Appendix 2 - Home Report Pack
Perth and Kinross Council · 2 September 2024
Back to Property Sub-Committee — 2 September 2024 and its agenda
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Single Survey survey report on: Property address 1 Invervar Cottages Glenlyon Aberfeldy PH15 2NJ Customer Perth and Kinross Council Customer address Prepared by Shepherd Chartered Surveyors Date of inspection 08/02/2024 www.shepherd.co.uk
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Terms and Conditions 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 1 of 6 1 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct. PART 1 - GENERAL 1.1 THE SURVEYORS The Seller has engaged the Surveyors to provide the Single Survey Report and a generic Mortgage Valuation Report for Lending Purposes. The Seller has also engaged the Surveyors to provide an Energy Report in the format prescribed by the accredited Energy Company. The Surveyors are authorised to provide a transcript or retype of the generic Mortgage Valuation Report on to Lender specific pro-forma. Transcript reports are commonly requested by Brokers and Lenders. The transcript report will be in the format required by the Lender but will contain the same information, inspection date and valuation figure as the generic Mortgage Valuation Report and the Single Survey. The Surveyors will decline any transcript request which requires the provision of information additional to the information in the Report and the generic Mortgage Valuation Report until the Seller has conditionally accepted an offer to purchase made in writing. Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser's lender or conveyancer may request that the Surveyors provide general comment on standard appropriate supplementary documentation. In the event of a significant amount of documentation being provided to the Surveyors, an additional fee may be incurred by the Purchaser. Any additional fee will be agreed in writing. If information is provided to the Surveyors during the conveyancing process which materially affects the valuation stated in the Report and generic Mortgage Valuation Report, the Surveyors reserve the right to reconsider the valuation. Where the Surveyors require to amend the valuation in consequence of such information, they will issue an amended Report and generic Mortgage Valuation Report to the Seller. It is the responsibility of the Seller to ensure that the amended Report and generic Mortgage Valuation Report are transmitted to every prospective Purchaser. The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who is competent to survey, value and report upon Residential Property1. If the Surveyors have had a previous business relationship within the past two years with the Seller or Seller's Agent or relative to the property, they will be obliged to indicate this by marking the adjacent box. The Surveyors have a written complaints handling procedure. This is available from the offices of the Surveyors at the address stated. 1.2 THE REPORT The Surveyors will not provide an amended Report on the Property, except to correct factual inaccuracies. The Report will identify the nature and source of information relied upon in its preparation. The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is such that it would be inappropriate to do so. A final decision on whether a loan will be granted rests with the Lender who may impose retentions in line with their lending criteria. The date of condition and value of the property will be the date of inspection. Prior to 1 December 2008, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast, a Single Survey is instructed by the Seller and made available to all potential Purchasers in expectation that the successful Purchaser will have relied upon it. The Royal Institution of Chartered Surveyors rules require disclosure of any potential conflict of interest when acting for the Seller and the Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and if this is of concern to any party they are advised to seek their own independent advice. The Report and any expressions or assessments in it are not intended as advice to the Seller or Purchaser or any other person in relation to an asking price or any other sales or marketing decisions. X
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Terms and Conditions 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 2 of 6 2 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct. The Report is based solely on the Property and is not to be relied upon in any manner whatsoever when considering the valuation or condition of any other property. If certain minor matters are mentioned in the Report it should not be assumed that the Property is free of other minor defects. Neither the whole nor any part of the Report may be published in any way, reproduced or distributed by any party other than the Seller, prospective purchasers and the Purchaser and their respective professional advisers without the prior written consent of the Surveyors. 1.3 LIABILITY The Report is prepared with the skill and care reasonably to be expected of a competent residential surveyor who is a member of the Royal Institution of Chartered Surveyors. The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy) along with these Terms and Conditions (or a complete copy) would (or, as the case might be, would have been) be disclosed and delivered to: the Seller; any person(s) noting an interest in purchasing the Property from the Seller; any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property, whether or not that offer is accepted by the Seller; the Purchaser; and the professional advisers of any of these. The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to the Seller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relation to the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should be aware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, the Surveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Any such Lender relies upon the Report entirely at their own risk. 1.4 GENERIC MORTGAGE VALUATION REPORT The Surveyors undertake to the Seller that they will prepare a generic Mortgage Valuation Report, which will be issued along with the Single Survey. It is the responsibility of the Seller to ensure that the generic Mortgage Valuation Report is provided to every potential Purchaser. 1.5 TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSES The Surveyors undertake that on being asked to do so by a prospective purchaser, or his/her professional advisor or Lender, they will prepare a Transcript Mortgage Valuation Report for Lending Purposes on terms and conditions to be agreed between the Surveyors and Lender and solely for the use of the Lender and upon which the Lender may rely. The decision as to whether finance will be provided is entirely a matter for the Lender. The Transcript Mortgage Valuation Report will be prepared from information contained in the Report and the generic Mortgage Valuation Report2. 1.6 INTELLECTUAL PROPERTY All intellectual property rights whatsoever (including copyright) in and to the Report, excluding the headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless
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Terms and Conditions 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 3 of 6 they assign the same to any other party in writing. 1.7 PAYMENT The Surveyors are entitled to refrain from delivering the Report to anyone until the fee and other charges for it notified to the Seller have been paid. Additional fees will be charged for subsequent inspections and Reports. 1.8 CANCELLATION The Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time before the day of the inspection. The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to the Seller) if after arriving at the property, the Surveyor concludes that it is of a type of construction of which the Surveyor has insufficient specialist knowledge to be able to provide the inspection satisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, the surveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 as detailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their health or personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion. In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid by the Seller for the inspection and Report, except for expenses reasonably incurred and any fee due in light of the final paragraph of this section. In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place but before a written report is issued, the Surveyor will be entitled to raise an invoice equivalent to 80% of the agreed fee. 1.9 PRECEDENCE If there is any incompatibility between these Terms and Conditions and the Report, these Terms and Conditions take precedence. 1.10 DEFINITIONS the "Lender" is the party who has provided or intends or proposes to provide financial assistance to the Purchaser towards the purchase of the Property and in whose favour a standard security will be granted over the Property; the "Transcript Mortgage Valuation Report for Lending Purposes" means a separate report, prepared by the Surveyor, prepared from information in the Report and the generic Mortgage Valuation Report, but in a style and format required by the Lender. The Transcript Mortgage Valuation Report for Lending Purposes will be prepared with the skill and care reasonably to be expected from a surveyor who is a member of the Royal Institution of Chartered Surveyors and who is competent to survey, value and report on the Property; the "Generic Mortgage Valuation Report" means a separate report, prepared by the Surveyor from information in the Report but in the Surveyor's own format; the "Market Value" is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion; the "Property" is the property which forms the subject of the Report; the "Purchaser" is the person (or persons) who enters into a contract to buy the Property from the Seller;
