Introduction

Many of the more attractive properties viewed by non-Italians happen to be in a bad state of repair and in need of extensive renovation. The visitor often falls in love with the house, its location  and charm, overlooking a series of important and basic considerations. Just think about the precautions you would take when making a substantial investment in your home country. Now think about doing so with a 100 year-old house in a country where you know little or nothing about local building practices, regulations or the costs of renovation! 

 

The objective of our survey is to help you understand what you are about to sign up for and not only to give you a 5-page report. We always work with our clients to  examine potential strengths & weaknesses of the property and outline the required renovation necessary together with an estimate of costs.

 

We will work with you to address the following aspects:

•  Evaluate the property's structural soundness (roof, timber work, masonry work, foundations, access roads, waste water, gas, electricity etc)

•  Outline essential works necessary and estimate of costs (replacing beams, joists, inserting ties, ring beams, foundation underpinning etc)

•  Anti-seismic and other natural risk considerations (flooding, landslides etc)

•  Feasibility for Renovation (examine possibilities for modifying property size, change of use etc)

•  Outline Planning Permission requirements and procedure

•  Water mains, electricity, waste water, gas and telephone considerations

•  Follow up check on existing cadastral records at the land registry office for compliance

•  Provide follow-up recommendations when necessary (soil investigation etc)

•  Written survey report (English)

 

If you need a property inspected in detail to understand what you are committing to, then an property survey will give you the right peace of mind in making an informed decision. Send us an email or give us a call to discuss your requirements and we will make you a quotation free of charge.

Here are a number of extracts from various property survey reports that will give you an idea of the valuable information that such a document can provide you in understanding the strengths and weaknesses of a property to help you with your decision during the pre-purchase phase.

 

Extract Samples

        

 “…….. The external load-bearing walls of the annex building (hay barn) located west of the dwelling are made up of stone masonry with large intermediate areas of ventilation locally known as “mandolate” (cotto tiles on edge in alternating directions … see photo 17). Traditional building methods generally made no allowance for foundations of such structures given the “light weight” of construction, evenly distributed load of hay and good soil conditions. The walls are generally sunk for about 50cm below ground level.  The proposal of converting this barn into a self-contained annex will require the construction of a series of internal load bearing walls (at least 20cm wide) for about 80% of the area to act in conjunction with the existing wall. All perimeter walls will require foundation underpinning in correspondence to avoid further settlement……restructuring costs for this annex will be in the vicinity of 1100  - 1200euro/m2…”

 

“……………load-bearing walls are constructed using a mix of locally available stone. All walls are in sound condition with the exception of the north gable wall in correspondence with the intersection of the internal east-west wall. Here two structural cracks of approx. 150cm and 220cm respectively are clearly visible (see photo 7). The most probable cause is due to local subsidence in the associated foundation. To establish the definite causes of these cracks, a geotechnical investigation will be necessary. This will also identify the most suitable corrective actions  for intervention (foundation underpinning, etc) …… restructuring costs for the entire building will be approximately of 800 euro/m2 assuming underpinning will be required….”

 

  “………the excessive humidity/rising damp evident along the northern perimeter wall is due to the presence of soil in contact for a height of about 90cm (see photo 3). Remedial works generally require the excavation of a concrete lined  trench at least 80cm wide and 100cm below ground floor level with bitumen based waterproofing. This can be subsequently covered with paving slabs. To address any residual rising damp problems, one can use a process known as electro-osmotic damp proofing which consists of drilling holes in perimeter walls just below floor slab level and inserting charged electrodes. However, it is probably best to assess the extent of the problem over a 1 to 2 year period before resorting to such solutions……..”

 

   “……. A crack of approx. 150cm is clearly  visible just above the kitchen window on the front elevation (see photo 12). This crack appears to be localised with no significant consequences for the integrity of the structure. Remedial work can be carried out by removing 50cm portions along the crack and re-bonding the surrounding masonry. This technique is locally known as “cuci-scuci”   ……………..”

 

   “…….the wooden lintels above the main entrance have little or no structural resistance and may easily trigger further structural failure. Such lintels urgently need to be replaced with treated chestnut lintels or alternatively, with two IPE steel joists. Such steel joists can have integrated masonry in the web section to maintain aesthetics ……..”

 

   “….. The front perimeter wall is out of plumb by about 8cm – 10cm in central areas (see photo 5). This is caused by inadequate lateral stability due to a weak bond with the gable and internal cross wall.  To render the front wall safe it will be necessary to ensure a proper tie with the perpendicular walls by inserting steel chain ties in the vicinity of the gable and cross walls in the lime/mortar floor bedding …. “  

 

 “……. the building is located in a seismic zone (classified risk category I). A series of mandatory works will be necessary to demonstrate the building is in compliance with anti-seismic requisites to obtain planning permission for restructuring: These are the main areas of intervention:

The wall opening (2.0m x 2.4m) between the dining and kitchen area is a significant source of weakness for seismic loadings (see photo 2). This opening will require surrounding reinforcement using HEA steel section or reinforced concrete casing. Such casings can be “hidden” with plaster to maintain aesthetics.

