Hill House Duror PA38 4BW
Dawsons Estate Agents, Alliance House, 1 George Street, Oban, Oban, Argyll, PA34 5RX Tel: 01631 563901 Fax: 01631 566778
survey report on:
Property address Hill House Duror PA38 4BW
Customer Tom McCallum
Customer address Hill House, Duror PA38 4BW
Prepared by John Miller FRICS D M Hall LLP - Oban
Hill House Duror PA38 4BW 18249000 [page 1 of 14]
1. Information and scope of inspection This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It also tells you about the extent of the inspection and highlights anything that the surveyor could not inspect.
All references to visual inspection refer to an inspection from within the property without moving any obstructions and externally from ground level within the site and adjoining public areas. Any references to left or right in a description of the exterior of the property refer to the view of someone standing facing that part of the property from the outside.
The inspection is carried out without causing damage to the building or its contents and without endangering the occupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the report the surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction. The presence or possible consequences of any site contamination will not be researched.
Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. will not be inspected or reported on.
Description Detached one storey and attic floor house.
Accommodation GROUND FLOOR : Entrance porch, hallway, living room with conservatory off, kitchen, shower room, study and utility area.
INTEGRAL ANNEXE: Sitting room, bedroom and bathroom.
ATTIC FLOOR : Landing, master bedroom with bathroom en suite, further bedroom, sitting room, bathroom and separate toilet compartment.
Gross internal floor area (m2) 220 sq.m approximately.
Neighbourhood and location The property forms part of the scattered rural community of Duror where neighbouring properties vary as to age and type. Not particularly convenient for shops and similar facilities but in an area perceived as enjoying a high level of natural amenities, augmented by surrounding established and landscaped garden grounds.
Age The house is believed to have been completed in 1991.
Weather Dry following over night rain and otherwise generally settled conditions.
Chimney stacks Visually inspected with the aid of binoculars where appropriate
There are two single chimney stacks of rendered masonry construction with lead flashings.
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Roofing including roof space Sloping roofs were visually inspected with the aid of binoculars where appropriate. Flat roofs were visually inspected from vantage points within the property and where safe and reasonable to do so from a 3m ladder externally. Roof spaces were visually inspected and were entered where there was safe and reasonable access, normally defined as being from a 3m ladder within the property. If this is not possible , then physical access to the roof space may be taken by other means if the Surveyor deems it safe and reasonable to do so .
ROOF: Roofs are pitched and tiled. Ridging is also tiled.
Dormer windows are of similar construction with lead lined valley gutters.
ROOF SPACE : Roof spaces are accessed from ceiling hatches. Roofs are of prefabricated timber truss construction overlaid with plywood sarking. Gable walls are formed in blockwork. There is fibre glass insulation laid between and over ceiling joists.
Rainwater fittings Visually inspected with the aid of binoculars where appropriate.
These are in pvc and of box profile.
Main walls Visually inspected with the aid of binoculars where appropriate. Foundations and concealed parts were not exposed or inspected.
Walls are 400mm cavity block with render finish. There is provision for sub floor ventilation via air vents at ground level.
Windows, external doors and joinery Internal and external doors were opened and closed where keys were available. Random windows were opened and closed where possible. Doors and windows were not forced open.
WINDOWS : Windows have all been replaced with double UPVC casement units. The Vendor advises that this work was carried out in 2006.
EXTERNAL DOORS : External doors are also UPVC and incorporate double glazed upper panels. These have also been replaced within the last ten to fifteen years.
JOINERY : Roof line detail is formed in timber.
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External decorations Visually inspected.
External joinery is paint finished.
Rendering has masonry paint finishes.
Conservatories/porches Visually inspected.
Attached to one gable there is a double glazed conservatory.
Communal areas None.
Garages and permanent outbuildings Visually inspected.
There is an integral double garage with two metal up and over doors. The garage has a concrete floor and is lined with plasterboard.
There is also a further timber workshop or store with corrugated iron sheet roof and a modern green house.
Outside areas and boundaries Visually inspected.
The house sits within garden grounds stated to extend to 0.261 hectares or thereby. The grounds are established with lawns, flower borders, trees and shrubs and enclosed with post and wire fencing and timber fencing to the road frontage.
There is a graveled driveway which gives access to the garaging and also provides additional space for parking several vehicles.
Ceilings Visually inspected from floor level.
