November 2002 Report

Quinquennial Inspection Report

Prepared by Bowles, Whittick Young

November 2002

Church of St John, Kates Hill, Dudley

The Diocese of Worcester

Quinquennial Report upon the Fabric under the Inspection of Churches Measure 1955

In accordance with instructions from the Parochial Church Council, inspections were carried out on 20 and 24 September together with a further inspection on 4 November 2002. The period of six weeks between the second and third inspections was purposely done, to see of there had been any further noticeable deterioration of the external stonework during that time. The inspection proved this to be the case and is borne out by stone dust and particles of stone lying on the ground, which had become detached and fallen. We report as follows:-

This Report should be read in conjunction with the key plan attached to the rear of this Report.

THE SCOPE OF THIS REPORT

The Report is based upon the findings of an inspection made from the ground and each of the internal floors. The inspection has been purely visual and no enclosed spaces or hidden timbers, etc. have been opened up for inspection.

 It became apparent during the inspections and when referring to the last Quinquennial Report dated March 1997 and Addendum Report dated April 1997, that only a limited amount of repair works have been carried out since those dates.

It therefore follows, that the majority of items in the previous Quinquennial Report and Addendum Report still apply. It also became obvious during the recent inspections of trhe building that its condition has continued to deteriorate. Likewise, further deterioration has occurred in the surrounding external areas, such as; paths, boundary walls/fences, entrance gates and Lych Gate.

Because many of the items from the previous Quinquennial Report are still relevant, we have not prepared a full-itemised report. This Report therefore itemises additional defects and also highlights thise areas where noticeable further deterioration has occurred, which are as follows:- (Numbers shown in brackets e.g (3.005) refer to items in the Quinquennial Report dated March 1997).

EXTERNAL ROOFS & R.W. GOODS

1.000   General Description

The roofs are covered with Marley 'Modern' interlocking concrete roof tiles and matching ridge tiles. There are lead flashings at junctions between roof and the upper walls to gable parapets.

Eaves gutters and rainwater goods are a combination of cast iron and plastic.

All rainwater gullies around the building appear to be blocked.

SANCTUARY ROOF

South facing roof slope

1.001   Half of 2 No. roof tiles are missing and there is 1 No. broken tile at junction with the wall to the Nave.

1.002   No repair works appear to have been carried out on the cast iron eaves gutter since the last Quinquennial Report, all joints appear to be leaking (1.002)

Vegetation is growing in the gutter - east end.

1.003   All joints in cast iron eaves gutter appear to be leaking.

ORGAN CHAMBER ROOF

1.004   Joints in cast iron ogee gutter appear to be leaking. Rainwater pipe has been fitted since the last Quinquennial Report (1.010)

NAVE ROOF

North facing upper roof slope

1.005   All roof tiles appear sound

1.006   Mortar pointing to ridge tiles is defective and missing. (2.50m approx from the West Tower)

1.007   Vegetation growing in gutter - west end

1.008   Fixing bracket on lower section of the plastic rainwater pipe is broken

South facing upper roof slope

1.009   All roof tiles appear sound

1.010   Mortar pointing above lead flashing at east end of roof is cracked and missing, and there is a large piece of mortar which is loose and could fall. All loose material should be removed immediately.

South facing lower roof slope

1.011   Mortar pointing to lead flashings in poor condition

1.012   Rainwater pipe fixing brackets are broken and pipe joints have pulled open.

ROOF OVER STAIRCASE TO NORTH GALLERY

1.013   There are 3 No. broken roof tiles.

1.014   Lead flashing at top of roof slope against wall to the West Tower has been replaced since the last Quinquennial Report (1.035)

1.015   Vegetation is growing on roof behind the stone buttress.

1.016   Rainwater pipe is missing allowing rainwater to discharge onto the face of the stone wall.

ROOF OVER STAIRCASE TO SOUTH GALLERY

1.017   All roof tiles appear to be sound

1.018   The large piece of loose mortar reported to be loose in the last Quinquennial Report, has been removed (1.039)

EXTERNAL WALLS

2.000   General Description

Construction is of Limestone Shoddies with natural soft sandstone dressings around window and door openings. Buttresses, plinths and roof parapets are also built with soft sandstone.