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Terms and Conditions 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 4 of 6 a "prospective Purchaser" is anyone considering buying the Property; the "Report" is the report, of the kind described in Part 2 of these Terms and Conditions and in the form set out in part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents) Regulations 2008; the "Seller" is/are the proprietor(s) of the Property; the "Surveyor" is the author of the Report on the Property; and the "Surveyors" are the firm or company of which the Surveyor is an employee, director, member or partner (unless the Surveyor is not an employee, director, member or partner, when the "Surveyors" means the Surveyor) whose details are set out at the head of the Report. the "Energy Report" is the advice given by the accredited Energy Company, based on information collected by the Surveyor during the Inspection, and also includes an Energy Performance Certificate, in a Government approved format. PART 2 - DESCRIPTION OF THE REPORT 2.1 THE SERVICE The Single Survey is a Report by an independent Surveyor, prepared in an objective way regarding the condition and value of the Property on the day of the inspection, and who is a member of the Royal Institution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is in the format of the accredited Energy Company. In addition, the Surveyor has agreed to supply a generic Mortgage Valuation Report. 2.2 THE INSPECTION The Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible and readily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to the Surveyor. All references to visual inspection refer to an inspection from within the property at floor level and from ground level within the site and adjoining public areas, without the need to move any obstructions. Any references to left or right are taken facing the front of the property. The Inspection is carried out with the Seller's permission, without causing damage to the building or contents. Furniture, stored items and insulation are not moved. Unless identified in the report the Surveyor will assume that no harmful or hazardous materials have been used in the construction. The presence or possible consequences of any site contamination will not be researched. The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspector in completing a Single Survey of properties that may fall within the Control of Asbestos in the Workplace Regulations. In the case of flats it will be assumed that there is a duty holder, as defined in the Regulations and that a Register of Asbestos and effective Management Plan is in place, which does not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder will be made. 2.3 THE REPORT The Report will be prepared by the Surveyor who carried out the property inspection and will describe various aspects of the property as defined by the headings of the Single Survey report with the comments
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Terms and Conditions 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 5 of 6 being general and unbiased. The report on the location, style and condition of the property, will be concise and will be restricted to matters that could have a material effect upon value and will omit items that, in the Surveyor's opinion, are not significant. If certain minor matters are mentioned, it should not be interpreted that the property is free of any other minor defects. Throughout the Report, the following repair categories will be used to give an overall opinion of the state of repair and condition of the property. 1 Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. 2 Category 2: Repairs or replacement requiring future attention, but estimates are still advised. 3 Category 1: No immediate action or repair is needed. 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 when the effect can be considerable. Parts of the property, which cannot be seen or accessed, will not be reported upon and this will be stated. If the Surveyor suspects that a defect may exist within an unexposed area and which could have a material effect upon the value, he may recommend further investigation by specialist contractors. 2.4 SERVICES Surveyors are not equipped or qualified to test the services and therefore no comment can be interpreted as implying that the design, installation and function of the services are in accordance/compliance with regulations, safety and efficiency expectations. However, comment is made where there is cause to suspect significant defects or shortcomings with the installations. No tests are made of any services or appliances. 2.5 ACCESSIBILITY A section is included to help identify the basic information interested parties need to know to decide whether to view a property. 2.6 ENERGY REPORT A section is included that makes provision for an Energy Report, relative to the property. The Surveyor will collect physical data from the property and provide such data in a format required by an accredited Energy Company. The Surveyor cannot of course accept liability for any advice given by the Energy Company. 2.7 VALUATION AND CONVEYANCER ISSUES The last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). It also contains the Surveyor's opinion both of the market value of the property and of the re-instatement cost, as defined below. "Market Value" The estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm's-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving at the opinion of the Market Value the Surveyor also makes various standard assumptions covering, for example, vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition of un-inspected parts; the right to use mains services; and the exclusion of curtains, carpets etc. from the valuation. In the case of flats, the following further assumptions are made that: There are rights of access and exit over all communal roadways, corridors, stairways etc. and to use
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Terms and Conditions 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 6 of 6 communal grounds, parking areas, and other facilities; There are no particularly troublesome or unusual legal restrictions; There is no current dispute between the occupiers of the flats or any outstanding claims or losses; and the costs of repairs to the building are shared among the co-proprietors on an equitable basis. Any additional assumption, or any found not to apply, is reported. "Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding the Property in its present form unless otherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees, but excludes VAT (except on the fees). Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluation after a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the market and/or in the physical condition of the Property.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 1 of 17 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 The property comprises a detached extended cottage. Accommodation GROUND FLOOR: Entrance Hall, Living Room, Kitchen, Two Bedrooms and Shower Room with WC. Gross internal floor area (m²) 50 sq metres or thereby. Neighbourhood and location The subjects are situated within a small residential locality in the rural hamlet of Invervar which lies in the heart of Glen Lyon. Limited amenities are available within Glen Lyon with more comprehensive facilities situated within the town of Aberfeldy lying approximately 13 miles distant. Age The original cottage dates to approximately 1900 and appears to have been extended in the 1960's although this has not been confirmed. Weather Dry and sunny. Chimney stacks Visually inspected with the aid of binoculars where appropriate. There is a brick chimney pertaining to the property with lead flashing adjacent. It is understood that this chimney is no longer in use.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 2 of 17 Roofing including roof space Sloping roofs were visually inspected with the aid of binoculars where appropriate. 