Today I have been to see a very pleasant two-bedroom converted flat in a substantial detached Victorian property. It was one of four in the unit that backs onto Clifton College playing fields and at one time the road was the scene of many hangings in Bristol before the jail in Cumberland Road was built. The Luftwaffe had a go at destroying properties in the area and nearby All Saints Church was almost taken out which is why it was rebuilt in the early 1960s. Fortunately neither the hangings for the bombings seem to have had much effect on this house or indeed this flat which was largely in good condition and free from defect. Nevertheless I am advising my Client to have the wiring tested before exchange of contracts, because I suspect alterations have taken place. There is a parking space with the flat and a very pleasant communal garden to the rear, but unfortunately the squirrels have eaten all the wall nuts…   more »

I was down in the largest cul-de-sac in England today looking at a 1930s house built just above the lake and so, in theory having a view of the Severn estuary. Not today, today, God in his wisdom decided to make it foggy and it was, so there was no view. The house has been extended many years ago at least twice and there was a smidgen of movement in the side wall between the old and new. I do not think this is significant other than the fact that as my Client now knows about it, should it get worse, an awkward loss adjuster may decline and insurance claim on the grounds that it was a pre-existing defect about which he had knowledge. Life is becoming harder and harder and I am thinking that I will have to advise my Client to ensure that the vendor notifies their insurance company of the situation so that my Clients can take over their insurance policy. Eventually the rain ceased, the fog lifted and I could see the estuary. I found that the house stands in a good-sized garden but that the garage is a very long walk from the house although both the house and garage have a sea view…   more »

I have just been to see a very traditional three bedroomed semi-detached house built in the 1930s. I suspect that it had been occupied for many years, probably by an enthusiastic do it yourselfer, who made various expedient repairs. In addition, a small two-storey extension had been built to the rear. The time has now come to un- do those expedient repairs and to renovate the house. The chimney stacks will need modest attention and the roof stripping of the existing tiles battens and felt. It will need a new breathable membrane, new battens and a new concrete tiles. The gutter was replaced some years ago and is now seamless, but nevertheless it drip leaks in a couple of areas. The down pipes are mainly metal and are rusting; they will need upgrading. The main walls showed no signs of settlement movement, but there is a modest crack between a two-storey extension and the original rear corner but this is historic. The roof void or space will need insulating the wiring probably renewing along with the kitchen and the bathroom and the central heating system and of course it will then need redecorating. The electricity was off when I arrived so I switched it on and in so doing left the understair cupboard door open. The do it yourselfer had installed a security camera there, and when I walked past all hell let loose, so I switched off the electricity. The house needs modernising but it has one of the longest gardens I have seen for a considerable time. It also has a garage, a potting shed and two greenhouses, and no sign of settlement with which my Client was concerned…   more »

Ever since I started work on the first day of April, I can't remember which year, Montpelier was always an up and coming area. It has not, however, over the years altered very much because all the streets remain the same. There are some new houses and there are some new developments but by and large, Picton Street is Picton Street and Shaftesbury Avenue remains Shaftesbury Avenue. Some of the roads have been made into cul-de-sacs and I suspect that many years ago most of the roads were cobbled. Today I saw what may well have been a miner’s cottage, though I'm not quite sure where I got this information. That's not true, I know exactly from where I got the information, it's just that I'm not sure where my informant got it. (This is starting to sound a bit like Police Five). It is a relatively small cottage but one I nevertheless found largely in good condition, though almost inevitably the lower ground level had some moderately damp areas. It was not the easiest of layouts with two bedrooms on the top floor, a through living room on the ground floor and in the basement a kitchen/dining area with the bathroom at the front. It has a pleasant conservatory and a good-sized garden and parking wasn't too difficult so, maybe Montpelier has got there…   more »