There are parapets around the West Tower, the east wall to the Chancel and the west wall to the north and south staircases leading to the Gallery.

There are six memorial windows together with quatrefoil clerestory windows on both the north and south sides of the Nave. There is a large east window containing three stained glass lights, together with single light windows in the north and south walls in the Chancel area.

Sand/cement repairs have been carried out to the stonework in many areas, some of which sound "hollow" and other repairs are cracked and loose.

SOUTH ELEVATION

2.001   There is continuing erosion of the sandstone dressings around the window openings.

2.002   There is continuing erosion to the sandstone corbels and string course, and in parts the stone has laminated leaving loose stonework which is liable to fall.

2.003   Lead flashings at apex of lower roof over Nave appears to be old and worn in parts, mortar pointing is in parts in poor condition and leadwork is pulling out of stonework joints.

2.004   Raking stepped lead flashing against east parapet wall over the South Aisle has pulled out of the stonework joints, and in other parts the mortar pointing is loose and missing.

2.005   Top surface of the raking capping stones to the parapet wall at east end of the South Aisle has started to laminate, and there are open joints between the capping stones.

2.006   Mortar pointing to lead flashings against the east parapet wall on upper roof is cracked, loose and parts of missing.

2.007   The lead cap flashing below the eaves gutter to the lower roof appears to have split in several areas.

2.008   There is continuing erosion of the sandstone on all buttresses and in parts the stones have laminated leaving loose stonework, which is liable to fall. This is particularly noticeable at the south west corner of the Nave between the two door openings.

2.009   There is a large piece of cement mortar attached to a section of lead flashing which has pulled away from the wall and is lying loose on the roof tiles over the south staircase. There is a risk of this mortar falling to the ground.

2.010   There are open joints between the capping stones on west parapet wall to the south staircase allowing rainwater to seep into the fabric of the wall.

2.011   There is continuing erosion of the sandstone buttress at the south west corner of the West Tower, the surface on some stones has laminated leaving loose stonework which is liable to fall.

2.012   The bottom of the south entrance door is in pooor condition amd there is a hole approximately 75mm x 50mm where vermin could enter the building. There is a rainwater pipe discharging water onto the  entrance steps, which could freeze and become slippery and dangerous during the winter months. The open joints between the stone steps allow rainwater to seep into the buildings foundations.

2.013   There is continuing erosion of the sandstone dressings around the south entrance door. In parts, the surface of the stone has laminated leaving it loose and liable to fall.

2.014   Stone steps to the south entrance, which at present is not used, are worn and in poor condition. There is a risk of people tripping or twisting their ankle if these steps are brough back into use in their present condition.

2.015   There are large gaps between the lower and upper entrance steps to the Vestry, allowing rainwater to seep into the foundations below.

2.016   The Vestry door has recently been re-sheeted with 'V' jointed hardwood match boarding, which has not been stained or painted.

2.017   Concrete paving against the side of the Church is cracked and the surface is uneven in parts. There is a risk of people tripping and hurting themselves. There are also gaps between the paving and the stone wall to the building, which is allowing surface water to seep into the walls foundations. This situation is made worse by the blocked yard gullies.

2.018   Ventilation wells in the paving are blocked and restricting cross ventilation under the timber floor to the Nave.

2.019   There is continuing erosion of the sandstone dressings around the window in the Chancel, and also on the south east buttress. Face on several stones to both areas is laminating and is liable to fall.

EAST ELEVATION

2.020   There is continuing erosion of the sandstone on both the north east and south east buttress to the Chancel area and the buttreess at the south east corner of the Vestry. The surface on some stones has laminated leaving loose stonework, which is liable to fall.

2.021   There is continuing erosion of the sandstone dressings to the main east windows and the window to the Vestry. The surface on some of the stones has laminated leaving it loose and liable to fall.