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. The roof over is pitched and overlaid in slates with a metal ridge and roof ventilators have been incorporated in the past. There are two roof void areas both of which are timber framed, pitched and with insulation lying at ceiling joists. There is a "Daiken" unit within the roof void area which pertains to the heating system and there is also a plastic cold storage water tank within the roof void area. Rainwater fittings Visually inspected with the aid of binoculars where appropriate. Plastic gutters and downpipes. Main walls Visually inspected with the aid of binoculars where appropriate. Foundations and concealed parts were not exposed or inspected. Walls of the original cottage are of solid stone, roughcast externally and walls of the side extension appear to be of cavity brick, roughcast externally. 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 are of a uPVC style which are double glazed and the front entrance door is a double leaf uPVC door. External decorations Visually inspected. PVC finish to windows and entrance door.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 3 of 17 Conservatories / porches None. Communal areas None. Garages and permanent outbuildings Visually inspected. There is no garage pertaining to the property and within the garden area at the side is a prefabricated garden implement store. Outside areas and boundaries Visually inspected. There are garden areas front, side and rear and there is a paved access pathway. The garden areas have shrubbery areas present and also mature trees and there is a small garden retaining wall within the rear garden area. Boundaries are formed generally by metal post and wire fencing, timber fencing and metal railings. There is an area of ground on the opposite side of the road from the property and which is understood to belong to this property. This area is vastly overgrown and the front boundary in general is of random rubble walling with areas obscured. Ceilings Visually inspected from floor level. Strapped and lined in plasterboard with areas lined in lath and plaster and there is a textured finish to some ceilings. Internal walls Visually inspected from floor level. Using a moisture meter, walls were randomly tested for dampness where considered appropriate. Plastered on the hard internally with areas lined in plasterboard. Floors including sub floors Surfaces of exposed floors were visually inspected. No carpets or floor coverings were lifted. Flooring within the property is a mixture of solid concrete and suspended timber flooring. No access was afforded to any sub-floor area.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 4 of 17 Internal joinery and kitchen fittings Built-in cupboards were looked into but no stored items were moved. Kitchen units were visually inspected excluding appliances. Timber panelled internal doors with timber facings and skirtings and there are uPVC double glazed doors which give access to one of the bedrooms and also the living room area. Skirtings and facings are of timber. The kitchen is provided with high and low level units. Chimney breasts and fireplaces Visually inspected. No testing of the flues or fittings was carried out. Former fireplaces have been removed in the past with the areas being boarded over with one area being vented. Internal decorations Visually inspected. Wallpaper/emulsion finish to walls and ceilings. Walls within the kitchen are part tiled and shower room walls are part wet walled and part tiled. Cellars None. 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 of electricity serving a 13 amp ring main with the electric meter and consumer unit located at high level within the hallway. Gas There is no gas connected to the property.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 5 of 17 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. It is understood that water to the property is supplied from a burn and we have been informed that this source of water can be unreliable and problematical. We would refer you to the Condition section on Water, Plumbing and Bathroom Fittings. Internal plumberwork, where seen, is of copper and PVC and there is plumbing for a washing machine. There is a plastic cold storage water tank within the roof void area and there is a three piece suite situated within the shower room. The property benefits from an external water tap. The water had been drained/terminated at the time of inspection. Heating and hot water 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. The property has the benefit of a wet radiator system of central heating served by means of an air source heat pump. The heat pump is situated externally adjacent to the rear elevation and there is a thermal storage tank within one of the bedroom cupboards. It is understood that the heating system also provides for hot water which is supplemented by means of an electrical immersion within the thermal storage tank. The heating system was not in operation during the course of inspection. Drainage Drainage covers etc. were not lifted. Neither drains nor drainage systems were tested. Drainage is understood to be connected to a communal septic tank. The septic tank was not located and not inspected.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 6 of 17 Fire, smoke and burglar alarms Visually inspected. No tests whatsoever were carried out to the system or appliances. All Scottish homes require a smoke alarm to be installed in the room most frequently used for living purposes and in every circulation space on each floor. A heat alarm also needs to be installed in each kitchen. The alarms need to be ceiling mounted and interlinked. Where there is a carbon- fuelled appliance such as a boiler, open fire or wood burner, a carbon monoxide detector is also required. We have not assessed or tested any existing equipment and it is the purchasers responsibility to confirm that the property will comply with these standards following a change of ownership. Any additional limits to inspection No access was afforded to any sub-floor area and no access obtained behind/under sanitary fittings. Windows were opened on a random basis only and inspection of the roof void areas was restricted due to insulation lying at ceiling joists. Water had been drained and the heating system was not in operation. Areas of the boundaries were obscured by vegetation. An inspection for Japanese Knotweed was not carried out. This is a plant which is subject to control regulation, is considered to be invasive and one which can render a property unsuitable for some mortgage lenders. It is therefore assumed that there is no Japanese Knotweed within the boundaries of the property or its neighbouring property. Identification of Japanese Knotweed is best undertaken by a specialist contractor.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 7 of 17
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 8 of 17 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 needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Repairs or replacement requiring future attention, but estimates are still advised. No immediate action or repair is needed. Structural movement Repair category 1 Notes There was no evidence of significant structural movement within the limitations of our inspection. Dampness, rot and infestation Repair category 2 Notes The entire property will require to be inspected prior to purchase by both a timber and damp proofing specialist as there was evidence of damp penetration and woodworm within the roof void area. Damp was also evident to the stone gable wall. High moisture readings were also obtained to lower wall areas including the entrance door ingoes and moisture readings were obtained also to areas of flooring. Detailed estimates should be obtained prior to purchase and any necessary remedial works implemented to a guarantee standard. Chimney stacks Repair category 1 Notes The chimney stack appeared to be in a fair state of repair within the limitations of our inspection but can be vulnerable to defect and should be regularly maintained.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 9 of 17 Roofing including roof space Repair category 2 Notes As previously indicated, woodworm was evident to the roofing timbers and there are areas of stained sarking. Damp was also evident to the stone gable wall. We would refer you to the comments made under the section Dampness, Rot and Infestation. In view of the age and nature of the roof claddings the need for higher than average maintenance and repair should be envisaged. Further advice should be obtained from a firm of roofing contractors to fully ascertain the condition of all coverings. Roofing contractors recommend that roof coverings are inspected regularly in order to ensure they remain watertight. Rainwater fittings Repair category 1 Notes Within the limitations of our inspection rainwater goods were seen to be free from significant defect. We would highlight that it was not raining at the time of our inspection and we would recommend that all rainwater fittings be inspected during heavy rainfall in order to ensure they are free from defect. Vegetation was evident to some gutter sections which will require to be cleaned out. Main walls Repair category 1 Notes Within the limitations of our inspection, no significant defects were noted, however normal levels of maintenance are recommended. Windows, external doors and joinery Repair category 2 Notes Windows are of an age where increased maintenance should be anticipated to sealed units, frames and locking mechanisms and it should be appreciated that some defects are only evident during certain weather conditions. A precautionary check of all doors and windows is always advised prior to purchase. Condensation markings were evident to some of the internal window sills.