Today I was in a quiet and peaceful backwater looking at a modest terraced house. Hermann Goring and his Luftwaffe pilots, I have to say, did a good job demolishing and causing havoc down by the docks and a number of houses closeby were damaged and possibly rebuilt. When I got to the house I found the heating full on, which I have to say I found a bit surprising bearing in mind the pleasant weather we're having at the moment. I was able to get in, but the back door lock had been changed so I had to traverse in an out through the utility room window, on several occasions. This house has an inverted ridge roof, which to the uninitiated is ‘V’ - shaped in section. There was no access to it; there was no access to any of the roof spaces and I suddenly started thinking that perhaps Noddy, or his mate Big Ears had worked on the house and then I realised, no it was of course Boppo the Clown. I got to the roof by placing my ladders on a flat roof and moving upwards where I found that neither the chimney stacks have been renovated. That the rear was quite tall, but the chimney breasts within the house below it had each been removed, so this was standing there are precariously out of the roof; it can be taken down to parapet wall level. The roofs in fact we're in quite good condition, apart from the rubber joints between the roof over bedroom three of the rear wall, but these can be re-placed with lead. Some of the plumbing to the rear needs attention. The front elevation had two sections of the laminate attached to the horizontal string course beneath the parapet wall, but Bob, the builder couldn't get them quite straight. What an appalling finish. His mate, Mike, I suspect a trainee from Day School had a go at the rendering on the front elevation; I think he did the front after the rear where he made an awful job of infilling a former boiler flue. There were no access hatches into any roof spaces so what insulation is provided there is anybody's guess. The bathroom is internal and with a little more thought a Velux skylight should have been provided and that is what I'm suggesting, an electric Velux to boot. The WC lids and seats I think must have been bought from the pound shop; I've never seen anything so flimsy in my life, the cupboard beneath the basin was left without handles and a bedroom window latch was missing. You couldn't open the gas meter cupboard without having to open the electric meter cupboard and the electric meter cupboard door caught on the architrave of the porch door. The gas fire in the living room had a rounded fitment set into a rectangular frame so it wasn't, and the front fell off. Condensation was rife within the kitchen floor units and also on the wall behind them, so I think at one-time this must have been a very damp house, which is no doubt the reason the heating was on. My guess is that all the ceilings have been renewed and all the external and party walls have all been dry lined, so the interior had quite a pleasant finish. For all its faults I nevertheless liked this house and providing Beppo can sort out these problems, which frankly aren't that difficult, I shall be very happy for my Client to proceed…   more »

Well that is initially where I thought I might be going but instead I only got as far as St Andrews; but here, in Bristol and there, in Liverpool there is a Sefton Park. I rather suspect that Sefton Park in Liverpool is slightly better known particularly to Liverpudlians, because it is an English Heritage Grade II* Historic Park. The Sefton Park in Bristol is slightly different; it is basically two long rows of terraced houses built just prior to the last century, late Victorian villa properties but nonetheless attractive villa properties. I was I have to say slightly disappointed when I drew up in the sunshine this morning to see a slightly dull house. Bombs had dropped fairly close by during enemy action of the last war, but fortunately Herman Goring and his Luftwaffe failed to do a lasting damage. So in I went and I'm pleased to report that I found this a pleasant property fairly well maintained and in reasonably good condition. The main bedroom ceiling has a definite sack to it, and it may need replacing. The wiring has re-wireable fuses and will certainly need testing and I suspect some updating. Cracking in the rear extension chimney stack is I suspect allowing a certain amount of moisture into the rear bedroom but much of this is concealed by a dry lining. There is a modest amount of dampness elsewhere, but despite all of this, I found the house an attractive property and being on the south side of the road it had a south facing rear garden; I don't think I'll bother to go to Liverpool I rather like it here, and anyway I might not understand the way they speak…   more »