The first floor will require an integrated reinforced concrete slab sandwiched between the two cotto layers (floor finish and ceiling)  to ensure correct rigidity for the transmission of horizontal seismic loads. The reinforced concrete slab will be connected to the surrounding perimeter walls by means of high tensile steel rods at pre-determined intervals.

The remaining roof elements will require dismantling to allow for the insertion of a reinforced concrete ring beam at eaves level. The roof members (beams and joists) will be firmly anchored to the ring beam as per engineer's detailing. A 5cm screed reinforced  with steel mesh will incorporated into the new roof construction and likewise firmly anchored to the surrounding  ring beam.

The existing foundations will require reinforced concrete underpinning to ensure continuity and transmission of load bearing elements.

Sections of the north load bearing wall will require further consolidation by means of reinforced plastering (see photo 13)

…… restructuring costs are estimated to be in the vicinity of  1400euro/m2..”  

 

 “……..the first floor construction is composed of :

•  chestnut beams (diameter 35cm at approx 180cm c/c)

•  chestnut joists (8cm x 8cm at 26cm c/c)

•  cotto tile covering (2.5cm)

•  bedding lime/mortar (5cm)

•  cotto floor tiles (2.5cm)

The timber beams are in good condition and are perfectly suitable for load bearing purposes. However anti-worm treatment is recommended during restructuring works. A number of timber joists in the east bedroom need replacement given the excessive deformation (see photo 2). This entails the removal of floor tiles, underlying mortar/lime bedding and cotto tiles to replace deformed joists. About 80% of the cotto floor tiles are cracked or damaged and in need of replacement. It is recommended that the replacement of such tiles be accompanied by consolidation works to improve the structural integrity of the entire first floor. This involves substituting the intermediate layer of mortar/lime bedding with a lightweight reinforced concrete screed. This in turn will be  mechanically connected to the floor joist and beams creating a composite floor of excellent static characteristics without altering aesthetical features”

 

   “……………the kitchen ceiling joists (corresponding with the underside of the floor construction of the above apartment) are significantly deformed due to worm attack and will be in need of repair over the next 3-5 year period. The potential buyer should consider the options for making good of the floor construction as follows:

Replacement of joists and reconstructing of entire floor (heavily involving neighbours therefore requiring their consent - best aesthetic solution)

Inserting steel joists along the middle row of joists (not very pretty but a false ceiling might be a good solution)

The associated costs for basic remedial work will be shared with neighbours however this often leads to disputes!”

 

  “………….the timber structure of the roof is in need of complete replacement for about half of the east side (beam 1, 2  and 3) This is due to the derelict state of the building and the loosening of most of the roof tiles over the interested area resulting in the infiltration of water. (see photo 1) The remainder of the roof is structurally sound requiring standard sand blasting and treatment especially near wall supports. The majority of the roof tiles (flat and curved locally known as embrici and coppi) and be re-employed in restoration works once cleaned of mortar and excess moss.”

 

“………The eastern access road to the dwelling has failed for length of about 7 metres due to localised micro landslides. This is generally caused by heavy rainfall, bad drainage combined with instable soil conditions. A reinforced concrete retaining wall of about 1.8m height over a length of about 10m will be necessary to ensure the stability of the interested stretch. Such elements are readily available from local builders providers and can be easily covered with masonry stone if desired”

 

   “…….the nearest electricity supply is located approximately 200 metres north of the site. The associated costs for extending the ENEL service to the house will be in the region of 1500 euro”

 

  “ ….. the water supply for the dwelling depends on a bore well located about 30m east near the entrance road. The depth of the well is unknown, however there do seem to be known problems in the area with continuous water supply from mid-July to mid-August. This potential problem requires further investigation of a geologist.”

 

  “……… the gas installations are not in compliance with current regulations. There are no obvious signs of damaged seals in the flue, however it would be prudent to get it checked for leakages by a qualified gas installer (see addresses in appendix 2). For safety reasons it will be necessary to install a wall vent just above floor level in the kitchen area for potential carbon monoxide fumes. This is a standard requirement by Italian by law.

 

  “……..the septic tank located south west of the site has been unused for several years. There is evident damage to the internal chamber resulting from roots of adjacent trees. The recommendation is to relocate the septic tank to position A (see attached sketch) thus conforming with minimum requirements for distance from dwelling and neighbouring properties…..”