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 10 of 17 External decorations Repair category 1 Notes Paint finished and decorated external surfaces will require redecoration on a regular basis. Conservatories/porches Repair category N/A Notes Not applicable. Communal areas Repair category N/A Notes Not applicable. Garages and permanent outbuildings Repair category 1 Notes Normal maintenance will be required to the outbuilding. Outside areas and boundaries Repair category 1 Notes Boundary walls and fences should be regularly checked and maintained as necessary. Mature trees/vegetation within the grounds of the property will require future ongoing professional maintenance by an experienced contractor.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 11 of 17 Ceilings Repair category 1 Notes Within the limitations of our inspection no significant defects were noted. Textured coatings were noted to ceiling areas. On rare occasions, these materials can have an asbestos content. We have not tested these materials nor carried out an asbestos survey however, until the material is professionally tested the linings should be left undisturbed and the material handled by a competent contractor only. There are also areas of ceiling plaster cracking and repair works are required. Internal walls Repair category 1 Notes Within the limitations of our inspection no significant defects were noted. There are areas of plug holes and repair works are required. Floors including sub-floors Repair category 2 Notes Moisture readings were obtained to areas of flooring within one of the bedrooms and we would refer you to the section on Dampness, Rot and Infestation. No access was afforded to any sub-floor area. Internal joinery and kitchen fittings Repair category 2 Notes Wear and tear was evident to the kitchen units with some units being in fairly poor condition and the kitchen would benefit from upgrading/replacement. Within the limitations of our inspection no significant defects were noted.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 12 of 17 Chimney breasts and fireplaces Repair category N/A Notes Not applicable. Internal decorations Repair category 2 Notes Internal decoration requires freshening throughout. Cellars Repair category N/A Notes Not applicable. Electricity Repair category 2 Notes There is a semi dated consumer unit and accordingly electrics will require to be checked and upgraded where required by a suitably qualified electrician. The Institution of Engineering Technology recommends that inspections and testings are undertaken at least every five years and on a change of occupancy. It should be appreciated that only the most recently constructed or re-wired properties will have installations which fully comply with IET regulations. Gas Repair category N/A Notes Not applicable.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 13 of 17 Water, plumbing and bathroom fittings Repair category 3 Notes The water supply and plumbing system have been disconnected/drained down. Water we understand is from a burn supply. It is understood this source of water does not provide a wholesome supply of water and that there are problems with contamination along with reliability issues in both winter and summer months. We further understand that around seven properties are affected and that costings have been obtained to provide a bore hole supply with associated pump and all details should be made available. There is poor sealant around the shower tray which requires attention. It has been presumed that sealants around the sanitary fittings are fully functional with no defects to the adjacent areas although a precautionary check is always advised behind/under sanitary fittings as sealants are prone to leakage. Heating and hot water Repair category 1 Notes The property has the benefit of a wet radiator system of heating served by an air source heat pump. This was not in operation during the course of inspection. The system was not tested. It is assumed the system has been installed, serviced and maintained to comply with all regulations. Any service/maintenance records should be sought prior to purchase. Drainage Repair category 1 Notes Drainage is understood to be connected to a communal septic tank. The maintenance liability, rights of access and SEPA consents should be confirmed. The septic tank was not located and not inspected.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 14 of 17 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. 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. Structural movement 1 Dampness, rot and infestation 2 Chimney stacks 1 Roofing including roof space 2 Rainwater fittings 1 Main walls 1 Windows, external doors and joinery 2 External decorations 1 Conservatories/porches N/A Communal areas N/A Garages and permanent outbuildings 1 Outside areas and boundaries 1 Ceilings 1 Internal walls 1 Floors including sub-floors 2 Internal joinery and kitchen fittings 2 Chimney breasts and fireplaces N/A Internal decorations 2 Cellars N/A Electricity 2 Gas N/A Water, plumbing and bathroom fittings 3 Heating and hot water 1 Drainage 1 Category 3 Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts of the property or cause a safety hazard. Estimates for repairs or replacement are needed now. Category 2 Repairs or replacement requiring future attention, but estimates are still advised. Category 1 No immediate action or repair is needed.
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 15 of 17 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 Floor 2. Are there three steps or fewer to a main entrance door of the property? Yes X No 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 No X 5. Is there a toilet on the same level as the living room and kitchen? Yes X No 6. Is there a toilet on the same level as a bedroom? Yes X No 7. Are all rooms on the same level with no internal steps or stairs? Yes X No 8. Is there unrestricted parking within 25 metres of an entrance door to the building? Yes No X
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 16 of 17 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 Where defects or repairs have been identified within this report it is recommended that, prior to entering into any legally binding sale or purchase contract, further specialist’s or contractor’s advice and estimates should be obtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to be achieved for the property. There are understood to be private drainage arrangements to a communal septic tank. The maintenance liability, rights of access for maintenance purposes and availability of SEPA consents should be confirmed. The septic tank was not located and not inspected. Water we understand is from a burn supply. It is understood this source of water does not provide a wholesome supply of water and that there are problems with contamination along with reliability issues in both winter and summer months. We further understand that around seven properties are affected and that costings have been obtained to provide a bore hole supply with associated pump and all details should be made available. The property has been extended in the past and it appears that these works were carried out in the 1960's although this has not been confirmed. It has been presumed that all relevant Local Authority documentation is in place and in order and all such documentation will require to be obtained and placed with Titles for safe keeping and future reference. These works do however appear historic in nature. There may be access difficulties within this location during periods of adverse weather conditions. The exact area of ground pertaining to the property should be verified by inspection of Title Deeds. Estimated reinstatement cost for insurance purposes For Reinstatement Cost Assessment purposes, it is recommended that the subjects be insured for a sum of not less than £210,000 (TWO HUNDRED AND TEN THOUSAND POUNDS STERLING). This figure is the estimate of the cost of rebuilding the premises and bears no direct relationship to current market value. Valuation and market comments Having considered matters, taking account of our general observations on site, we are of the opinion that the Market Value of the subjects in their present condition and with the benefit of vacant possession may be fairly stated in the sum of £125,000 (ONE HUNDRED AND TWENTY FIVE THOUSAND POUNDS STERLING).
