Understanding the Property: Cleveland Road, Islington, N1

When considering a property purchase, especially in a historically rich area like Cleveland Road, Islington, N1, it’s crucial to understand the intricacies involved. This early Victorian conversion flat, a leasehold property, offers a unique blend of historical charm and modern living. However, as with any property, especially one of this age, a thorough building survey is essential to uncover any hidden issues that could affect your investment.

The Importance of a Building Survey

A building survey is a comprehensive inspection of a property’s condition, highlighting any major or minor defects. For properties built before 1985, such as this Victorian conversion, a Level Three Building Survey is recommended. This type of survey provides a detailed analysis of the property’s structure and condition, helping you make an informed decision.

Findings During the Survey

Inverted Pitched Roofs with Heavy Redland 49s Roof Ties

One of the first issues identified during the survey was the inverted pitched roofs retrofitted with heavy Redland 49s roof ties. This type of roofing can lead to several problems, including water ingress and structural instability. The heavy roof ties can put additional stress on the roof structure, potentially leading to sagging or even collapse if not properly maintained.

Defective Chimney Pointing with Signs of Salt Contamination

The chimney pointing was found to be defective, with signs of salt contamination. Salt contamination can cause the mortar to deteriorate, leading to loose or missing bricks. This not only affects the chimney’s structural integrity but can also lead to water ingress and damp issues within the property.

Non-Breathable Paint Applied to Front Elevation Brickwork

The front elevation brickwork had been coated with non-breathable paint. This type of paint can trap moisture within the bricks, leading to damp and potential structural damage. It’s essential to use breathable paint on older properties to allow the brickwork to “breathe” and prevent moisture build-up.

Extensive Cracking on the Front Parapet Render

Extensive cracking was observed on the front parapet render. Cracks in the render can allow water to penetrate the underlying structure, leading to damp and potential structural issues. It’s crucial to address these cracks promptly to prevent further damage.

Sloping Floors Due to Improper Roof Tile Installation

Inside the dwelling, sloping floors were noted, likely due to the improper installation of roof tiles. Sloping floors can indicate underlying structural issues, such as subsidence or inadequate support. This issue needs to be investigated further to determine the cause and necessary repairs.

Old, Potentially Unsafe Wiring

The flat’s wiring was found to be old and potentially unsafe. Outdated electrical systems can pose a significant fire risk and may not meet current safety standards. It’s essential to have the wiring inspected by a qualified electrician and updated as necessary.

Rotting Sash Windows

The sash windows were found to be rotting and in need of repair or replacement. Rotting windows can lead to drafts, increased energy bills, and potential security issues. Replacing or repairing the windows will improve the property’s energy efficiency and security.

Defective Communal Fire Alarm System

The communal fire alarm system was found to be defective. A functioning fire alarm system is crucial for the safety of all residents. This issue needs to be addressed immediately to ensure the property complies with fire safety regulations.

Nearby Trees and Tree-Root-Related Subsidence

The presence of nearby trees poses a risk of tree-root-related subsidence. Tree roots can cause significant damage to a property’s foundations, leading to subsidence and structural instability. It’s essential to monitor the trees and take preventative measures to protect the property.

Rear Additions Rebuilt in the 1970s

The rear additions to the property were rebuilt in the 1970s. While this may not be an immediate concern, it’s important to ensure that these additions were constructed to a high standard and have been properly maintained.

De Beauvoir Conservation Area

The property is located in the De Beauvoir Conservation Area, which helps maintain its historical charm. However, this also means that any alterations or repairs to the property must comply with conservation area regulations. It’s important to be aware of these restrictions when planning any work on the property.

Quiet Location with a Block of Council Flats Nearby

Cleveland Road is relatively quiet, with a block of council flats at the end of the road. While this may not be a concern for all buyers, it’s worth considering the potential impact on the property’s value and desirability.

Recommended Survey: Level Three Building Survey

Given the property’s age and the presence of several significant defects, a Level Three Building Survey is recommended. This comprehensive survey will provide a detailed inspection of the property’s condition and highlight any major or minor defects. It will also include recommendations for necessary repairs and maintenance, helping you make an informed decision about your purchase.

Addressing the Issues: Step-by-Step Guide

Roof Repairs and Maintenance

The first step in addressing the issues identified during the survey is to repair and maintain the roof. This includes:

• Inspecting the Roof Structure: A qualified roofer should inspect the roof structure to assess the impact of the heavy Redland 49s roof ties. Any necessary repairs or reinforcements should be carried out to ensure the roof’s stability.
• Replacing Damaged Tiles: Any damaged or improperly installed roof tiles should be replaced to prevent water ingress and further damage.
• Regular Maintenance: Regular roof maintenance, including cleaning gutters and checking for damage, will help prolong the roof’s lifespan and prevent future issues.