These are dry lined with plasterboard.
Internal walls Visually inspected from floor level. Using a moisture meter, walls were randomly tested for dampness where considered appropriate.
These are also dry lined with plasterboard.
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Floors including sub floors Surfaces of exposed floors were visually inspected. No carpets or floor coverings were lifted. Sub-floor areas were inspected only to the extent visible from a readily accessible and unfixed hatch by way of an inverted 'head and shoulders' inspection at the access point. Physical access to the sub floor area may be taken if the Surveyor deems it is safe and reasonable to do so , and subject to a minimum clearance of 1m between the underside of floor joists and the solum as determined from the access hatch.
Floors are of suspended timber overlaid variously with floor coverings.
SUB FLOOR : No readily accessible hatch to sub floor timbers.
Internal joinery and kitchen fittings Built-in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances.
Internal joinery comprises varnished hardwood and panelled doors.
The kitchen is fully equipped with floor and wall mounted storage units including gas hob and electric oven.
The staircase is of timber.
Chimney breasts and fireplaces Visually inspected. No testing of the flues or fittings was carried out.
Within the living room there is a feature brick fireplace with multi fuel stove inset upon a tiled hearth.
Internal decorations Visually inspected.
Paint and paper finishes throughout.
Cellars None.
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Electricity Accessible parts of the wiring were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on.
Mains supply with meter and switchgear located within a boiler cupboard off the kitchen. There is also a back up professionally installed private generator facility.
Visible wiring is run in pvc coated cabling with 13 amp power outlets.
Gas Accessible parts of the system were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. If any services are turned off, the surveyor will state that in the report and will not turn them on.
There is no mains gas available in the area. Bottled gas stored externally is utilised for the kitchen hob.
Water, plumbing, bathroom fittings Visual inspection of the accessible pipework, water tanks, cylinders and fittings without removing any insulation. No tests whatsoever were carried out to the system or appliances.
Shared private water supply.
Sanitary fittings are generally of a modern pattern. Where visible pipework is formed in copper and pvc. The cold water storage tank is located in the roof void and is plastic.
Heating and hot water Accessible parts of the system were visually inspected apart from communal systems, which were not inspected. No tests whatsoever were carried out to the system or appliances.
There is a floor mounted Trianco oil fired central heating boiler located within the boiler room off the kitchen which is connected to water filled panel radiators throughout the property and also provides domestic hot water.
There is a pre-lagged copper hot water tank situated in the linen cupboard off the landing which also has an electric immersion heater. There is a further separate hot water cylinder within a cupboard in the bathroom to the ground floor annexe.
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Drainage Drainage covers etc were not lifted.Neither drains nor drainage systems were tested.
Drainage is private to septic tank located within the garden grounds.
Fire, smoke and burglar alarms Visually inspected. No tests whatsoever were carried out to the system or appliances.
The property is equipped with smoke alarms.
Any additional limits to inspection The property was fully furnished, occupied and all floors covered.
I have not disturbed insulation in accordance with Health and Safety Guidelines and furniture, personal effects (particularly with cupboards and floor coverings) have not been moved.
No access available to sub floor timbers due to the lack of any accessible hatch.
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2. Condition
This section identifies problems and tells you about the urgency of any repairs by using one of the following three categories:
Category 3 Category 2 Category 1 Urgent repairs or replacement are Repairs or replacement requiring No immediate action or repair is needed now. Failure to deal with them future attention, but estimates are still needed. may cause problems to other parts of advised. the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Structural movement Repair category 1 Notes No obvious evidence of movement noted within the limitations of the inspection. Dampness, rot and infestation Repair category 1 Notes No reportable defects.
Chimney stacks Repair category 1 Notes No reportable defects.
Roofing including roof space Repair category 1 Notes ROOF : No reportable defects.
ROOF SPACE : No reportable defects. Rainwater fittings Repair category 1 Notes No reportable defects.
Main walls Repair category 1 Notes No reportable defects. Rendering was checked at random to the height of 2m and found to be adhering suitably to the underlying masonry. Windows, external doors and joinery Repair category 1 Notes In an order consistent with the age and type.
External decorations Repair category 1 Notes No defects identified.
Regular repainting of external joinery will prolong its lifespan and retain a maintained appearance.
Masonry paint finish to rendering will also require regular renewal.
