Pedestrians in Newport Town Centre at 1-3 St James, 113-113 a Pyle St, 24-24A St James Square, Newport, Isle of Wight, PO30 1BS had a narrow escape on Saturday morning when a section of brickwork suddenly plunged onto the pavement. The masonry collapsed from the building above the former Favian barbershop on Pyle Street, prompting an immediate police response and a safety cordon at the junction of St James’ Street.
Cowes resident Emma Davis, 44, was walking just outside TK Maxx with her six-year-old son, Max, when the wall gave way. She described the collapse as sounding like a loud explosion, followed by a thick cloud of dust that rushed down the street. Davis witnessed another woman leaping out of the path of the falling rubble, noting that the pedestrian was incredibly lucky to walk away unharmed.
Hampshire and Isle of Wight Constabulary were called to the scene at around 10:30 a.m. to assist with road closures and secure the area. While the initial debris has been cleared from the street, officers have remained on site to manage the public cordon and ensure the area is safe.
https://www.countypress.co.uk/news/24745988.isle-wight-wall-collapse-newport-almost-hit-pedestrian/
1-3 St James, 113-113A Pyle St, 24-24A St James Sq, Newport, Isle of Wight, PO30 1BS
INSPECTION DATE
Thursday 23rd April 2026 and Tuesday 5th May 2026
WEATHER
On Thursday 23rd
, the weather was fine and dry, following similar weather conditions and limited
recent rainfall during the past 7 days. On the 5th of May, the weather was overcast and dry.
INSPECTION
Tombleson Associates are commissioned to undertake a Brief Condition Inspection (BCI) of the
property. It is important to bear in mind this not considered to be a full Building Survey. As a
result, there are likely to be areas of further investigation considered necessary, prior to
exchange of Contracts. The primary objective of this report is to provide you with initial guidance
from which to base your pre-Contract enquiries.
Only information contained within this report has been considered during our inspection.
During our inspection, all parts of the property were furnished and occupied.
2PREAMBLE
The subject property forms a corner terrace comprising three separate commercial buildings at
ground level with one additional small commercial property subdivided from 24 St James Street.
Shared access from Pyle Street leads to the three separate flats located at first, second and third
floor level.
The energy Performance Rating Certificates for each induvial part of the property are as follows:
24 St James Street – No EPC lodged on national database
24a St James Square – C65
113 Pyle Street – C61
113a Pyle Street – D83
Flat 1 – E41 (expired)
Flat 2 – D65 (expired)
Flat 3 – No EPC lodged on national database
As you are aware, parts of the property are designated Grade II Listed. It is essential to
understand your future obligations relating to the liability of owners for a Listed property.
Further information on this aspect can be found by visiting the Heritage England website
www.historicengland.org.uk along with the Conservation Department website of the Local
Authority; www.iwight.com/conservation.
In 2024, a section of the elevation facing Pyle Street collapsed at first floor level. Subsequent
repairs were overseen by Elmstone Engineering. Following discussion with their Director, we
understand that the necessary works have been undertaken to a robust and satisfactory
condition. Therefore, it is essential to obtain all relevant documentation including a Certificate
of Structural Adequacy to verify that works have been undertaken to a satisfactory and
functional standard. Additionally, any available design drawings or structural engineers
calculations should be obtained as this information may prove useful for future reference. Prior
to exchange of Contracts it is also essential to verify that the entire property can remain to be
fully insured for all risk at a normal premium.
Based on the style and building materials, the building is primarily formed with two distinct parts.
Most of the exterior around the corner elevations is either painted render of brick tile clad. Solid
brick wall structures form the four floor sector at 113a Pyle Street.
From the outset, it is relevant to state that Historic buildings (pre-1930) should not be compared
to a modern structure which would undoubtedly be subject to more stringent Building
Regulations, etc. Buildings of this age often have concealed defects which are usually tolerated
rather than carrying out sometimes unnecessary and expensive repairs. Similarly, the
specification of certain building materials would be less robust than modern equivalents. Of
course, the maintenance implications will be higher than a modern building but a prospective
Purchaser must, to a certain extent, be robust and pragmatic in the approach to owning such a
3property. Further advice and assistance for maintenance and renovation repair can be provided
by this Company, should you require.