I wonder whatever happened to the Sion Spring in the Pump Room that later became part of St Vincent's Rocks Hotel, when it was converted into flats. It is merely of academic interest because today I was looking at a second-floor converted flat in one of the terraced houses close to Bridge House, the former driving school inspectorate offices, amongst others. Bridge House was converted a couple or so years ago into up-market flats. I was not in Bridge House but I was close by and I insisted that I was able to look at the roof. Of course my secretary was told by the vendor that there was no access to it. I wasn't happy with that and when I arrived, the vendor only then made enquiries of the occupants in the top floor who advised, yes there is access hatch in the cupboard. The cupboard was full, full to the gunwales with clothes, I have never seen so many clothes crammed in, and so I stood and watched as the vendor started to clear them. Taking them out one by one did not amuse me, so I took them all out in great big bundles and laid them on the bed. Then I removed as much as I needed to, to get my ladders into the access hatch. When I came down from the roof I closed my ladders and let the vendor put everything back together again, whilst I carried on, but I wasn't thinking about the spring…   more »

Today I have seen a delightful detached house in Stoke Bishop. It was built in the 1930s and I'm pleased to say that I founded largely good condition and free from major defect. I think that little more needed to be said about it. I will however talk about the garden, because never have I seen a house standing in such a parklike amenity with mature trees of different varieties. The wildlife will be abundant, the fox, the squirrel, the badger and the deer are all likely to be in the neighbourhood. In some respects the garden is open plan as there are no definitive boundaries to the land, so it does mean, if my Clients has dogs, they will wander around all over the place, doing things what dogs do; and this could annoy some neighbours. If my Client has young children, then the garden may/will need, certainly in part, enclosing (a costly exercise alone I suspect) and that would not be to the liking of the badger population, let alone, I suspect some of the neighbours. Even if concrete posts and kick boards are introduced, no doubt to the annoyance of the neighbours, and of course the badgers, they may soon uproot such fencing because they can be a real nuisance both in the city and of course the countryside. Something to ponder about I think…   more »

What Lord Apsley had to do with Bristol I'm not very sure. He was educated at Balliol College, Oxford, went to the bar (the legal bar of course), in 1736, becoming a KC in 1745 and ended up as Lord High Chancellor in 1771. Despite all of this his brother, Arthur Wellesley was perhaps rather more famous; he was the first Duke of Wellington. And where did he live, I hear you ask? Well, he lived at Number One, London, and as everyone knows its other name was Apsley House, but did you know that it was built by Robert Adam, the Scottish neoclassical architect of the era. (He was also a designer of furniture and interiors.) Apsley, of course was the maiden name of his mother, Catherine who married his father, Alan, the 1st Earl Bathurst. Whatever, someone thought it would be a good idea to name a road after him, and that is where I have been today, a short stroll from my office. Bearing Jeremy Clarkson in mind, of course I drove there. The flat that I saw was all a bit of a pickle, but my Client, I think, I hope is prepared to renovate and improve it. He will have to pay for that; the Management Company will have to pay towards repairs to the roof. Repairs to the roof are not excessive, but they will be necessary as will be pointing the rear elevation in due course. I think the current Lord Apsley lives in Cirencester; I wonder if he'd like to see the flat???   more »

Today I have been down at the seaside a short stone's throw from the pier at Clevedon. I think it was one of the Elton's, though which Elton I'm not sure, there were so many of them, Lords of the Manor at Clevedon Court, who brought Holm Oaks from America to England, but don't quote me on that. In a little copse not far from the house I was at today there are a number of these oak trees which are evergreen. The house I saw today was as perennial as them. It was largely in good condition and a house that has been tastefully modernised and improved. It was, perhaps, not quite as good as the last house I saw in the same road for my Client, it wasn't too far short and I suspect that my Client we improve this no end…   more »

This has been a bit of a quiet week, I suspect as a result of people being away on holiday and thinking about that, and getting their children back to school. On Monday I was asked by one of the Oxford Universities to make inspection of property in which they have a part share. Were this house, a Grade II Listed Building to come onto the market it would no doubt be the envy of all estate agents in Bristol. It is situated in one of Bristol's leading squares and is a whole house, not one that has been subdivided into a maisonette and lower flat. It has been maintained, almost seemingly at no expense by the part owners, replacing windows, like for like, even going to the expense of similar glass. The fitments throughout exudes quality. The whole house is gracefully understated and was this ever to come onto the open market as there would be an excellent demand for it; but it won't!