2.022   There is evidence of slight outward movement of the side wall at high level at the south east corner of the Chancel. Mortar to  the open joints appears loose in parts and is liable to fall.

2.023   There are open joints between the raking stones on the parapet wall to the Chancel allowing rainwater to seep into the fabric of the wall.

NORTH ELEVATION

2.024   Rainwater pipe missing on wall to north staircase enclosure allowing water to run down face of the wall saturating the stonework.

2.025   Stonework has cracked and is loose on the buttress at north west corner of the Nave. There is a risk of the loose stone falling.

2.026   Cement mortar pointing to the stone shoddies between windows 2 & 3 side of window 5 and between windows 6 & 7 (from east end) is defective and loose in parts. These pieces could detach themselves and fall to the ground.

2.027   There is continuing erosion on the stone buttresses but not as severe as on the south elevation of the church.

2.028   Stone dressing to the first window is cracked and part of stone appears to be losse and could fall to the ground.

2.029   Mortar pointing is defective and part is missing where lead flashing is dressed into the stone parapet at east end of Nave. (Upper Roof).

2.030   There is a minor raking crack at the head of the wall to the Chancel. This indicates that outward movement of the east gable wall has occurred. Open joints should be pointed up with suitable cement mortar.

2.031   Lower section to the plastic rainwater pipe on Chancel wall is missing and the rainwater gulley below is blocked.

2.032   There has been settlement in the ground in front of the wall to the Chancel. The concrete paving is cracked in several places and there is a large depression in the level of the paving. There is also an open joint between the paving and the wall to the Chancel allowing rainwater to seep into the wall foundation.

2.033   Concrete paving in front of the wall to the Nave is cracked in many areas and there is a gap between the paving and the wall allowing rainwater to seep into the walls foundation.

2.034   Ventilation wells in the paving are blocked and are restricting cross ventilation under the timber floor to the Nave.

2.035   Fixing bracket on plastic rainwater pipe adjacent to window 2 is broken.

2.036   A 600mm length of stone is missing at the base of the wall to the Organ Chamber leaving a large void.

WEST ELEVATION

2.037   There is continuing erosion of the stonework to the West Tower and the walls to the north and south staircase enclosures. There appears also to be further lamination on the face of the stones at high level directly above the west entrance, which could become loose and fall to the ground.

2.038   Decorations on the frame to the fanlight above the west entrance doors is in poor condition. The leading edge on the entrance doors is damaged at low level.  

2.039   Mortar pointing to joints between the stone steps to the west entrance is cracked and loose and there are some open joints.

2.040   The small window in the wall to the north staircase enclosure has been vandalised and approximately 60% of the window is missing. Security bars have been fitted internally.

2.041   Stone dust and stone particles lying on the paving in front of the blocked up opening to the north staircase enclosure indicates further erosion and lamination to the surface of the stone dressings.

2.042   Face of stone wall behind and to the side of the full height rainwater pipe from the West Tower roof is heavily stained, indicating hopper-head and pipe are blocked. The pipe itself is also heavily stained.

THE CHURCHYARD

3.001   Cracks in the stone boundary wall along St John's Road have been repaired since the last Quinquennial Report. Further cracks have developed since these repairs were carried out.

3.002   There has been further deterioration of the Lych Gate Structure due to the lack of any remedial works having been carried out since the last Quinquennial Report.

3.003   The condition of the concrete paths throughout the north churchyard have continued to deteriorate since the last Quinquennial Report, and there is now a considerable risk of people tripping on the uneven surfaces, which could cause them to fall and hurt themselves.

3.004   There are several graves in the north Churchyard where the stones have broken or are misplaced leaving open tombs and the risk of falling masonry.