This building will demand high maintenance care and attention to at least “hold the line”. Left
unattended, it is conjectured that the building would quickly fall into disrepair. Furthermore,
whilst this Report aims to provide detailed advice on those elements which can be seen, it is
possible (perhaps even likely) that concealed defects may exist which when exposed, will require
repair.
With effect from May 2004 there is a statutory requirement for those responsible for the
maintenance of commercial property and common parts of residential blocks to undertake
an ‘Asbestos Audit’ and keep a register of the locations at which materials containing asbestos
in any building are found. Accordingly, the following action is suggested which might perhaps
be taken on your behalf by your Conveyancing Lawyer:
ACTION: ascertain as to whether the Managing Agents or Management Company who are
responsible for the care and maintenance of the common parts at this property have complied
with the Statutory Requirements in this regard.
It is also essential to verify that this mixed use building has been appropriately assessed and
routinely inspected for Fire Safety purposes. Any previous recommendations must be
undertaken to ensure safety at this building.
To accompany this report and serve as a visual aid, we have appended various photographs and
drone images recorded during our inspections.
LOCATION
Located within the central region of the Isle of Wight, the property is situated at the corner
junctions between Pyle Street and St James Square, Newport. The elevation which faces Pyle
Street has a southerly orientation, approximately. For the purpose of this report, this will be
treated as the front elevation.
This location also forms part of Newport town centre Conservation Area.
The overall topography of this site is generally level. With reference to the British Geological
Survey Map for the Isle of Wight, ground conditions are labelled as variable deposits. In the
instance of this particular building, we saw no immediate sign of structural inadequacies which
would alert concern. In any event, you are strongly advised to verify that the building can be
insured for ‘All Risks’ at a normal premium but also to clarify whether previous structural repairs
have been completed with a certificate of structural adequacy.
CONSTRUCTION SUMMARY
The main walls comprise a variety of components from historic timber frame and solid brick
structures. Externally, there are a variety of claddings including painted render, brick tile, timber
and metal panelling. Pitched roof elevations have a natural slate covering and the large flat roof
4area is of mineral felt. Rainwater goods include a mix of metal and plastic components, partly
affixed to timber fascias. Windows are also a variety of sash and casements with timber single
glazed components and more modern uPVC frames double glazed installations. Floors at ground
level are both suspended timber and solid concrete, whilst upper floors are suspended timber.
Sanitary fittings and kitchen units are standard installations.
As is quite typical in buildings which have been adapted, particularly towards the latter part of
the 20th Century, it is possible that some of the materials may contain traces of asbestos fibres;
these are often found in soffit claddings, textured decorative coatings, water storage tanks,
amongst other materials. Whilst none were positively identified at the time of inspection, please
see more detailed remarks at Appendix I.
The detailed remarks in the following sections of this Report aim to give specific guidance upon
the structure and condition of the building, but by way of initial comment the routine
maintenance implications for the future care of the property will of course be quite demanding,
reflecting the age and context of the dwelling. The redress of exposure to the elements and the
usual maintenance of service installations, etc., will be the principal topics for routine attention.
ROOF COVERINGS
The roofs to the property incorporate various coverings, mainly comprising natural slate affixed
to the pitched roof elevations. There is also a mineral felt covered flat roof area incorporating a
glazed light panel and also access hatch. The flat roof covering is surrounded by a low level
parapet wall and incorporates two capped chimney stacks.
At the slate roof elevations, these appear to be in a generally tenable condition with no major
damage or distortions noted. The surface plane of the roof elevations are considered to be
reasonable for a building of this age and type. Accepting the odd slate or two, no significant
damage was noted. As part of your ongoing maintenance, it is recommended that replacement
of any damage or broken slates will be required, to ensure a fully weatherproof condition is
maintained. Looking at the various images using a drone camera, some of the slates are slightly
displaced but again not considered excessive. Normal maintenance repairs in this regard
therefore will be required.
