Previous leak — no longer active — has caused residual damage to the airing cupboard and adjacent kitchen wall. Mould present on airing cupboard door. Ceiling water-stained and bowed. Remedial works required: mould treatment and investigation of kitchen wall condition behind lining. Source of original leak to be confirmed before closing up.

Airing cupboard ceiling: Bowed and water-stained. Artex finish present — property falls within the risk window for asbestos-containing materials (pre-2000 build). Client has two options: (1) commission an asbestos test, and if clear, reinstate/re-skim the ceiling; or (2) leave the ceiling as is and overpaint — acceptable if the surface is stable and not being disturbed. Client to advise preferred approach.

Airing cupboard door: Minor damage to bottom corner — make good rather than full replacement.

Hallway light fitting adjacent to airing cupboard door: Pendant fitting currently obstructs door swing on opening. To be replaced with a flush ceiling fitting or repositioned to clear the door arc.

Pre-2004 colour code wiring throughout — unmodified original installation. Consumer unit in porch, original installation. Surface-run conduit present to most heaters and electric shower. Full EICR required as first step — this will determine whether a full rewire is necessary or whether existing circuits are serviceable.

HHR storage heaters: Modern HHR units can operate on a single peak-rate supply and do not require the old dual off-peak/peak wiring. If the EICR confirms the heater circuits are safe, HHR units can be installed on the existing wiring — a full rewire would not be required for the heating upgrade. A rewire should only be instructed if the EICR identifies unsafe circuits.

Asbestos dependency: Artex ceilings are present throughout. If the EICR does recommend a full rewire, an asbestos survey must be completed before works commence. Licensed asbestos removal would be required if positive — adding significant cost and programme time. This cost is provisional and only relevant if a rewire is confirmed necessary.

Recommended sequence:
1. EICR — determine whether rewire is required
2. If rewire needed: asbestos survey, then licensed removal if positive, then rewire
3. Smart meter — instructed via energy supplier (free)
4. HHR storage heater installation — on existing wiring if EICR permits

Meter: Landis & Gyr ZCB120d, manufactured 1990 — old dial-type Economy 7 dual-rate meter. Smart meter to be requested via energy supplier at no cost.

GEC Radio Teleswitch (1991): National Radio Teleswitch Service decommissioned June 2023 — storage heaters are not currently charging on off-peak rate. Smart meter installation resolves this.

Cracks present in Bedroom 2, continuing into the porch and the start of the hallway — following the line of the staircase serving the flat above. Ceiling in Bedroom 2 is partially sloped on one side where it takes the staircase structure. Cracking pattern is consistent with minor ongoing movement from staircase use above — likely cosmetic. No structural concerns raised at this stage. To be monitored; all affected areas to be made good as part of decoration scope.