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Single Survey 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 17 of 17 Signed George B Robb Electronically signed :- 15/07/2024 13:45 Report author George B Robb Company name J & E Shepherd Chartered Surveyors Address 2 Whitefriars Crescent Perth PH2 0PA Date of report 08/02/2024
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1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 1 of 4 Mortgage Valuation Report www.shepherd.co.uk Property Address Address 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ Seller's Name Perth and Kinross Council Date of Inspection 08/02/2024 Property Details Property Type House X Bungalow Purpose built maisonette Converted maisonette Purpose built flat Converted flat Tenement flat Flat over non-residential use Other (specify in General Remarks) Property Style X Detached Semi detached Mid terrace End terrace Back to back High rise block Low rise block Other (specify in General Remarks) Does the surveyor believe that the property was built for the public sector, e. g. local authority, military, police? X Yes No Flats/Maisonettes only Floor(s) on which located No. of floors in block Lift provided? Yes No No. of units in block Approximate Year of Construction 1900 Tenure X Absolute Ownership Other Accommodation Number of Rooms 1 Living room(s) 2 Bedroom(s) 1 Kitchen(s) 1 Bathroom(s) 1 WC(s) 0 Other (Specify in General remarks) Gross Floor Area (excluding garages and outbuildings) 50 m² (Internal) m² (External) Residential Element (greater than 40%) X Yes No Garage / Parking / Outbuildings Single garage Double garage Parking space X No garage / garage space / parking space Available on site? Yes X No Permanent outbuildings: None.
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Mortgage Valuation Report 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 2 of 4 Construction Walls Brick X Stone Concrete Timber frame Other (specify in General Remarks) Roof Tile X Slate Asphalt Felt Other (specify in General Remarks) Special Risks Has the property suffered structural movement? Yes X No If Yes, is this recent or progressive? Yes No Is there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in the immediate vicinity? Yes X No If Yes to any of the above, provide details in General Remarks. Service Connections Based on visual inspection only. If any services appear to be non-mains, please comment on the type and location of the supply in General Remarks Drainage Mains X Private None Water Mains X Private None Electricity X Mains Private None Gas Mains Private X None Central Heating X Yes Partial None Brief description of Central Heating and any non mains services: Wet radiator system of heating served by an air source heat pump. Site Apparent legal issues to be verified by the conveyancer. Please provide a brief description in General Remarks. Rights of way Shared drives / access Garage or other amenities on separate site Shared service connections Ill-defined boundaries Agricultural land included with property Other (specify in General Remarks) Location Residential suburb Residential within town / city Mixed residential / commercial Shared service connections Commuter village X Remote village Isolated rural property Other (specify in General Remarks) Planning Issues Has the property been extended / converted / altered? X Yes No If Yes provide details in General Remarks. Roads X Made up road Unmade road Partly completed new road Pedestrian access only Adopted Unadopted
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Mortgage Valuation Report 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 3 of 4 General Remarks The property comprises a detached extended cottage situated within the small hamlet of Invervar and surrounding properties are similar in character and design. Main facilities for this area are situated within the town of Aberfeldy approximately 13 miles distant. There may be access difficulties during periods of adverse weather conditions. During the course of inspection dampness was evident to lower wall areas, woodworm to roofing timbers and damp penetration evident within the roof void area. Dampness was also evident to areas of flooring. Accordingly, the entire property will require to be inspected prior to purchase by both a timber and damp proofing specialist and any necessary remedial works should be implemented to guarantee standard. Valuation has been based on the assumption that any works required do not exceed £10,000 otherwise our valuation figure would require to be reviewed accordingly. The consumer unit is semi dated by today's standards and a precautionary check of electrics is advised by a suitably qualified electrician. Kitchen fittings are suffering from wear and tear and would benefit from replacement/upgrading. Internal decoration requires general freshening throughout. There are mature trees within the garden area which will require a programme of regular professional maintenance. During the course of inspection other minor defects were noted which are not uncommon for a property of this type, age and character and which should be capable of remedy by routine maintenance and repair. Drainage from the property is to a communal septic tank. This was not located and not inspected. The maintenance liability, rights of access and SEPA consents should be confirmed. Water we understand is from a burn supply. It is understood this source of water does not provide a wholesome supply of water and that there are problems with contamination along with reliability issues in both winter and summer months. We further understand that around seven properties are affected and that costings have been obtained to provide a bore hole supply with associated pump and all details should be made available. Ongoing maintenance should be anticipated to the external fabric of the building in accordance with good maintenance practice. The property has been extended in the past and it appears that these works were carried out in the 1960's although this has not been confirmed. It has been presumed that all relevant Local Authority documentation is in place and in order and all such documentation will require to be obtained and placed with Titles for safe keeping and future reference. These works do however appear historic in nature. The exact area of ground pertaining to the property should be verified by inspection of Title Deeds. Essential Repairs Water we understand is from a burn supply. It is understood this source of water does not provide a wholesome supply of water and that there are problems with contamination along with reliability issues in both winter and summer months. We further understand that around seven properties are affected and that costings have been obtained to provide a bore hole supply with associated pump and all details should be made available. In order for the property to meet a Tolerable Standard this work would be considered essential. We would refer you to the additional comments made under the General Remarks section of this report and would reiterate that the valuation has been based on the assumption that any works required do not exceed £15,000 otherwise our valuation figure would require to be reviewed accordingly. Estimated cost of essential repairs Retention recommended? Yes X No Retention amount Comment on Mortgageability The property will only provide a suitable security for mortgage purposes on the proviso the a wholesome and reliable water supply is provided.