The ridge and hip tiles also appear to be in a table condition, but on account of their age is
inevitable that minor degradation is present. It was not possible to confirm whether the mortar
securing the ridge and hip tiles is fully intact or robust, but at this stage, none appear to be
displaced. As part of ongoing maintenance attention, you should ensure that ridge tiles are
routinely observed to ensure that none become slipped or damaged/displaced. At an early
convenience, we would recommend that you make provision for a roofing Contractor to gain
close access to the slate roof coverings and ridge and hip tile to make any adjustments and
resecure the slipped slates and re-bed ridge and hip tiles as necessary.
At the northern side of the roof, adjoining the neighbouring red clay plain tile roof covering, it is
noted that in the lead valley some of the clay tiles have dropped into the valley. This is not ideal
5as such tiles can cause damage to the leadwork, cause blockage and allow water ingress to occur.
At the time of inspection, looking internally we could not see any signs of leakage and externally,
we could not see any obvious signs of damage. However, once your roofing Contractor is on site,
they should be requested to undertaken an inspection accordingly, to determine whether any
specific repairs are necessary at this time.
The lead flashings and soaker aprons at the wall and cladding junctions appear to be in tenable
condition. These flashings show signs of some general erosion and degradation, but remain
watertight at this time. Again, as part of long term maintenance it will be necessary to make
provision for replacement/renovation of these installations, to regain a fully weatherproof
condition. Already one patch repair has been undertaken towards the central length of the main
flashing detail to the brick wall abutment. This appears tenable at this time, from what can be
seen, within the limited confines of our inspection.
With regard to the mineral felt covered flat roof sector, clearly identified in the digital images,
this has been subject to many patch repairs. We are of the opinion that this covering is now
rapidly approaching the end of serviceable life and replacement will be required in the very near
future. This will require a very competent flat roofing Contractor to implement repairs
accordingly. In any event, you should obtain Contractors indicative costings at an early
convenience.
It is noted that the recessed drainage channels in the mineral felt covering discharges surface
water to the outlet to the rear. This passes through the parapet wall. Internally, water ingress
has occurred beneath. Evidence of degradation and damage could be seen at this junction. This
is allowing water to penetrate the wall and is likely to be a significant contributing factor to the
dampness at the rear of the building internally. Therefore, this must be considered as an urgent
action. You should arrange for a Contractor to gain close access to undertake further inspection
and investigation, so that repairs can be implemented as an urgent action. You will see this outlet
then joins a small section of guttering to the downpipe variously, where leakage is occurring.
The glass panel roof light is an older style basic installation, which again does show signs of some
degradation on account of its age. For the time being this appears tenable, but ongoing
maintenance will be required to maintain a fully weatherproof condition. This work should be
put in hand in conjunction with repairs to the flat roof covering.
The coping detail at the raised parapet wall around the flat roof covering is clearly very old, likely
to be perhaps over 100 years or more. Inevitably, some erosion and degradation can be seen.
During the flat roof upgrading works, repair and maintenance attention should also be
undertaken. These are clearly illustrated in the digital images attached to this report under the
drone inspection. As part of long term maintenance, you may need to consider implementing
repairs in this regard, to regain a fully robust condition.
At the eastern end wall, the neighbouring roof abuts the building of your proposed purchase. It
is understood that this roof covering is owned by Isle of Wight Youth Trust. Looking at the drone
6images, it is evident that part of the lead flashing to the rear corner of the building has become
displaced. It is also understood that repairs will be implemented by the neighbour although this
should be verified accordingly. You will appreciate that if the defect is not repaired, it could allow
water to penetrate your side of the building. No doubt you will consider this accordingly.
To the very rear of the site over the small courtyard area, there is a lower level flat roof covering
which is fouled by bird excrement. This is a very basic structure but appears functional at this
time. In the years ahead, replacement of this covering will be required, but this does not appear
to be an immediate objective. Additionally, above this flat roof covering, there is a timber
projection structure which has a slated pitched roof covering. Again, this appears to be in basic
functional condition with no major damage or obvious defects noted. Maintenance repairs will
be required from time to time.