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Category 3 Category 2 Category 1 Urgent repairs or replacement are Repairs or replacement requiring No immediate action or repair is needed now. Failure to deal with them future attention, but estimates are still needed. may cause problems to other parts of advised. the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Conservatories/porches Repair category 1 Notes In an oder consistent with age and type. Some historic cracking to floor tiles was noted. Communal areas Repair category not applicable Notes Not applicable.
Garages and permanent outbuildings Repair category 1 Notes In order consistent with age and type.
Outside areas and boundaries Repair category 1 Notes The garden grounds have been landscaped and cultivated.
Ceilings Repair category 1 Notes No reportable defects.
Internal walls Repair category 1 Notes No reportable defects.
Floors including sub-floors Repair category 1 Notes No reportable defects.
Internal joinery and kitchen fittings Repair category 1 Notes In an order consistent with age and type.
Chimney breasts and fireplaces Repair category not applicable Notes No visual defects identified.
The multi fuel stove was not in operation at the time of my visit. Internal decorations Repair category not applicable Notes Generally satisfactory although this is always a matter of individual taste and preference.
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Category 3 Category 2 Category 1 Urgent repairs or replacement are Repairs or replacement requiring No immediate action or repair is needed now. Failure to deal with them future attention, but estimates are still needed. may cause problems to other parts of advised. the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Cellars Repair category not applicable Notes Not applicable.
Electricity Repair category 1 Notes It is recommended that all electrical installation be checked every five years to keep up to date with frequent changes in Safety Regulations. Further advice will be available from a qualified NICEIC registered Contractor. Gas Repair category 1 Notes No visual defects identified.
Water, plumbing and bathroom fittings Repair category 1 Notes Seals around baths/shower areas are frequently troublesome and require regular maintenance. Failure to seals can result in dampness/decay to adjoining/underlying areas. Heating and hot water Repair category 1 Notes No visual defects identified. The Seller advises that the central heating system is serviced annually although there is no formal maintenance contract as such. Drainage Repair category 1 Notes No obvious surface evidence of chokage or leakage.
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Set out below is a summary of the condition of the property which is provided for reference only. You should refer to the previous comments for detailed information.
Structural movement 1 Category 3 Dampness, rot and infestation 1 Urgent repairs or replacement are needed now. Failure to deal with them Chimney stacks 1 may cause problems to other parts of the property or cause a safety hazard. Roofing including roof space 1 Estimates for repairs or replacement are needed now. Rainwater fittings 1 Main walls 1 Category 2 Windows, external doors and joinery 1 Repairs or replacement requiring future attention, but estimates are still External decorations 1 advised. Conservatories / porches 1 Category 1 Communal areas not applicable No immediate action or repair is needed. Garages and permanent outbuildings 1 Outside areas and boundaries 1 Ceilings 1 Internal walls 1 Floors including sub-floors 1 Internal joinery and kitchen fittings 1 Chimney breasts and fireplaces not applicable Internal decorations not applicable Cellars not applicable Electricity 1 Gas 1 Water, plumbing and bathroom fittings 1 Heating and hot water 1 Drainage 1
Remember The cost of repairs may influence the amount someone is prepared to pay for the property. We recommend that relevant estimates and reports are obtained in your own name.
Warning If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale price ultimately achieved for the property. This is particularly true during slow market conditions where the effect can be considerable.
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3. Accessibility information Guidance notes on accessibility information Three steps or fewer to a main entrance door of the property: In flatted developments the ‘main entrance’ would be the flat’s own entrance door, not the external door to the communal stair. The ‘three steps or fewer’ are counted from external ground level to the flat’s entrance door. Where a lift is present, the count is based on the number of steps climbed when using the lift.
Unrestricted parking within 25 metres: For this purpose, ‘Unrestricted parking’ includes parking available by means of a parking permit. Restricted parking includes parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white lines at the edge of the road or by a parking control sign, parking meters or other coin-operated machines.
1. Which floor(s) is the living accommodation on? Ground and first
2. Are there three steps or fewer to a main entrance door of the property? Yes XNo
3. Is there a lift to the main entrance door of the property? Yes No X
4. Are all door openings greater than 750mm? Yes XNo
5. Is there a toilet on the same level as the living room and kitchen? Yes XNo
6. Is there a toilet on the same level as a bedroom? Yes XNo
7. Are all rooms on the same level with no internal steps or stairs? Yes No X
8. Is there unrestricted parking within 25 metres of an entrance door to the building? Yes XNo
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4. Valuation and conveyancer issues
This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives an opinion of market value and an estimated reinstatement cost for insurance purposes.