On Tuesday and Wednesday I had time to clear up my office; it needed it.   more »

My Client has found a drab house, drab in appearance, dreary inside and disappointing in its features, but I think my Client should be able to turn this around. After all replacing the gutters facias and soffits when he uses scaffolding to re-bed the ridge and hip tiles, it will certainly make the upper elevation look well maintained. The brown plastic glazing bars to the white framed UPVC windows have oxidised, so they need slapping out in replacing with white and then the windows will suddenly take on a new lease of life. There is some cracking in the walls but most of it I place down to historic movement and where I think it is slightly more recent it may even be due to an hydrangea shrub. At the very least the elevations will need redecorating but I suspect for a better job, for a proper job of the elevations will end up being rendered. The house will then look like new. Internally however rather more work is required than I suspect was realised inasmuch as two or maybe three of the ceilings at first floor level will have to be renewed. Once the original lath and plaster ceilings have been taken down and new plasterboard fitted they will need plaster skimming. Some of the walls may also need re-skimming. The bathroom will need modest updating; the kitchen probably slightly more. The heating system will probably have to go and the wiring will need upgrading and then of course the house will need redecoration. Once all this work is completed the character of the house would have changed and no doubt it will become delightful family home, no longer drab, dreary and disappointing but one envious to one and all…   more »

Today I spent in the office having a good old clear out. At least three computers and a monitor were ditched together with rubbish that has been carefully stored for years. Although the office suddenly looks a bit lighter and brighter, I suddenly realised that I have been here for about 18 years and I think we might have to have to get out the paintbrush and invite someone in to look at the carpets…   more »

it was pleasant to be back in Bristol again and looking at a former boarding house. It was one of three probably built between 1820 and 1840; it is a Grade II Listed Building, a mid terraced house, one of three originally built, I believe, as boarding houses for those wishing to travel to Bristol to take the spa water. In this particular house they were for letting rooms, each having a narrow cupboard so that the best suit and the best dress could be hung up there. The landlady would live on the top floor and in the basement there would have been a range and a copper for boiling water and cleaning purposes. Most of this is now gone of course, so have, regrettably the fireplaces, and have been replaced with ugly, horrendous monstrosities. Again there were concrete tiles on the roof where the lead to one of the gutters was just split, but it can be repaired. The walls were in reasonable condition but most of the windows needs some repair and attention. Although I was in the middle of Clifton, I felt in some respects I was at sea, because the house was so damp. Damp was penetrating the top floor, the first floor and throughout the basement so there is significant money to be spent on it and to that end it is probably a highly priced house…   more »

I thought that today I was again going off to Wiltshire, also in fact to Marlbrough, but instead it turned out that I was going to Bath to look at what was a delightful ground and first floor maisonette in a rather large six floored mid terraced Grade 2 Listed Building. It was only five floors at the front but there was a sixth floor to the rear where the lower maisonette had access via its own garden into allotments, over which of course the upper maisonette looked. There were two flats above and I had access onto the roof whereas is often the case, whereas is more often the case, the original clay tiles had been replaced with concrete which is completely against good conservation policy. The glazing bars to a couple of the front gorond floor windows were missing; they may well have been blown out during enemy action of the last war, as bombs exploded close by in Royal Crescent and in Julian Road. If my Client wanted to replace those glazing bars the conservation officer would undoubtedly refuse consent on the basis that the building was listed without them. They would take little notice of the concrete tiles, but I suppose that's life, the life of the conservation officer and we don't want to talk too much about them, do we???   more »