ROOF VOID
Above Flat 2, is a roof void below the slate roof elevations. There are no internal access points
to inspect this roof void and no further comment can be provided. Using a thermal imaging
camera, there are indication that of high heat-loss to the ceilings. Therefore, you are
recommended to instal a suitable loft access to enhance insulation within this roof void. This will
also provide access to undertake the necessary inspection of the roof structure.
CHIMNEY STACKS
Two disused chimney stacks can be seen to the eastern end of the building. These are both
capped off and incorporate render cladding. No excessive degradation or wear and tear damage
could be seen in this regard. These are quite basic but appear to serve their intended function.
Normal maintenance attention will be required in the years ahead.
MAIN WALLS
The wall structures incorporate various installations including what appears to be solid
brickwork, mathematical tiles affixed to the historic timber frame; rendered clad panels, vertical
timber panelling, timber boarding, etc.
At the solid brick structures to the eastern end of the building, both front, side and rear, these
appear to be in tenable condition, albeit that some typical long standing minor erosion to the
pointing at mortar courses and also brickwork, can be seen. From time to time, repairs and
renovation will be required to enhance robustness and regain a fully satisfactory condition for
the long term. Once scaffolding has been erected, there will be a better opportunity to
implement repairs accordingly. However, it is conceded that to install scaffolding will be very
difficult as this will require access onto neighbouring roofs variously. In any event, to further
illustrate the condition of all the walls, we have attached various drone images to this report,
which show the general condition clearly.
At the rear north west elevation adjacent to the timber projecting structure, you can clearly see
where long established water leakage has occurred from the guttering and water outlet.
Unfortunately, this has tracked down the wall for many years and green algae is obvious.
7Additionally, this has caused rot and degradation to the window frames, timber joinery to the
projecting timber structure and also internally at the ceiling and walls, particularly in the ground
floor rooms.
As a result, the urgent action will be to ensure that guttering repairs are properly implemented
to regain a fully functional and satisfactory condition, to allow proper water discharge. This will
allow the walls and affected areas internally to naturally dry out.
The timber clad walls to the projecting timber structure at the northern side of the building is in
basic condition, but renovation repair will be required as rot and degradation could be seen in
various places. You will need to make provision for renovation repairs at an early convenience.
The metal clad walls on the rear northern side of the building are generally older installations,
but appear relatively functional. Accepting some typical minor degradation and areas of
vegetation growth, algae, bird droppings, etc., this appears to be in tenable condition. Normal
maintenance will be required.
At the western end of the building, that which faces St James Square, the wall structures appear
to incorporate the historic timber frame clad externally, at least in part, with mathematical brick
tiles. These are in relatively tenable condition, accepting their age and type. Between the bay
window and upper window, it is evident that parts of the mathematical tiles are distorted and
partly damaged. As a result, renovation repairs are considered necessary as part of ongoing
maintenance attention. You will see also at the southern side of the building down Pyle Street,
these mathematical tiles have been painted many times over the years and decades, along with
patch repairs. As part of your short to medium-term maintenance, we would recommend that
you engage a competent Contractor to implement investigative works around the slightly
displaced mathematical tiles above the west bay window to ensure that no leakage or significant
issues are present which would require repair. Routine decoration will also be required in the
short term ahead, to enhance appearance and prevent any water ingress.
At the small bay roof covering overlooking St James Square, the covering appears to be an older
installation, perhaps well in excess of 70 years old, or so. Some typical degradation can be seen
but again, this appears reasonable at this time. A time can be foreseen in the near future which
replacement is likely but this is not an immediate objective. This should be routinely observed
so that replacement can be undertaken in due course.
Along the front of the building, that elevation which faces Pyle Street, there are also various
render panel sections, some of which have been the focus of recent works, following an
insurance claim. It is understood that you have already spoken with the Contractor, Messrs
Roberts & Redhead, who undertook the repairs on behalf of the vendor. The full scope of works
at this stage is not yet known, although we are told that the entire panelling externally was
removed at the relevant sections and the underlying timbers exposed and considered for
condition. Any relevant repairs were reputedly undertaken and we believe insulation materials
were installed to enhance thermal efficiency. Again, the full scope of works must be discussed
as part of your own enquiries before Contract, to ensure that you are in a fully informed position
8to proceed. Ideally, you should also obtain any photographs which may be available once the
building was exposed.