Matters for a solicitor or licensed conveyancer This report assumes that any necessary Local Authority and other Consents are in place for construction of the conservatory and that appropriate documentation including Building Warrants and Completion Certificates issued. If these works did not require Consent then it has been assumed that they meet the standards required by the Building Regulations or are exempt. The Vendor advises that the conservatory falls to be considered as being permitted development and therefore may be regarded as exempt.
Replacement double glazed windows have been installed and it is assumed that these comply with the appropriate Building Standards.
The Seller has advised that water is from a shared private supply. It is not possible to comment on legal issues or the quality or quantity of the supply. For the purposes of valuation all are assumed to be satisfactory.
The Seller has further advised that drainage is to a septic tank. This system has not been inspected and condition, Legal and Environmental issues have not been investigated. For the purposes of the valuation all are assumed to be satisfactory.
Estimated reinstatement cost for insurance purposes £380000
Valuation and market comments £365000 Although there are signs of improved market conditions there is still generally an over supply within the area and no clear trends emerging within the market place.
Report author John Miller FRICS
Address D M Hall LLP - Oban The Oban Times Building, Corran Esplanade, Oban, PA34 5PX
Signed Electronically prepared by The Valuation Exchange
Date of report 05/08/2014
Hill House Duror PA38 4BW 08/07/2014 18249000 [page 14 of 14]
energy report on
Property address: Hill House Duror PA38 4BW
Customer: Tom McCallum
Customer address: Hill House
PA38 4BW
Prepared by: Elizabeth Macaskill D M Hall LLP - Oban
Energy Performance Certificate (EPC)
HILLHOUSE, AUCHINDARROCH, DUROR, APPIN, PA38 4BW Dwelling type: Detached house Reference number: 1014-1723-7100-0168-7902 Date of assessment: 08 July 2014 Type of assessment: RdSAP, existing dwelling Date of certificate: 30 July 2014 Primary Energy Indicator: 131 kWh/m2/year Total floor area: 190 m2 Main heating and fuel: Boiler and radiators, oil
You can use this document to: • Compare current ratings of properties to see which are more energy efficient and environmentally friendly • Find out how to save energy and money and also reduce CO2 emissions by improving your home Estimated energy costs for your home for 3 years* £5,343 See your recommendations report for more Over 3 years you could save* £1,392 information
* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions
Very energy efficient - lower running costs Current Potential Energy Efficiency Rating (92 plus) A This graph shows the current efficiency of your home, (81-91) B 87 taking into account both energy efficiency and fuel costs. The higher this rating, the lower your fuel bills (69-80) C 76 are likely to be.
(55-68) D Your current rating is band C (76). The average rating for a home in Scotland is band D (61). (39-54 E (21-38) The potential rating shows the effect of undertaking all F of the improvement measures listed within your (1-20) G recommendations report. Not energy efficient - higher running costs
Very environmentally friendly - lower CO emissions Current Potential 2 Environmental Impact (CO2) Rating (92 plus) A This graph shows the effect of your home on the (81-91) B environment in terms of carbon dioxide (CO2) emissions. The higher the rating, the less impact it has (69-80) C 78 on the environment. (55-68) D 65 Your current rating is band D (65). The average rating (39-54 E for a home in Scotland is band D (59). (21-38) The potential rating shows the effect of undertaking all F of the improvement measures listed within your (1-20) G recommendations report.
Not environmentally friendly - higher CO2 emissions
Top actions you can take to save money and make your home more efficient
Typical savings Available with Recommended measures Indicative cost over 3 years Green Deal 1 Low energy lighting £45 £81 2 Condensing boiler £2,200 - £3,000 £1101 3 Solar water heating £4,000 - £6,000 £210
A full list of recommended improvement measures for your home, together with more information on potential cost and savings and advice to help you carry out improvements can be found in your recommendations report.
