The document provides a condition report for Orleans House in Liverpool which is undergoing a refurbishment project. It summarizes the inspection findings of the property's exterior and interior elements. The flat roofs, slate roofing, flashing, chimneys and rainwater goods were found to be in poor or very poor condition. Internally, suspended ceilings, walls, floors, lighting and heating throughout the building were also rated as poor or very poor. The report includes photos to illustrate the defects described.

1. LJMU | Refurbishment project | November 3, 2015
Orleans House
CONDITION REPORT

2. Orleans House, Edmund Street, Liverpool
PAGE 1
PREFACE
Address of Property: Orleans House, Edmund Street, Liverpool
Contact details: Bruntwood, Piccadilly Plaza, Manchester M1 4BT
Insurers: Aviva
Purpose of survey: Refurbishmentof OrleansHouse 2*listedBuilding
Date of inspection: November3rd
/November10th
2015
Our reference: BS/001/LJMU
InspectedBy: Mark Percival
PreparedBy: Mark Percival
Telephone: 0151 123 1234
Fax: 0151 123 1230
Email: m.percival@2014.ljmu.ac.uk
Inspectiondates: 03/11/2015- 10/11/2015
ReportIssue Date: 07/04/2016
Informationonthe property: OrleansHouse isof curtainwall construction,thisiswhere the
outerskinisnon-loadbearingandtherefore abletoincorporate alarge numbersof windows.

3. Orleans House, Edmund Street, Liverpool
PAGE 2
1.0 Introduction
1.1 We were instructed by Mr Martin Turley on behalf of Bruntwood LTD to
prepare a Schedule of condition for the redevelopment of the property.
1.2 The property: Orleans House, Edmund street, Liverpool, L3 9NG
1.3 The inspection of the premises was carried out by Mr Mark Thomas Percival
on both the Tuesday 3rd November 2015 and Tuesday 10th November 2015.
2.0 Glossary of Terms
In the box below, we have described the expressive terms used within this
report, it describes the state of condition of the property and gives the
following ratings:
3 Defects that are serious and/ or need to be replaced or investigated
urgently.
2 Defects that need repairing or replacing but are not considered to be
either serious or urgent. The property must be maintained in the
normal way
1 No repair is currently needed/ the property must be maintained in the
normal way.
NI Area was not inspected

4. Orleans House, Edmund Street, Liverpool
PAGE 3
3.0 The Schedule
Ref: Location/
Element
Description Condition Photo
No
External
Roof areas
1.0 Roof covering
to the front
elevation.
Flat asphalt/ Bitumen
roof construction.
3/ Very Poor
The condition of the flat
roof is in very poor
condition, with visible
ponding even on a dry day.
Visible signs of rusting to
the roof section, the
possible cause of this is the
extraction systemthough
this will need to be
investigated.
Only one drainage outlet,
this is more than likely the
main cause of the ponding
which has been built up due
to the outlet being blocked.
01-16
Motor/Plant room:
Access to the motor
room is through the
5th floor up a steep
set of stairs.
There are two water
tanks receiving water
from a electric pump
3/ Very poor:
I have identified dry rot
within the door frame and
this should be removed
immediately to stop the
spread of the dry rot.
13-18

5. Orleans House, Edmund Street, Liverpool
PAGE 4
located in the
basement.
A three-month
inspection of the
water tanks and the
pumps are required
in order to keep the
water potable.
The concrete lintel has
visible cracking above the
door frame.
1.1 Mid section
( Front to mid
elevation)
A mansard styled
roof with Natural
grey welsh slate
covering.
3/Very Poor:
Various slates missing/ as
well as considerable
amount of damage and
slipped tiles.
Evidence of some remedial
work to the pointing but
the workmanship is of bad
quality.
A slight undulation to the
line of the tile ridge.
Cracks have been detected
between the brick, wall
plate and the purlin
connections, this will
require some further
investigation.
01-16
2.0 Roof Covering
to the mid
elevation.
Flat asphalt roof
construction
3/Very poor:
Large amounts of ponding
have been detected.
This is due to insufficient
drainage as there is only
one drainage for the flat
rood as well as the gradient
of the roof needs to be
changed in order to take
away the rain water.
01-16