GUTTERING
The gutter channels incorporate a mix of plastic and metal installations. All show signs of some
typical corrosion, general degradation and repair maintenance attention will be required at an
early convenience. Of particular note is the fact that at the northern side of the building, part of
the guttering has already become displaced on account of significant vegetation build-up and
broken brackets. As a result, at an early convenience, you are strongly recommended to arrange
for a Contractor to realign, reseal, clean and adjust all gutter channels to ensure proper water
discharge is present. Again, the digital images attached to this report clearly illustrate the current
condition.
JOINERY
The external joinery incorporates older components, but these have been subject to
redecoration over the years. Of course, at the northern side of the building where access is
significantly restricted, no specific maintenance works appear to have been carried out recently.
As a result, the timber installations are showing signs of age related damage and wear and tear.
It will therefore be necessary to arrange for a Contractor to implement repairs at an early
convenience, to prevent any further degradation occurring and also to enhance appearance and
longevity.
WINDOWS
A variety of window and door styles are present across the elevations of the building. Following
recent insurance relating repairs to the south elevation, two modern uPVC double glazed sash
windows have been installed. Whilst we are told that this sector of the building does not form
part of a Grade II Listed Structure, it is essential to verify that replacement windows have been
installed within the necessary Statutory Consent. Windows serving the top flat (Flat 3) are also
uPVC double glazed installations. Any existing Warranty relating to replacement windows should
be obtained for verification.
Above 113a Pyle Street, 6 historic single glazed timber frame sashes remain. In several locations
evidence of distortion and wet rot degradation can be seen. Temporary repairs have been
undertaken. Where opened, some of these sashes are significantly stiff to operate. Additionally,
the external painted finish has rapidly degraded, which will accelerate timber degradation.
Therefore, the necessary repair, comprehensive preparation and redecoration of these sash
timber frame windows is recommended. Of course, all relevant works must be undertaken in an
appropriate manner for this Grade II Listed sector of the building.
The west facing second floor sitting room window is a relatively modern single glazed timber
frame sash component. This was found to be in a functional condition with no obvious damage
or defects noted
9Most of the windows at the rear elevations of the building are basic single glazed casements.
Some of these installations could not be opened and localised areas of timber related
degradation can be seen.
Overall, the various timber frame windows at the property will require a significant level of initial
required repair, along with comprehensive redecoration. In order to budget for these works,
Contactors indicative costings should be obtained. Therefore, you are recommended to engage
a competent contractor to inspect all windows at the property to provide a formal quotation for
the necessary repairs and maintenance. It is also likely that scaffolding access will be required,
in order to implement this initial maintenance.
The ground floor remote entry intercom at the shared flat entrance does not appear to be
functional. This should be repaired or replaced to improve function and security at the property.
Around the ground floor commercial sectors of the building, large single glazed timber frame
windows and doors are present. In several locations, further similar areas of minor degradation
could be seen and the necessary maintenance attention should also be planned for. This will
likely include areas of localised repair along with comprehensive preparation and redecoration.
It is important to establish the specific maintenance responsibility of these commercial windows
and doors at the property.
INTERIOR
FLAT 1
The interior of this flat is found to remain in a reasonable condition, although upgrading works
of both the fitted kitchen and sanitary fittings should be planned for. Areas of wear and tear
damage were noted to the kitchen and overall, this is considered to be a dated installation.
The sanitary fittings within the bathroom are also generally dated and appear to have been the
subject of various basic repairs over time. There are several soft areas of flooring within this
bathroom indicating that past leakage has occurred, resulting in damage to the chipboard
flooring beneath. Once all sanitary fittings have been removed, the full extent of flooring repairs
can be revealed.
Due to the positioning of the window frame within this bathroom, an alternative arrangement
should be considered, for a practical shower to be used without causing damage to the timber
frame window. Additional, mechanical extractor fans within the both the kitchen and bathroom
should also be upgraded to more powerful installations in order to prevent condensation related
dampness occurring at the property.