The Green Deal may allow you to make your THIS PAGE IS THE ENERGY PERFORMANCE home warmer and cheaper to run at no up-front CERTIFICATE WHICH MUST BE AFFIXED TO THE capital cost. See your recommendations report DWELLING AND NOT BE REMOVED UNLESS IT IS for more details. REPLACED WITH AN UPDATED CERTIFICATE
Page 1 of 6 HILLHOUSE, AUCHINDARROCH, DUROR, APPIN, PA38 4BW 30 July 2014 RRN: 1014-1723-7100-0168-7902 Recommendations Report
Summary of the energy performance related features of this home This table sets out the results of the survey which lists the current energy-related features of this home. Each element is assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars = average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration the condition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and an assumption has been made in the methodology, based on age and type of construction.
Element Description Energy Efficiency Environmental Walls Cavity wall, with internal insulation Roof Pitched, 300+ mm loft insulation Roof room(s), insulated Floor Suspended, insulated Windows Fully double glazed Main heating Boiler and radiators, oil Main heating controls Programmer, room thermostat and TRVs Secondary heating Room heaters, dual fuel (mineral and wood) Hot water From main system Lighting Low energy lighting in 55% of fixed outlets
The energy efficiency rating of your home Your Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy used for heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall rating for your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and for cooking, a building with a rating of 100 would cost almost nothing to run. As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptions which may be different from the way you use it. The rating also uses national weather information to allow comparison between buildings in different parts of Scotland. However, to make information more relevant to your home, local weather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from making improvements.
The impact of your home on the environment One of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and power in our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amounts of carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home is calculated by applying these 'carbon factors' for the fuels you use to your overall energy use. The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment, heating and lighting this home currently produces approximately 6.7 tonnes of carbon dioxide every year. Adopting recommendations in this report can reduce emissions and protect the environment. If you were to install all of these recommendations this could reduce emissions by 2.5 tonnes per year. You could reduce emissions even more by switching to renewable energy sources.
Elmhurst Energy Systems SAP2009 Calculator (RDSAP System) v1.14r08 (SAP 9.91) Page 2 of 6
HILLHOUSE, AUCHINDARROCH, DUROR, APPIN, PA38 4BW
30 July 2014 RRN: 1014-1723-7100-0168-7902 Recommendations Report
Estimated energy costs for this home
Current energy costs Potential energy costs Potential future savings
Heating £4,185 over 3 years £3,327 over 3 years
Hot water £786 over 3 years £366 over 3 years
You could
Lighting £372 over 3 years £258 over 3 years
save £1,392
Totals £5,343 £3,951 over 3 years
These figures show how much the average household would spend in this property for heating, lighting and hot water.
This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of any
electricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs show
the effect of undertaking all of the recommended measures listed below.
Recommendations for improvement
The measures below will improve the energy and environmental performance of this dwelling. The performance
ratings after improvements listed below are cumulative; that is, they assume the improvements have been installed in
the order that they appear in the table. Further information about the recommended measures and other simple
actions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on
0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.
This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certain
types of work.
Rating after improvement
Typical saving Green
Recommended measures Indicative cost
per year Deal
Energy Environment
Low energy lighting for all fixed
1 £45 £27 C 77 D 65
outlets
Replace boiler with new condensing
2 £2,200 - £3,000 £367 B 84 C 75
boiler
3 Solar water heating £4,000 - £6,000 £70 B 85 C 77
4 Wind turbine £1,500 - £4,000 £88 B 87 C 78
Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicative
costs. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also be
available for certain households in receipt of means tested benefits. Measures which have an orange tick may
need additional finance. To find out how you could use Green Deal finance to improve your property, visit
www.greenerscotland.org or contact the Home Energy Scotland hotline on 0808 808 2282.
Alternative measures There are alternative improvement measures which you could also consider for your home. It would be advisable to seek further advice and illustration of the benefits and costs of such measures. • Biomass boiler (Exempted Appliance if in Smoke Control Area) • Air or ground source heat pump • Micro CHP
Choosing the right improvement package
For free and impartial advice on choosing suitable measures for your property, contact the Home Energy Scotland hotline on 0808 808 2282 or go to www.greenerscotland.org.
Page 3 of 6
HILLHOUSE, AUCHINDARROCH, DUROR, APPIN, PA38 4BW
30 July 2014 RRN: 1014-1723-7100-0168-7902 Recommendations Report
About the recommended measures to improve your home’s performance rating
This section offers additional information and advice on the recommended improvement measures for your home
1 Low energy lighting
Replacement of traditional light bulbs with energy saving recommended ones will reduce lighting costs over the lifetime of the bulb, and they last up to 12 times longer than ordinary light bulbs. Also consider selecting low energy light fittings when redecorating; contact the Lighting Association for your nearest stockist of Domestic
Energy Efficient Lighting Scheme fittings.