Today I looked at one of six houses in this short cul-de-sac where, as far as I am aware, none of them have been converted into flats, which meant that my Parking Fairy had a day off today; I was able to park easily in the road. As for the house, well it was largely in good condition. There were some areas, aren't they are all ways, that need some attention but the chimney stack roofs and main walls were in fairly good condition. It is an interestingly designed and laid out house, built with a basement and half landings. It retained most of its original features together with more recently installed sanitary ware and a newish kitchen although the latter was a bit B and Q-ish! In the basement walls were dry, because they have been tanked but I nevertheless picked up deep seated moisture readings as I regularly do when in a basement. For all its faults, and there ain't many, I thought this is a pleasant property…   more »

I thought that today I was off to Wiltshire close to Marlbrough in the Savernake Forest, but alas I got no further than Stoke Bishop where I was to inspect a house built by the Stride Brothers in the 1930s. It had been occupied for the past 40 or so years by the present vendor, who had kept it admirably well maintained and improved and it had a very pleasant conservatory. It was, I suppose a little bit, well if not ‘tired’ then, then it requires some possible updating because I always think that gold plated taps are a bit of a giveaway going back to the 1960s or 70s. What is very 21st-century are the photovoltaic panels inconspicuously placed on the roof, so that whoever owns the house will get payback from the National Grid, and a tax-free income and that…   more »

Trying to keep my Clients happy I made an early start today, that is early for me, to look at a detached house in Coombe Dingle where I am pleased to say I found it in good condition. It was an interesting house that started life as a chalet style bungalow, but really more of a house. Originally it had a lounge/dining area and kitchen on the ground floor together with a bathroom and bedroom. At first floor level are two bedrooms. The previous owners had extended into the roof to provide ensuite facilities to each bedroom, a shower room to one and a bathroom to the other. It is capable of a further extension on the opposite side, if anyone ever wanted to, and I suspect one day they will. It is in a quiet cul-de-sac but I know one favoured by the dreaded learner driver who keeps conversing into it…

Later I saw a very traditional semi-detached house that had not been occupied for well over a year. Externally it was in well above average condition apart from the garden where I expected to find Mr Stanley, or was it Mr Livingstone coming towards me; it was so overgrown and looking like a jungle. The house will need significant modernisation and improvement but at least externally it is in good condition. That is pleasant for my Client because they can spend money where it can be seen and where they will take most pleasure, apart from rewiring and re-plumbing. A new kitchen, a new bathroom, new decorations throughout and I suppose new heating. They can even introduce a new door to the garage and then tackle the garden; I wonder who they'll meet? It won't be a learner driver, but they're in this attractive tree lined Filton road as well…   more »

It wasn't like Fort Knox, nothing like it but I do get a bit fed up having to climb over gates because tenants forget to leave the remote control in the lockable letterbox for me to gain entrance. (I had to do the same thing last week because there, the vendor had bolted the gate so I could not use the key!) Anyway having gained entrance I was able to get on top of the property and look down on it. It is a substantial three floored property in a reasonably quiet location close to Redland Road. Basically it was sound but my Clients had realised, and I have to say it wasn't difficult not to realise, that at first floor level the floor ran significantly downhill. I was not panting by the time I walked from the window to the door, but you know the feeling you're getting out of breath! Cracking has occurred through the party wall with the adjoining house and down through the internal accommodation adjacent to the party wall. Some of cracking seems recent even though it is of no magnitude, if that makes sense. Interestingly there is a double sealed screw down manhole cover set in the ceramic tiled basement floor which is how the entire lower level is finished. The walls may have dropped but the floor at this level has not. Nevertheless I am advising my Client instigates a video of the drains so that he is aware of their true condition and I'm also advising that my Clients insist that the vendor makes a claim on their insurance policy. My Clients can then take over the claim (under the Law of Property Act 1925) and we'll see where we go from here…   more »