There is a second WC off the inner hallway. This does not appear to be regularly used and the
flush handle is damaged. Additionally, several areas of condensation related staining and
internal damage to the plaster finish were noted. This sector of the building appears to be single
10skin and possibly timber frame. As a result, the effects of condensation and high moisture will
be more prevalent and should be managed accordingly.
The majority of the single glazed timber frame sash windows also exhibit signs of general wear
and tear damage, which will require repair. In conjunction with these works, comprehensive
preparation and redecoration of the frames will be necessary to prevent further defects
occurring.
The west facing living room bay window appears to be in a generally satisfactory and functional
condition.
Within the flat, there are several areas of damaged internal plaster. During the next redecoration
of this flat, areas of replastering repairs should be planned for.
A relatively modern electrical distribution board is present within the kitchen area. This
appliance incorporates RCBO switches and appears to have been last inspected in November
2025.
A mains gas supply serves the central heating boiler. This appliance is a non-condensing
combination boiler, located within the bathroom. Based on the apparent age, it is likely that
replacement of this boiler will be required in the short term ahead. Surface mounted pipework
within the entrance hall area close to the south facing window should also be appropriately
refixed as this is no longer fully attached to the wall. Pipework now rests on the carpet and will
be prone to damage/leakage.
This appears to be the only gas appliance within the building. The gas meter is located at the
communal entrance. It is therefore essential to obtain the service history records of this central
heating boiler. If no available documentation is provided, you must engage your own Gas Safe
Registered Contactor to undertake an inspection, safety testing of servicing of the gas
installations serving Flat 1.
FLAT 2
Forming the second floor accommodation, Flat 2 is found to be in a generally satisfactory
condition, although some areas of wear and tear were noted. As mentioned previously, the pair
of historic timber frame sash windows towards the south east of the front elevation will require
significant repair or even replacement.
Most of the internal walls and ceilings are internally lined with plasterboard sheeting material.
Some areas of cosmetic imperfections were noted, particularly at the west elevation within the
main living room. Therefore, future plastering repairs and redecoration should be planned for.
There are several areas where creaking floorboards were noted. Additional fixings should
therefore be added to reduce any potential disturbance. Once existing floor coverings and
furniture have been removed, the full extent of these works can be revealed.
11There are several areas of historic distortions noted with the suspended timber floor structures.
These appear to have developed over a long period of time and are commensurate for a building
of this age and tyle.
The self-closing mechanism at the main entrance door from the communal stairwell has been
disconnected. To enhance Fire Safety, all disconnected self-closing mechanisms within the
building must be reconnected as necessary.
All other areas of the internal joinery within this flat would benefit from the necessary
preparation and redecoration, which should be planned of within the next 18 months,
approximately.
The sanitary fittings are in a functional condition, although general wear and tear damage could
be seen, particularly at the bath panel.
Further areas of wear and tear damage were noted around the fitted kitchen and initial require
repairs should be anticipated.
Around the mechanical extractor fan within this kitchen, evidence of water ingress staining was
seen. This ingress has also affected areas beneath, as seen within the Bookshop at 113a Pyle
Street. Therefore, further investigation is recommended to this sector of the building to
undertake the necessary repair work and prevent further water ingress from affecting other
internal parts of the property.
The heating system within this flat is via a series of electric panel heaters. Hot water is provided
by a pressurised storage vessel, found to be operational during our inspection.
Mechanical ventilation, particularly within the bathroom, must also be appropriately
maintained. This will prevent potential condensation related dampness occurring at the
property.
There are two electrical distribution boards of varying styles. One of the components is a modern
installation and appears to have been last inspected in 2025. The second distribution board is
slightly dated and incorporates Micro Circuit Breakers with Residual Current Device protection.
FLAT 3
Located at the top floor of the building, this is a small bedsit. The cupboard accessed from the
bedroom area does not lead to any access panel to inspect the roof void above Flat 2. Our
inspection of this cupboard was significantly limited by the quantity of stored items present.
Windows serving this flat are standard uPVC double glazed installations. Whilst these appear to
remain in a generally functional condition, misting was seen within the double glazed units
serving the bedroom area. Therefore, this double glazed units should be replaced.