2 Condensing boiler
A condensing boiler is capable of much higher efficiencies than other types of boiler, meaning it will burn less fuel to heat this property. This improvement is most appropriate when the existing central heating boiler needs repair or replacement, however there may be exceptional circumstances making this impractical. Condensing boilers need a drain for the condensate which limits their location; remember this when considering remodelling the room containing the existing boiler even if the latter is to be retained for the time being (for example a kitchen makeover). Building regulations generally apply to this work and a building warrant may be required, so it is best
to obtain advice from your local authority building standards department and from a qualified heating engineer.
3 Solar water heating
A solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This can significantly reduce the demand on the heating system to provide hot water and hence save fuel and money.
Planning permission might be required, building regulations generally apply to this work and a building warrant may be required, so it is best to check these with your local authority. You could be eligible for Renewable Heat
Incentive payments which could appreciably increase the savings beyond those shown on your EPC, provided that both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).
Details of local MCS installers are available at www.microgenerationcertification.org.
4 Wind turbine
A wind turbine provides electricity from wind energy. This electricity is used throughout the home in the same way as the electricity purchased from an energy supplier. Wind turbines are not suitable for all properties. The system’s effectiveness depends on local wind speeds and the presence of nearby obstructions, and a site survey should be undertaken by an accredited installer. Planning permission might be required and building regulations generally apply to this work and a building warrant may be required, so it is best to check these with your local authority. The assessment does not include the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on this EPC for a wind turbine, provided that both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent). Details of local MCS installers
are available at www.microgenerationcertification.org.
Low and zero carbon energy sources
Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxide into the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cutting carbon. LZC energy sources present: • Solar photovoltaics Your home's heat demand You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing your existing heating system with one that generates renewable heat and, where appropriate, having your loft insulated and cavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. For more information go to www.energysavingtrust.org.uk/scotland/rhi. Impact of loft Impact of cavity Impact of solid wall Heat demand Existing dwelling insulation wall insulation insulation
Space heating (kWh per year) 16,716 N/A N/A N/A
Water heating (kWh per year) 2,936
Page 4 of 6 HILLHOUSE, AUCHINDARROCH, DUROR, APPIN, PA38 4BW 30 July 2014 RRN: 1014-1723-7100-0168-7902 Recommendations Report
About this document This Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of ten years. These documents cease to be valid where superseded by a more recent assessment of the same building carried out by a member of an Approved Organisation.
The Energy Performance Certificate and this Recommendations Report for this building were produced following an energy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an Approved Organisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance of Buildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of this document by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at the top of this page.
Assessor's name: Mr. John Miller Assessor membership number: EES/009382 Company name/trading name: D M Hall Chartered Surveyors LLP Address: The Oban Times Building Corran Esplanade Oban PA34 5PX Phone number: 01631 564 225 Email address: [email protected] Related party disclosure: No related party
If you have any concerns regarding the content of this report or the service provided by your assessor you should in the first instance raise these matters with your assessor and with the Approved Organisation to which they belong. All Approved Organisations are required to publish their complaints and disciplinary procedures and details can be found online at the web address given above.
Use of this energy performance information This Certificate and Recommendations Report will be available to view online by any party with access to the report reference number (RRN) and to organisations delivering energy efficiency and carbon reduction initiatives on behalf of the Scottish and UK Governments. If you are the current owner or occupier of this building and do not wish this data to be used by these organisations to contact you in relation to such initiatives, please opt out by visiting www.scottishepcregister.org.uk and your data will be restricted accordingly. Further information on this and on Energy Performance Certificates in general can be found at www.scotland.gov.uk/epc.
Page 5 of 6 HILLHOUSE, AUCHINDARROCH, DUROR, APPIN, PA38 4BW 30 July 2014 RRN: 1014-1723-7100-0168-7902 Recommendations Report
Opportunity to benefit from a Green Deal on this property Under a Green Deal, the cost of the improvements is repaid over time via a credit agreement. Repayments are made through a charge added to the electricity bill for the property. To see which improvements are recommended for this property, please turn to page 3. You can choose which improvements you want to install and ask for a quote from an authorised Green Deal provider. They will organise installation by an authorised Green Deal installer. If you move home, the responsibility for paying the Green Deal charge under the credit agreement passes to the new electricity bill payer. For householders in receipt of income-related benefits, additional help may be available. To find out more, visit www.greenerscotland.org or call 0808 808 2282.