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Mortgage Valuation Report 1 Invervar Cottages, Glenlyon, Aberfeldy, PH15 2NJ 08/02/2024 Page 4 of 4 Valuation Market value in present condition £ 125,000 Market value on completion of essential repairs £ Insurance reinstatement value £ 210,000 (to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT) Is a reinspection necessary? Yes X No Declaration Signed George B Robb Electronically signed :- 15/07/2024 13:45 Surveyor's name George B Robb Professional qualifications MRICS Company name J & E Shepherd Chartered Surveyors Address 2 Whitefriars Crescent, Perth, PH2 0PA Telephone 01738 638188 Email Address perth@shepherd.co.uk Date of Inspection 08/02/2024
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You can use this document to:Energy Performance Certificate (EPC) Dwellings Scotland INVERVAR COTTAGES, 1, GLENLYON, ABERFELDY, PH15 2NJ Dwelling type: Detached bungalow Date of assessment: 08 February 2024 Date of certificate: 08 February 2024 Total floor area: 49 m2 Primary Energy Indicator: 542 kWh/m2/year Reference number: 0180-2888-6120-2504-8055 Type of assessment: RdSAP, existing dwelling Approved Organisation: Elmhurst Main heating and fuel: Air source heat pump, radiators, electric 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* £8,073 Over 3 years you could save* £3,972 See your recommendations report for more 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 115A(92 plus) B(81-91) C(69-80) D(55-68) 42E(39-54 F(21-38) G(1-20) Not energy efficient - higher running costs Energy Efficiency Rating This graph shows the current efficiency of your home, taking into account both energy efficiency and fuel costs. The higher this rating, the lower your fuel bills are likely to be. Your current rating is band E (42). The average rating for EPCs in Scotland is band D (61). The potential rating shows the effect of undertaking all of the improvement measures listed within your recommendations report. Very environmentally friendly - lower CO2 emissions Current Potential 114A(92 plus) B(81-91) C(69-80) D(55-68) 49E(39-54 F(21-38) G(1-20) Not environmentally friendly - higher CO2 emissions Environmental Impact (CO2) Rating This graph shows the effect of your home on the environment in terms of carbon dioxide (CO2) emissions. The higher the rating, the less impact it has on the environment. Your current rating is band E (49). The average rating for EPCs in Scotland is band D (59). The potential rating shows the effect of undertaking all of the improvement measures listed within your recommendations report. Top actions you can take to save money and make your home more efficient Recommended measures Indicative cost Typical savings over 3 years 1 Cavity wall insulation £500 - £1,500 £270.00 2 Internal or external wall insulation £4,000 - £14,000 £1482.00 3 Floor insulation (suspended floor) £800 - £1,200 £585.00 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. THIS PAGE IS THE ENERGY PERFORMANCE CERTIFICATE WHICH MUST BE AFFIXED TO THE DWELLING AND NOT BE REMOVED UNLESS IT IS REPLACED WITH AN UPDATED CERTIFICATE To find out more about the recommended measures and other actions you could take today to stop wasting energy and money, visit greenerscotland.org or contact Home Energy Scotland on 0808 808 2282.
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Page 1 of 6Elmhurst Energy Systems RdSAP Calculator v4.13r0001 (SAP 9.94) Recommendations Report INVERVAR COTTAGES, 1, GLENLYON, ABERFELDY, PH15 2NJ 08 February 2024 RRN: 0180-2888-6120-2504-8055 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 Sandstone or limestone, as built, no insulation (assumed) Cavity wall, as built, no insulation (assumed) Roof Pitched, 200 mm loft insulation Pitched, 300 mm loft insulation Floor Suspended, no insulation (assumed) Solid, no insulation (assumed) Windows Fully double glazed Main heating Air source heat pump, radiators, electric Main heating controls Programmer and room thermostat Secondary heating None Hot water From main system Lighting No low energy lighting 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 calculated emissions for your home are 92 kg CO2/m²/yr. 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 4.5 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 4.9 tonnes per year. You could reduce emissions even more by switching to renewable energy sources.
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Page 2 of 6 • 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. External insulation with cavity wall insulation Recommendations Report INVERVAR COTTAGES, 1, GLENLYON, ABERFELDY, PH15 2NJ 08 February 2024 RRN: 0180-2888-6120-2504-8055 Estimated energy costs for this home Current energy costs Potential energy costs Heating £6,399 over 3 years £3,060 over 3 years Hot water £1,248 over 3 years £828 over 3 years Lighting £426 over 3 years £213 over 3 years Totals £8,073 £4,101 You could save £3,972 over 3 years Potential future savings 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. Recommended measures Indicative cost Typical saving per year Rating after improvement Energy Environment E 44 E 50 D 55 D 59 D 59 D 63 D 61 D 65 D 62 D 66 D 65 C 69 C 69 C 72 C 72 C 74 B 86 B 87 A 115 A 114 1 Cavity wall insulation £500 - £1,500 £90 2 Internal or external wall insulation £4,000 - £14,000 £494 3 Floor insulation (suspended floor) £800 - £1,200 £195 4 Floor insulation (solid floor) £4,000 - £6,000 £94 5 Low energy lighting for all fixed outlets £30 £52 6 Time and temperature zone control £350 - £450 £143 7 Solar water heating £4,000 - £6,000 £135 8 Replacement glazing units £1,000 - £1,400 £120 9 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £467 10 Wind turbine £15,000 - £25,000 £1111 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.