6. Orleans House, Edmund Street, Liverpool
PAGE 5
3.0 Roof covering
to the rear
elevation
Flat asphalt roof
construction
3/Very poor:
Large amounts of ponding
have been detected.
This is due to insufficient
drainage as there is only
one drainage for the flat
rood as well as the gradient
of the roof needs to be
changed in order to take
away the rain water.
01-16
4.0 Flashing Lead flashing to the
chimney and the
gables.
2/Poor
There are several areas
where the lead flashing is
either missing or been
detached from the gable.
03-09
5.0 Chimneys/
parapets
Brick chimney (3)
located on the 2/3
roof sections.
2/Poor: Visible signs of
spalling have been
identified on the brick
parapets
As well as on the redundant
Chimney stacks
09-16
5.1 Brick parapets which
are located on
several sections of
the roof.
2/Poor
Visible signs of spalling
identified on the brick
parapets.
09-16
6.0 Rainwater
goods to all
elevations
The rainwater goods
are cast-iron and
more than likely
original.
2/poor
Even though it is likely that
the rainwater good are
original they seemto be in
a reasonable condition
though they clearly haven’t
been maintained, as there
is visible vegetation within
the gutter as well as
blocked outlets.
7-12
6.1 Internal/external
down spouts
2/Poor:
There is evidence of some
small cracks approximately
1-2mm.
7-12
31-40

7. Orleans House, Edmund Street, Liverpool
PAGE 6
External
elevations
7.0 Front elevation Brick façade with a
stone dressing.
2/Poor
Signs of weathering, the
mortar looks recessed and
possibly needs repointing
to stop the penetration of
moisture getting through
the brickwork.
19-26
7.1 The paved area to
the front elevation,
there is signs that
several trees have
been removed.
1/Good
There is currently no need
for any maintenance but it
is advised to monitor any
ground movement.
This is due to the trees that
were once within 1500mm
of the site being recently
removed.
19-26
7.2 There are several
large sash windows
which have a single
panel and have
concrete cills.
19-26
7.3 Large ornate
stonework on the
right and left hand
side of the front
elevation
1/Fair
These are in fair condition
and that no works needs to
be currently undertake,
though we recommended
that you view this every
two years to inspect any
visible deterioration
19-26
7.4 Steps to the front
entrance- These are
of stone paving slabs.
1/ fair condition
Showing signs of some
vegetation but this can
easily be removed.
19-26
7.5 Entrance door
(stone frame)
2/Poor
These are in fairly good
condition apart from the
large crack that is clearly
19-26

8. Orleans House, Edmund Street, Liverpool
PAGE 7
visible on the top left hand
side.
8.0 Right-hand side
elevation
The building is of
curtain wall
structure, with cast
iron frame single
glazed windows.
2/Poor
All the panels are currently
intact though there is
visible signs of rust which is
which ruins the aesthetics
of the property, and needs
to be rectified as soon as
possible to stop the spread
of the rust.
The paintwork is blistering
as needs to be removed
and repainted.
39-54
8.1 Sash windows 2/poor
A few of the sash windows
have has their glazing bars
removed.
This will need replacing.
39-54
8.2 Lightwell (front to
mid elevations)
2/Fair
There is several bricks
which are damaged and
cracked, these will need
replacing to stop the
penetration of water.
39-54
8.2.1 Cast iron stairwell 3/very poor
The stairwell requires
immediate attention, there
is signs of the advance
stages of rusting
throughout the stair case.
39-54
8.3 Light-well (mid to
rear elevation)
2/Poor
Brickwork both damaged
and cracked will need to
removed and replaced.
39-54
8.4 3rd floor asphalt roof
front to rear
elevation
3/very poor 39-54

9. Orleans House, Edmund Street, Liverpool
PAGE 8
There is considerably large
amounts of ponding and
vegetation, as well as
visible deterioration to the
felt
9.0 Left-hand side
elevation
9.1 Brick façade set
within a timber
framed sash window.
27-39
9.2 Car park gate 27-39
9.3 Mid to rear steel
external fire exit
27-39
10.0 Rear elevation
10.1 Sash windows
with missing
glazing bars.
Sash windows with
missing glazing bars.
38-44
10.2 Cast iron
Pilasters,
decorated and
entablatures
panels
Cast iron Pilasters,
decorated and
entablatures panels
38-44
11.0 Internal areas Cast iron Pilasters,
decorated and
entablatures panels
Basement 55-81
11.1 Car parking area 2/Poor
Evidence of previous
rodent, visible droppings
and traps located.
High readings of Damp
detected throughout
64-81
11.2 Office’s 1/Good condition 55-60
Plant room 3/very poor
high readings of damp
detected.
77-84
12.0 Lower
Basement

10. Orleans House, Edmund Street, Liverpool
PAGE 9
12.1 Lower
basement
Concrete wall with
skimmed plaster.
3/very poor
High readings of damp
detected.
Cracking to the above
ceiling further investigation
needed.
85-90
13.0 Main stairwell
13.1 Floor- Carpet
covering
2/poor
Skirting boards damaged
Carpet in a poor state of
condition.
92, 106,
124-126
13.2 Walls 1/fair
Markings on the wall
92,106,
124-126
Ceiling 2/Poor
Some cracking visible
92,106
124-126
14.0 Ground floor
lobby
91-95
14.1 Ceilings and detailed
plaster work
1/Good 91-95
Floors
Marble
1/good condition
Lighting 1/fair condition
Walls
Painted plasterboard
2/Poor
Visible markings on the
walls in various places.
Heating
Electric radiator
2/poor Condition
damaged radiator
15.0 Ground floor 95-115
15.1 Suspended Ceiling
Suspended ceiling
with a metal frame,
Ceiling tiles 150x150
Visible mold in
several areas
3/ very poor
With several missing tiles
and in a very poor condition
15.2 Walls
Plaster/Painted walls
3/very poor