Repayments Authorised Finance at Choose from May be paid stay with the home energy no upfront authorised from savings electricity bill assessment cost installers in energy bills payer
Page 6 of 6 SPM Ref No
Mortgage Valuation Report
Instructing Source Case Ref Valuer Ref SPM - Openhouse 18247000
1) Applicant Details Applicants Name(s) Tom McCallum Property address (inc. postcode) Hill House, Duror,
Town Postcode PA38 4BW
2) Description of Property Year built: 1991 Type of property House X Detached X If Flat / Maisonette: Purpose Built Bungalow Semi detached Converted Chalet Mid terrace Floor number of subject property Flat / Maisonette End terrace No. of floors in block Other* *Specify under General Comments No. of flats in block Type of Construction: (*Specify under General Comments) *Traditional X *Non Traditional
3) Accommodation - give number of: Receptions 3 Bedrooms 4 Kitchens 1 Bathrooms 4 Inside W.C.s 4 Utility Double Other No. of floors 2 Garage(s) /* Garden Yes Outbuilding garage,
4) If Newly Built Name of builder Stage reached: NHBC Other* (*Please specify) Roadways and pathways adopted? Yes X No 5) Tenure Ex-Feudal X Freehold Leasehold Other* (*Please specify) If Leasehold, years unexpired: No. Any known or reported problems with onerous or unusual ground rent or service charges? Owner occupied X Tenanted Vacant If part tenanted, please give details:
6) Subsidence, Settlement and Landslip Does the property show any signs of, or is the property located near any area subject to landslip, heave, settlement, subsidence, flooding, mining? Yes No X If yes please clarify:
7) Condition of Property General standard of constructions Good X Average Poor Structural Repair Good X Average Poor Decorative Repair Good X Average Poor
Are essential internal repairs required? Yes No X Are essential external repairs required? Yes No X Should the repairs be effected before the advance is made? Yes No X Is a mortgage retention recommended? Yes No X If the answer to any of the above questions is Yes, please provide further detail:
SPM Ref No
8) Services Mains water Mains Drainage Electricity X Gas X Central Heating? Full X Part None Gas Electric Oil X Solid Fuel Warm Air Mixed
9) Demand For Letting (Buy To Let) (fill in this section only if applicable).
Monthly rental value from the property: (on a furnished basis) £ 900
Monthly rental value from the property: (on an unfurnished basis) £ 800 10) Insurance Reinstatement Value 220 m2 Total area of all floors measured externally.
Cost of rebuilding inc. demolition, site clearance, professional fees, local authority requirements, £ 380000
and main building (including all other structures within the site boundaries unless specifically excluded). 11) Market Valuation for Mortgage Purposes (Assuming Vacant Possession) Do you recommend the property as suitable security for a mortgage? Yes X No
If No, please provide reasons.
If Yes, please provide your valuation. Valuation in present condition: 365,000
Valuation on completion of any works required under Question 7:
Valuation on completion of the property per Question 4:
12) General Comments
Please advise of any special features of the property and/or the location, which affects the property. The subjects in general appear to have been constructed, finished and maintained to an above average standard and when visited were occupied, fully furnished and all floors covered. The Seller had advised that water is from a shared private supply. It is not possible to comment on legal issues or the quality or quantity of the supply. For the purposes of valuation all are assumed to be satisfactory. The Seller has further advised that drainage is to a septic tank located within the garden grounds. The system has not been inspected and condition, Legal and Environmental issues have not been investigated. For the purposes of valuation all are assumed to be satisfactory. The house is constructed with rendered cavity block walls under a pitched and tiled roof.
IMPORTANT - THIS IS A CONFIDENTIAL REPORT PREPARED FOR MORTGAGE PURPOSES.
Certificate: I have personally inspected the property described herein and confirm adequate professional indemnity cover is held.
Signature Electronically prepared by The Valuation Exchange Company / Firm Name D M Hall LLP - Oban Address The Oban Times Building, Corran Esplanade, Oban, PA34 5PX Qualification MRICS FRICS X
Date of Inspection 08/07/2014
Date of Report 05/08/2014 Tel No 01631 564 225