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Page 3 of 6 Recommendations Report INVERVAR COTTAGES, 1, GLENLYON, ABERFELDY, PH15 2NJ 08 February 2024 RRN: 0180-2888-6120-2504-8055 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 Cavity wall insulation Cavity wall insulation, to fill the gap between the inner and outer layers of external walls with an insulating material, reduces heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. The insulation material is pumped into the gap through small holes that are drilled into the outer walls, and the holes are made good afterwards. As specialist machinery is used to fill the cavity, a professional installation company should carry out this work, and they should carry out a thorough survey before commencing work to ensure that this type of insulation is suitable for this home and its exposure. They should also provide a guarantee for the work and handle any building standards issues. Further information about cavity wall insulation and details of local installers can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk). 2 Internal or external wall insulation Internal or external wall insulation involves adding a layer of insulation to either the inside or the outside surface of the external walls, which reduces heat loss and lowers fuel bills. As it is more expensive than cavity wall insulation it is only recommended for walls without a cavity, or where for technical reasons a cavity cannot be filled. Internal insulation, known as dry-lining, is where a layer of insulation is fixed to the inside surface of external walls; this type of insulation is best applied when rooms require redecorating. External solid wall insulation is the application of an insulant and a weather-protective finish to the outside of the wall. This may improve the look of the home, particularly where existing brickwork or rendering is poor, and will provide long- lasting weather protection. Further information can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk). It should be noted that a building warrant is required for the installation of external wall insulation. Planning permission may also be required and that building regulations apply to external insulation so it is best to check with your local authority on both issues. 3 Floor insulation (suspended floor) Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation to prevent dampness; seek advice about this if unsure. Further information about floor insulation is available from many sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulations generally apply to this work so it is best to check with your local authority building standards department. 4 Floor insulation (solid floor) Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Insulating solid floors can present challenges; insulation laid on top of existing solid floors may impact on existing doors and finishes whilst lifting of a solid floor to insert insulation below will require consideration of the potential effect on both structural stability and damp proofing. It is advised to seek advice from a Chartered Structural Engineer or a registered Architect about this if unsure. Further information about floor insulation is available from many sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor- insulation. Building regulations generally apply to this work and may also require a building warrant so it is best to check with your local authority building standards department. 5 Low energy lighting Replacement of traditional light bulbs with energy saving bulbs will reduce lighting costs over the lifetime of the bulb, and they last many times longer than ordinary light bulbs. Low energy lamps and fittings are now commonplace and readily available. Information on energy efficiency lighting can be found from a wide range of organisations, including the Energy Saving Trust (http://www.energysavingtrust.org.uk/home-energy- efficiency/lighting). 6 Heating controls (time and temperature zone control) The heating system controls should be improved so that both the temperature and time of heating can be set differently in separate areas of your house; this will reduce the amount of energy used and lower fuel bills. For example, it is possible to have cooler temperatures in the bedrooms than in the living room provided internal doors are kept closed, and to have a longer heating period for the living room. Building regulations generally apply to this work and a building warrant may be required, so it is best to check with your local authority building standards department and seek advice from a qualified heating engineer.
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Page 4 of 6 • 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: Air source heat pump Recommendations Report INVERVAR COTTAGES, 1, GLENLYON, ABERFELDY, PH15 2NJ 08 February 2024 RRN: 0180-2888-6120-2504-8055 7 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. 8 Replacement glazing units Replacing existing double-glazed units with new high-performance units. Building regulations require that replacement glazing is to a standard no worse than previous; a building warrant is not required. Planning permission might be required for such work if a building is listed or within a conservation area so it is best to check with your local authority. 9 Solar photovoltaic (PV) panels A solar PV system is one which converts light directly into electricity via panels placed on the roof with no waste and no emissions. This electricity is used throughout the home in the same way as the electricity purchased from an energy supplier. 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 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 solar photovoltaic panels, 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. 10 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 Your home's heat demand In this section, you can see how much energy you might need to heat your home and provide hot water. These are estimates showing how an average household uses energy. These estimates may not reflect your actual energy use, which could be higher or lower. You might spend more money on heating and hot water if your house is less energy efficient. The table below shows the potential benefit of having your loft and walls insulated. Visit https://energysavingtrust.org.uk/energy-at-home for more information. Heat demand Existing dwelling Impact of loft insulation Impact of cavity wall insulation Impact of solid wall insulation Space heating (kWh per year) 11,464 N/A (494) (2,702) Water heating (kWh per year) 2,273
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Page 5 of 6 Recommendations Report INVERVAR COTTAGES, 1, GLENLYON, ABERFELDY, PH15 2NJ 08 February 2024 RRN: 0180-2888-6120-2504-8055 Addendum This dwelling has stone walls and so requires further investigation to establish whether these walls are of cavity construction and to determine which type of wall insulation is best suited. 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. George Robb Assessor membership number: EES/016118 Company name/trading name: J & E Shepherd Address: 13 Albert Square Dundee DD1 1XA Phone number: 01382 200454 Email address: dundee@shepherd.co.uk 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 Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are available to view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering the property address. This gives everyone access to any current, valid EPC except where a property has a Green Deal Plan, in which case the report reference number (RRN) must first be provided. The energy performance data in these documents, together with other building information gathered during the assessment is held on the Scottish EPC Register and is available to authorised recipients, including organisations delivering energy efficiency and carbon reduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertaken in Scotland is also published periodically by the Scottish Government. Further information on these matters and on Energy Performance Certificates in general, can be found at www.gov.scot/epc.
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Page 6 of 6 Recommendations Report INVERVAR COTTAGES, 1, GLENLYON, ABERFELDY, PH15 2NJ 08 February 2024 RRN: 0180-2888-6120-2504-8055 Advice and support to improve this property There is support available, which could help you carry out some of the improvements recommended for this property on page 3 and stop wasting energy and money.For more information, visit greenerscotland.org or contact Home Energy Scotland on 0808 808 2282. Home Energy Scotland’s independent and expert advisors can offer free and impartial advice on all aspects of energy efficiency, renewable energy and more.