Chimney Repairs

Next, the defective chimney pointing and salt contamination need to be addressed:

• Repointing the Chimney: A qualified bricklayer should repoint the chimney, replacing the damaged mortar with new, salt-resistant mortar.
• Addressing Salt Contamination: The source of the salt contamination should be identified and addressed to prevent further damage. This may involve improving the property’s drainage or addressing any damp issues.

Addressing Non-Breathable Paint

The non-breathable paint on the front elevation brickwork should be removed and replaced with breathable paint:

• Removing Non-Breathable Paint: A specialist contractor should carefully remove the non-breathable paint without damaging the underlying brickwork.
• Applying Breathable Paint: Once the paint has been removed, a breathable paint should be applied to allow the brickwork to “breathe” and prevent moisture build-up.

Repairing Cracked Render

The extensive cracking on the front parapet render needs to be repaired:

• Inspecting the Cracks: A qualified surveyor should inspect the cracks to determine their cause and extent.
• Repairing the Render: The damaged render should be repaired or replaced to prevent water ingress and further damage.

Investigating Sloping Floors

The sloping floors inside the dwelling need to be investigated and addressed:

• Assessing the Cause: A structural engineer should assess the cause of the sloping floors, whether it’s due to subsidence, inadequate support, or another issue.
• Carrying Out Repairs: Once the cause has been identified, the necessary repairs should be carried out to level the floors and ensure the property’s stability.

Updating Electrical Wiring

The old, potentially unsafe wiring needs to be updated:

• Electrical Inspection: A qualified electrician should carry out a thorough inspection of the property’s electrical system.
• Updating Wiring: Any outdated or unsafe wiring should be replaced to meet current safety standards and reduce the risk of fire.

Repairing or Replacing Sash Windows

The rotting sash windows need to be repaired or replaced:

• Inspecting the Windows: A specialist contractor should inspect the sash windows to assess the extent of the damage.
• Repairing or Replacing Windows: Depending on the extent of the damage, the windows should be repaired or replaced to improve energy efficiency and security.

Ensuring Fire Safety

The defective communal fire alarm system needs to be addressed:

• Fire Alarm Inspection: A qualified fire safety engineer should inspect the communal fire alarm system to identify any faults.
• Repairing or Replacing the System: Any defects should be repaired, or the system should be replaced to ensure it meets current fire safety regulations.

Monitoring Nearby Trees

The nearby trees need to be monitored to prevent tree-root-related subsidence:

• Tree Survey: A qualified arborist should carry out a tree survey to assess the risk of subsidence.
• Preventative Measures: Depending on the survey’s findings, preventative measures such as root barriers or regular tree maintenance may be necessary to protect the property’s foundations.

Assessing Rear Additions

The rear additions rebuilt in the 1970s need to be assessed:

• Structural Inspection: A structural engineer should inspect the rear additions to ensure they were constructed to a high standard and have been properly maintained.
• Carrying Out Repairs: Any necessary repairs should be carried out to ensure the additions’ stability and longevity.

Complying with Conservation Area Regulations

Any alterations or repairs to the property must comply with De Beauvoir Conservation Area regulations:

• Consulting with the Local Authority: Before carrying out any work, consult with the local authority to ensure compliance with conservation area regulations.
• Obtaining Necessary Permissions: Obtain any necessary permissions or consents before starting work to avoid potential fines or enforcement action.

Making an Informed Decision

By addressing the issues identified during the survey, you can ensure that the property is safe, stable, and compliant with all relevant regulations. This will not only protect your investment but also enhance the property’s value and desirability.

The Benefits of a Level Three Building Survey

A Level Three Building Survey provides a comprehensive analysis of the property’s condition, helping you make an informed decision about your purchase. The benefits of this type of survey include:

• Detailed Inspection: A thorough inspection of the property’s structure and condition, highlighting any major or minor defects.
• Expert Recommendations: Recommendations for necessary repairs and maintenance, helping you address issues before they become major problems.
• Peace of Mind: Peace of mind knowing that you have a clear understanding of the property’s condition and any potential risks.

Conclusion

Purchasing a property in Cleveland Road, Islington, N1, offers a unique opportunity to own a piece of history in a desirable location. However, it’s essential to carry out a thorough building survey to uncover any hidden issues and ensure your investment is protected. By addressing the issues identified during the survey and following the recommended steps, you can ensure that the property is safe, stable, and compliant with all relevant regulations.

At Flettons, we’re committed to safeguarding your investment. When considering a property purchase, trust our seasoned expertise to reveal any hidden threats. For a thorough building survey, get your instant quote through our quote calculator or reach out directly at 0203 691 0451. Your home’s safety is our top priority.