11. Orleans House, Edmund Street, Liverpool
PAGE 10
Large amounts of impact
damage to several walls.
15.3 Heating
Wall mounted
electric radiators
3/Very poor
Need replacing, radiators
don’t work.
15.4 Kitchen areas 2/Poor
Poor standard of kitchen
will need replacing,
Cupboard off the hinges as
well as other impact
damage.
15.5 Lighting 2/poor Florescent lights
missing, will need to be
replaced to comply with
Part L.
16.0 1ST FLOOR 116-123
16.1 Walls
Exposed brickwork
Painted plastered
walls
3/Very poor
In a very poor condition,
not been maintained
properly.
16.2 Ceiling
Visible mold spores
3/Very Poor
Original ceiling is in a very
poor state of condition,
damage due to service
being affixed to the ceiling.
16.3 Heating 3/ very poor
All the radiators have been
removed throughout the 1st
floor.
16.4 Lighting 3/ very poor
No lighting on the floor at
all, natural light only.
16.5 Floor
Timber floor boards
visible as well as
patches on plastic
vinyl.
3/ Very poor
Floors are in a very bad
condition, as well as
several floor boards
missing.
16.7 Joinery
Skirting boards
3/very Poor

12. Orleans House, Edmund Street, Liverpool
PAGE 11
Doors/ Door frames All internal joinery in a
poor state of condition or
missing
17.0 2nd floor 124-138
17.1 Ceiling
Suspended ceiling,
within a metal frame
150x150mm ceiling
tiles.
3/Very Poor
ceiling tiles have large
amounts of staining.
Missing tiles
Damage tiles
17.2 Heating
Wall mounted
radiators.
3/very poor
Mostly missing and all of
them are no longer
functioning.
17.3 Lighting
Florescent lights
3/very Poor
A large proportion of the
lights are missing with
damage with the lighting
cases.
17.4 Raised floor
Carpet tiles
3/ Very poor
damaged and worn floor
coverings through
17.5 Walls 2/Poor
Impact damage in various
places as well as visible
marks through out.
18.0 3rd floor 139-149
Ceiling
150x150 ceiling tiles
Mold spores in
various areas
3/very Poor
In a very poor state of
condition.
Walls
Painted plaster board
3/ very Poor condition
Impact damage in several
areas throughout the floor.
Visible marking through
out.
Lighting
Florescent lighting.
2/Poor
Missing florescent lights on
several areas
Heating 3/Very Poor
either damaged or missing

13. Orleans House, Edmund Street, Liverpool
PAGE 12
Wall mounted
radiators
Floors
Raised floor
Carpet tiles
3/very poor
large amounts of staining,
missing carpet tiles.
19.0 4th floor 150-163
19.1 Walls
Painted plaster walls
Exposed brickwork
3/ very poor
Impact damage throughout
Visible water staining
Stripped back walls to
exposed brickwork
19.2 Floors
Raised floor with
carpet tiles
Original floor boards
visible
3/Very poor
Missing floor tiles,
exposing original floor
boards.
19.3 Heating
Wall mounted
radiators
3/very poor
Missing or damaged
radiators.
19.4 Lighting
Florescent lighting
2/Poor
Missing light fixings
Missing florescent tubes
19.5 Ceiling
Suspended ceiling
150x150mm
3/very poor
Missing ceiling tiles,
staining through out.
20.0 5th Floor 164-170
20.1 Ceiling
Suspended ceiling
150x150 ceiling tiles
3/very poor
Missing ceiling tiles,
staining through out.
20.2 Lighting
Florescent lighting
2/Poor
Missing light fixings
Missing florescent tubes
20.3 Heating
Wall mounted
radiators
3/very poor
Missing or damaged
radiators.
Floors 3/Very poor

14. Orleans House, Edmund Street, Liverpool
PAGE 13
Raised floor with
carpet tiles
Original floor boards
visible
Missing floor tiles,
exposing original floor
boards.
Walls
Painted plaster walls
Exposed brickwork
3/ very poor
Impact damage throughout
Visible water staining
Stripped back walls to
exposed brickwork
21.0 Toilets (WC) All floors NI
Not inspected

15. Orleans House, Edmund Street, Liverpool
PAGE 14
Appendix

16. Orleans House, Edmund Street, Liverpool
PAGE 15
Site
Photographs
01 02 03
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17. Orleans House, Edmund Street, Liverpool
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18. Orleans House, Edmund Street, Liverpool
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THR 139 140 141

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