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1 property questionnaire Property address 1 Invervar Cottages Glenlyon Aberfeldy PH15 2NJ Seller(s) Perth and Kinross Council Completion date of property questionnaire 09/02/24
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2 property questionnaire Note for sellers • Please complete this form carefully. It is important that your answers are correct. • The information in your answers will help ensure that the sale of your house goes smoothly. Please answer each question with as much detailed information as you can. • If anything changes after you fill in this questionnaire but before the date of entry for the sale of your house, tell your solicitor or estate agent immediately. Information to be given to prospective buyer(s) 1. Length of ownership How long have you owned the property? 2. Council tax Which Council Tax band is your property in? 3. Parking What are the arrangements for parking at your property? (Please tick all that apply) • Garage No • Allocated parking space No • Driveway No • Shared parking Yes • On street Yes • Resident permit No • Metered Parking No • Other (please specify): 4. Conservation area Is your property in a designated Conservation Area (that is an area of special architectural or historical interest, the character or appearance of which it is desirable to preserve or enhance)? No
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3 property questionnaire 5. Listed buildings Is your property a Listed Building, or contained within one (that is a building recognised and approved as being of special architectural or historical interest)? No 6. Alterations/additions/extensions a. (i) During your time in the property, have you carried out any structural alterations, additions or extensions (for example, provision of an extra bath/shower room, toilet, or bedroom)? If you have answered yes, please describe below the changes which you have made: No (ii) Did you obtain planning permission, building warrant, completion certificate and other consents for this work? If you have answered yes, the relevant documents will be needed by the purchaser and you should give them to your solicitor as soon as possible for checking. If you do not have the documents yourself, please note below who has these documents and your solicitor or estate agent will arrange to obtain them: No b. Have you had replacement windows, doors, patio doors or double glazing installed in your property? If you have answered yes, please answer the three questions below: Yes (i) Were the replacements the same shape and type as the ones you replaced? No (ii) Did this work involve any changes to the window or door openings? No (iii) Please describe the changes made to the windows doors, or patio doors (with approximate dates when the work was completed): Please give any guarantees which you received for this work to your solicitor or estate agent. 7. Central heating a. Is there a central heating system in your property? (Note: a partial central heating system is one which does not heat all the main rooms of the property — the main living room, the bedroom(s), the hall and the bathroom). If you have answered yes or partial – what kind of central heating is there? (Examples: gas-fired, solid fuel, electric storage heating, gas warm air). Yes
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4 property questionnaire If you have answered yes, please answer the three questions below: i) When was your central heating system or partial central heating system installed? Full (ii) Do you have a maintenance contract for the central heating system? If you have answered yes, please give details of the company with which you have a maintenance contract: Yes (iii) When was your maintenance agreement last renewed? (Please provide the month and year). Ongoing 8. Energy Performance Certificate Does your property have an Energy Performance Certificate which is less than 10 years old? No 9. Issues that may have affected your property a. Has there been any storm, flood, fire or other structural damage to the property while you have owned it? No If you have answered yes, is the damage the subject of any outstanding insurance claim? b. Are you aware of the existence of asbestos in your property? If you have answered yes, please give details: No 10. Services a. Please tick which services are connected to your property and give details of the supplier: Services Connected Supplier Gas or liquid petroleum gas Water mains or private water supply Electricity yes Scottish and southern Mains drainage Telephone Cable TV or satellite
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5 property questionnaire Broadband b. Is there a septic tank system at your property? If you have answered yes, please answer the two questions below: (i) Do you have appropriate consents for the discharge from your septic tank? (ii) Do you have a maintenance contract for your septic tank? If have answered yes, details of the company with which you have a maintenance contract: 11. Responsibilities for shared or common areas a. Are you aware of any responsibility to contribute to the cost of anything used jointly, such as the repair of a shared drive, private road, boundary, or garden area? If you have answered yes, please give details: NO b. Is there a responsibility to contribute to repair and maintenance of the roof, common stairwell or other common areas? If you have answered yes, please give details: No c. Has there been any major repair or replacement of any part of the roof during the time you have owned the property? No d. Do you have the right to walk over any of your neighbours’ property — for example to put out your rubbish bin or to maintain your boundaries? If you have answered yes, please give details: No e. As far as you are aware, do any of your neighbours have the right to walk over your property, for example to put out their rubbish bin or to maintain their boundaries? If you have answered yes, please give details: NO f. As far as you are aware, is there a public right of way across any part of your property? (public right of way is a way over which the public has a right to pass, whether or not the land is privately-owned.) If you have answered yes, please give details: No 12. Charges associated with the property a. Is there a factor or property manager for your property? No
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6 property questionnaire If you have answered yes, please provide the name and address, and give details of any deposit held and approximate charges: b. Is there a common buildings insurance policy? If you have answered yes, is the cost of the insurance included in monthly/annual factor’s charges? No c. Please give details of any other charges you have to pay on a regular basis for the upkeep of common areas or repair works, for example to a residents’ association, or maintenance or stair fund. 13. Specialist work a. As far as you are aware, has treatment of dry rot, wet rot, damp or any other specialist work ever been carried out to your property? If you have answered yes, please say what the repairs were for, whether you carried out the repairs (and when) or if they were done before you bought the property. No b. As far as you are aware, has any preventative work for dry rot, wet rot, or damp ever been carried out to your property? If you have answered yes, please give details: NO c. If you have answered yes to 13(a) or (b), do you have any guarantees relating to this work? If you have answered yes, these guarantees will be needed by the purchaser and should be given to your solicitor as soon as possible for checking. If you do not have them yourself please write below who has these documents and your solicitor or estate agent will arrange for them to be obtained. You will also need to provide a description of the work carried out. This may be shown in the original estimate. Guarantees are held by: 14. Guarantees a. Are there any guarantees or warranties for any of the following? (i) Electrical work NO (ii) Roofing NO (iii) Central heating NO (iv) National House Building Council (NHBC) NO (v) Damp course NO (vi) Any other work installations? (for example, cavity wall installation, underpinning, indemnity policy) NO
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7 property questionnaire b. If you have answered ‘yes’ or ‘with title deeds’, please give details of the work or installations to which the guarantee(s) relate(s): c. Are there any outstanding claims under any of the guarantees listed above? If you have answered yes, please give details: NO 15. Boundaries So far as you are aware, has any boundary of your property been moved in the last 10 years? If you have answered yes, please give details: NO 16. Notices that affect your property In the past three years have you ever received a notice: a. advising that the owner of a neighbouring property has made a planning application? NO b. that affects your property in some other way? NO c. that requires you to do any maintenance, repairs or improvements to your property? No If you have answered yes to any of a–c above, please give the notices to your solicitor or estate agent, including any notices which arrive at any time before the date of entry of the purchaser of your property. Declaration by the seller(s)/or other authorised body or person(s) I/We confirm that the information in this form is true and correct to the best of my/our knowledge and belief Name(s): Neil High Date: 09/02/24
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