• Rainwater pipes and gutters: Clear any debris at least once a year, and check for leaks

when it is raining. You should also check for any loose downpipe connectors and broken

fixings.

• Main walls: Check main walls for cracks and any uneven bulging. Maintain the joints in

brickwork and repair loose or broken rendering. Re-paint decorated walls regularly. Cut

back or remove any plants that are harmful to mortar and render. Keep the soil level well

below the level of any damp proof course (150mm minimum recommended) and make

sure any ventilation bricks are kept clear. Check over cladding for broken, rotted or

damaged areas that need repairing.

• Windows and doors: Once a year check all frames for signs of rot in wood frames, for

any splits in plastic or metal frames and for rusting to latches and hinges in metal frames.

Maintain all decorated frames by repairing or redecorating at the first sign of any

deterioration. In autumn check double glazing for condensation between the glazing, as

this is a sign of a faulty unit. Have broken or cracked glass replaced by a qualified

specialist. Check for broken sash cords on sliding sash windows, and sills and window

boards for any damage.

• Conservatories and porches: Keep all glass surfaces clean, and clear all rainwater

gutters and down pipes. Look for broken glazing and for any leaks when it’s raining.

Arrange for repairs by a qualified specialist.

• Other joinery and finishes: Regularly redecorate all joinery, and check for rot and decay

which you should repair at the same time.

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Inside the property

You can check the inside of your property regularly when cleaning, decorating and replacing

carpets or floor coverings. You should also check the roof area occasionally.

• Roof structure: When you access the roof area, check for signs of any leaks and the

presence of vermin, rot or decay to timbers. Also look for tears to the under-felting of the

roof, and check pipes, lagging and insulated areas.

• Ceilings: If you have a leak in the roof the first sign is often damp on the ceiling beneath

the roof. Be aware if your ceiling begins to look uneven as this may indicate a serious

problem, particularly for older ceilings.

• Walls and partitions: Check these when you are cleaning or redecorating. Look for

cracking and impact damage, or damp areas which may be caused by plumbing faults or

defects on the outside of the property.

• Floors: Be alert for signs of unevenness when you are cleaning or moving furniture,

particularly with timber floors.

• Fireplaces, chimney breasts and flues: You should arrange for a qualified specialist to

regularly sweep all used open chimneys. Also, make sure that bricked-up flues are

ventilated. Flues to gas appliances should be checked annually by a qualified gas

technician.

• Built-in fittings, woodwork and joinery: Check for broken fittings.

Services

• Ensure all meters and control valves are easy to access and not hidden or covered over.

• Arrange for an appropriately qualified technician to check and test all gas and oil services,

boilers, heating systems and connected devices once a year.

• Electrical installations should only be replaced or modified by a suitably qualified electrician

and tested as specified by the Electrical Safety Council (recommended minimum of a ten

year period if no alterations or additions are made, or on change of occupancy).

• Monitor plumbing regularly during use and when you are cleaning. Look out for leakage

and breakages, and check insulation is adequate particularly as winter approaches.

• Lift drain covers annually to check for blockages and clean these as necessary. Check any

private drainage systems annually, and arrange for a qualified contractor to clear these as

necessary. Keep gullies free from debris.

Grounds

• Garages and outbuildings: Follow the maintenance advice given for the main building.

• Other: Regularly prune trees, shrubs and hedges as necessary. Look out for any

overhanging and unsafe branches, loose walls, fences and ornaments, particularly after

storms. Clear leaves and other debris, moss and algae growth. Make sure all hard

surfaces are stable and level, and not slippery or a trip hazard.

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