3.005   The north end of the north Churchyard is heavily overgrown and the chestnut fencing is in poor condition.

3.006   One of the timber seats on the east side of the north Churchyard has been vandalised with blue paint.

INTERNAL

CHANCEL

4.001   The crack in the plaster above arch apex to the east window appears to have widened since the last Quinquennial Report. (3.005) 

4.002   Further movement appears to have occurred in the stonework around the window opening in the south wall since the last Quinquennial Report. (3.006)

4.003   There is an area of plaster which is bulging on the south wall between the window and junction with the east wall. This plaster is loose and there is a danger of it falling. All loose plaster should be removed immediately. Decorations in this area have deteriorated considerably since the last Quinquennial Report. (3.007)

4.004   Further movement appears to have occurred in the arch stones to the north window since the last Quinquennial Report. (3.010)

4.005   Plasterwork on the north and east walls has deteriorated since the last Quinquennial Report. (3.010)

4.006   The plaster is bulging and loose on the north wall at its junction with the east wall. All loose plaster should be removed immediately.

4.007   Wall decorations generally are soiled and in poor condition.

4.008   The condition of the quarry floor tiles at the west end of the choir stalls has deteriorated further since the last Quinquennial Report. (3.015)

NAVE (note: window and roof bay numbers commence at east end of Nave)

4.009   Cracks in the ceiling plaster under the galleries appear to have increased since the last Quinquennial Report. (3.023)

4.010   The wall plaster between windows 5 & 6 in the north wall together with the west reveal of window 5 is suffering severe damp penetration problems, and there is a large area of plaster which is loose and liable to fall. All loose plaster should be removed immediately.

4.011   There are now several areas on the south wall where paintwork is peeling. (3.028)

4.012   The surface of the stone surrounds which is breaking down at window openings 1,2,4 & 6 in the north wall, appear to have deteriorated since the last Quinquennial Report, and the surface of the stonework to window opening 5 in the north wall together with window openings 1,3 & 6 is also breaking down.

4.013   Plasterwork is damaged around the "Church Restoration" wall safe in the west wall.

4.014   In addition to the loose quarry floor tiles mentioned in item 3.032 of the last Quinquennial Report, there are loose quarry tiles at the rear of the Nave.

4.015   South entrance doors are no longer used and have been boarded over. There is a display screen located in front of these doors.

SOUTH GALLERY

4.016   The moulded timber on the underside of the tie beam to the first roof truss is loose and hanging down approximately 20mm. There is an open joint at south side end of truss. (3.036)

4.017   Windows (3.051)

Window 1 - There are 6 No. crack and 1 No. holed panes of glass

Window 2 - There is a section of stone missing towards the apex of the arch. There are 5 No. cracked panes of glass.

Window 3 - There appears to have been further movement in the stonework surround. There are 4 No. cracked panes of glass.

Window 4 - There are 4 No. cracked and 1 No. holed panes of glass.

Window 5 - There is a split in the right hand stone jamb at Gallery floor level and the stone surface is breaking down. There are 3 No. cracked panes of glass.

Window 6 - The condition of the stone surround has deteriorated since the last Quinquennial Report, and a piece of stone which has become loose has fallen onto the Gallery floor. There are 11 No. cracked and 3 No. holed panes of glass.

4.018   The cast plaster cover moulding to the cast iron bracket below the roof truss has fallen off and is missing.

NORTH GALLERY

4.019   There is a continuing deterioration of the wall plaster. (3.054)   

4.020    Further cracks have developed in the plaster cornice since the last Quinquennial Report (3.055)

4.021   The area of perished wall plaster in the north east corner has increased and plaster has fallen onto the Gallery floor. (3.058)

4.022   There is a polythene sheet lying between the pews under ceiling bay 3.

4.023   Windows (3.063)

Window 1 - There are 16 No. cracked panes of glass

Window 2 - Theree is a further deterioration to the surface of the stone surround and the cracks in the stonework have increased. There are 8 No. cracked panes of glass.

Window 3 - There are 2 No. cracked panes of glass.

Window 4 - There are 7 No. cracked panes of glass.

Window 5 - There are 16 No. cracked panes of glass.

Window 6 - Surface of the stonework is starting to breakdown. There are 10 No. cracked panes of glass.

Window 7 - Surface of the stonework is starting to breakdown. There are 11 No. cracked panes of glass.