12Whilst the sanitary fittings are found to be in a basic functional condition, the effects of
significant surface related condensation is present around the shower room ceiling. As there is
unlikely to be any specific installation material above this flat roof sector of the building, future
improvements should also be considered. Additionally, an appropriate and powerful extractor
fan should also be installed above or around the shower cubicle, to reduce moisture levels and
prevent condensation occurring.
The kitchen is found to be in a generally basic but functional condition. Areas of general wear
and tear were observed and some general maintenance should be undertaken upon your initial
owners of the property.
The kitchen laminate floor covering was damaged and will require repair/replacement.
Additionally, the flat entrance door lock has been damaged and repaired to a very basic standard.
There are two slightly dated electrical distribution boards. Only Micro Circuit Breakers were seen
at these distribution boards and no obvious Residual Current Device was observed. It is
important to verify whether the electrical installations at this flat have been recently inspected.
Hot water is via a pressurised storage vessel. Some corrosion was seen at one of the connecting
pipe components. Whilst no leakage was seen, this junction should be checked by your
contractor.
At the inner hallway close to the entrance serving this flat, evidence of water ingress is present.
This has resulted in significant staining to parts of the walls and ceiling. There is a basic rainwater
channel and junction located above this area of the property. Therefore, the necessary repair to
improve this junction should be undertaken to prevent water ingress occurring. Once the
necessary external works have been undertaken, replacement of the damaged plaster internally
will be required.
There is an internal access point to reach the flat roof area above this sector of the building. This
access should be locked to prevent any tenants form gaining access to the flat roof above.
24A ST JAMES SQUARE
This small commercial property provides consumable products, mostly of a fast food style
standard. As no doubt you are aware, this is a very small retail unit with basic fittings.
The internal walls are lined for sanitation. Overall, no significant damage or defects were
observed.
This small retail unit includes an independent electricity meter supply with distribution board.
This appliance incorporates Micro Circuit Breakers with dual Residual Current Device protection.
It is not known when this was last safety tested.
13Whilst there appears to be a mains water supply, there is no waste water connection. As a result,
waste water produced from cleaning has to be transported away from the building. This will also
increase vendors using highway drainage gullies, although this was not confirmed.
24 ST JAMES SQUARE (JEWELLERS)
Forming the corner property between St James Square and Pyle Street, this retail unit has
operated as a Jewellers for many years. Internally, the retail areas is fitted with various cabinets,
storage compartments and worktops. To the rear, there is a basic WC.
Following discussion with the Tenant, we understand that occasional water ingress occurs below
the external pediment around the shop signage. Externally, this includes a basic plastic capping
board which does not appear to be robust. Therefore, future repair should be planned for in
order to prevent water ingress occurring, causing damage to the internal fabric.
The WC and wash hand basin appears to have a suitable waste connection. Hot water is via an
instantaneous hot water heater. A separate water meter is situated above the WC.
The former rear window has now been boarded over which has been adapted with a mechanical
extractor fan.
There is a separate electricity meter and relatively modern electrical distribution board. This
appliance incorporates RCBO switches and appears to have been last tested in October 2025.
Overall, based on our limited inspection, no further cause for concern or obvious defects have
been identified.
113 PYLE STREET (BARBERS)
The majority of the retail area is also lined internally with various storage units, plasterboard
sheeting and other equipment. Overall, the condition appears to be generally satisfactory with
no significant cause for concern noted.
A separate water meter is located adjacent to the WC and instant electric water heater for hot
water.
Within the kitchen area, waste services have been installed through a former rear door. As a
result, this rear door leading to the small rear courtyard area is no longer in use.
A separate electricity meter and distribution board with Micro Circuit Breakers and Residual
Current Device for protection was seen. This also appears to have been last inspected in March
2025.
Mounted at ceiling level, there is an air-conditioning unit. We are unable to confirm whether this
connects with any external fan unit.
14113A PYLE STREET (BOOK SHOP)
Internally, there are several supporting metal poles which are assumed to form structural
components within the building.
The standard of finish to internal lining materials such as the plasterboard ceilings and wall
linings appears basic but functional.
Around the rear WC, evidence of significant water ingress staining was seen. This appears to
relate to penetrating dampness from an area of the property above and therefore, further
investigation/repair should be undertaken (see previous remarks).
This commercial property includes a separate electricity meter. A modern electrical distribution
board is present which appears to incorporate RCBO switches, last tested in March 2025.
At the rear of the property, there is a basic timber access door leading to the small rear courtyard
area. Netting installed as a deterrent for nesting birds is damaged and various pigeons have
entered. It is therefore essential that this netting is appropriately repaired and maintained to
reduce potential risk to animals.
There is a single surface water drainage gulley at this small rear courtyard. It is essential for this
drainage gulley to also be routinely checked and kept clear of any obstructions. This will prevent
surface water ponding occurring which may lead to internal dampness at the building.
A single drainage inspection cover was lifted at this rear courtyard. Where seen, a generally
adequate flow of water was observed. No obvious evidence once blockage or damage has been
identified.
Also within this rear courtyard area, there are various waste water drainage pipes mounted to
the exterior of the building. Any disused components should be appropriately capped and
removed. Due to the area of water ingress noted affecting the ground floor WC within this
Bookshop, all waste water connections above should also be closely inspected in order to
address any existing defects.
COMMUNAL
The communal entrance hall leading to the Upper Flats is accessed form Pyle Street. Self-
evidently, the inner stairwell is an historic structures, presumably late Georgian. As a result, the
staircase is generally steep, although functional.
At the time of inspection, stored items including a bicycle were noted at the top floor landing.
Tenants must be reminded that any stored items within circulation areas pose a potential risk
for means of escape.
Rear facing windows from this communal area are in a basic condition and require initial
repair/maintenance to regain functionality.
15Within the communal entrance, there is a communal fire alarm system. This appears to connect
with various detectors/sounders within separate parts of this building. Based on the visual
appearance alone, no significant defect were seen. However, it is essential to obtain all relevant
documentation to very that Fire Safety equipment at the property is in a compliant condition.
The question of sound transfer between separate levels of the building is also an important topic
for further consideration. Your pre-Contract enquiries should reveal whether any sound proofing
measures have been installed to reduce disturbance between individual floors at the property.
There are some areas of surface related damage noted to the internal plaster finish. This was
seen within a small number of locations and can be addressed when the property is next
redecorated.
At the top floor landing, there is a fixed skylight window. The internal glazing panel is cracked
and will require replacement.
SERVICES
At the communal ground floor entrance, there is a single mains gas supply and single meter. This
supply serves Flat 1.
Also within the communal entrance hall area, there is a mains electricity gable which appears to
split and serve the various domestic parts of this building. Earth bonding was seen at this supply.
This also appears to include a separate Landlords supply that presumably feeds the communal
lighting and fire alarm system.
Within this ground floor entrance, there are three separate water stopcocks present. We have
assumed these isolate the supply to individual flats, although this was not confirmed. Separate
water meters are possibly located within a subterranean compartment at the Pyle Street
pavement. However, this was not confirmed.
SUMMARY
Overall, the building is found to remain in a reasonably robust condition, although there are
areas of initial maintenance required, particularly relating to the fenestration, flat roof covering,
rainwater goods and external painted masonry.
It is important to understand that this Report is not a full forensic analysis of the building in
respect to defects. There are various obvious areas of damage and defects which will require
repair. Additionally, there will inevitably be areas where concealed damage is present which,
when exposed would/may require repair. With the fact that we have not exposed the building
or undertaken a destructive investigation and also that various stored items and furniture are
present throughout, it is inevitable that there will be the presence of some issues and defects
which we cannot see or advise you upon. Our report therefore provides you with a good
overview of the condition and also advises of areas where known further investigation will be
required
16In your interpretation of the remarks in this Report, please bear in mind that this property is like
most old buildings which have been altered and adapted over the course of their history: there
is a complexity of construction types and the changes which have been made have involved
compromises. The implications for the future repair and maintenance of the property should not
be unduly onerous, but it will be realistic to anticipate that a reasonably diligent standard of
continuing maintenance will be required.