4.024   Decorations and plaster to reveals of two high level quatrefoil windows, between roof trusses 4 & 5 are in poor condition, possibly caused by lateral damp penetration.

4.025   The pair of timber doors in the west wall have been secured in the closed position by means of two raking timbers screwed to the door and into the floor.

4.026   The plaster and decorations at high level on the west wall are in poor condition.

4.027   The glass has been removed from the high level quatrefoil window at the west end of the north wall and the opening board over.

4.028   There is a pane of glass missing in the high-level quatrefoil window in bay 7 south elevation.

ORGAN CHAMBER

4.029   Decorations on the walls is in poor condition, and an area of plaster at high level on the west wall appears to be loose. Any loose plaster should be removed immediately.   

WEST ENTRANCE PORCH

4.030   Decorations and ceiling plaster are in poor condition and there are several hairline plaster cracks.

4.031   Plaster at high-level on the north wall is in poor condition, possibly caused by lateral damp penetration. Plaster is missing at low level on south wall.

4.032   Decorations soiled and generally in poor condition

4.033   Stained timber entrance doors. There is evidence of recent repair works to the doors and a large hasp, staple and padlock have been fitted on internal face of doors. Both doors are binding on the floor. There is damage to the timber around the lock and at low level on the meeting stiles.

INNER LOBBY

4.034   Door to cupboard under the south staircase is binding on the floor (3.099)

4.035   The stone support in the cupboard below the staircase is cracked and a section of the stone is missing. End bearing of the timber lintol over the opening is inadequate. Decorations are in very poor condition. Garden tools and cleaning equipment are being stored in this cupboard.

4.036   Door to cupboard under the north staircase was locked on the day of inspection. We are therefore unable to report that this area is free from defect.

4.037   Pair of doors leading into Nave need easing. Timber bead at head of door is loose.

NORTH AND SOUTH STAIRCASE (West End)

4.038   Access to these areas which are not in use, is via a door in the south west corner of the Nave, which has been barricaded off. Numerous ladders, lengths of timber and other items are lying in a haphazard manner on the stone steps and upper landing, which leads to the Gallery. Ceiling and wall plaster are in very poor condition, some of which has fallen off onto the stairs. External south entrance door has been barricaded up. Former external entrance on the north side has been built up with blockwork. Windows have been vandalised.

4.039   Access to upper tower is via a trap door in the ceiling above the upper landing. Above this level there are a flight of timber steps leading to the upper chamber. There are pigeon carcases and pigeon droppings on the floor of the upper chamber and also on the treads of the long flight of the timber steps, giving access to the tower roof. The lower section of the long timber steps is rotten and unsafe to use. We therefore were unable to inspect the roof and we cannot report that it is free from defect.

GROUND FLOOR VESTRY

4.040   Ceiling covered with fibreboard which has been decorated. The fibreboard is holed in southwest corner of the room.

4.041   Condition of the wall plaster does not appear to have deteriorated since the last Quinquennial Report, but paint on the south wall is flaking and in poor condition.

4.042   East facing window - 1 No. cracked pane of glass

4.043   South facing window - 1 No. cracked pane of glass

4.044   Top of handrail on stair balustrade leading up to the Rose Vestry is soiled.

4.045   There is evidence to show the external door having been recently repaired. There is damage to the stonework reveal adjacent to the light switch and a large steel angle has been bolted to the wall near to the night latch.

4.046   Decorations on door leading to the Nave are in poor condition. The door is still being secured with a steel bar fitted across the door opening. (3.114)

4.047   The fitted sink/drainer and cupboard beneath are in poor condition.

There is an undecorated timber quadrant bead between the sink/drainer and glazed wall tiles, which is also in poor condition, and there are gaps between the bead and wall tiles making the area unhygienic.

ROSE VESTRY

4.048   In addition to the perished ceiling plaster in south west corner of the room, item 3.118 in the last Quinquennial Report, the ceiling plaster has perished in the south east corner of the room and also full length of the ceiling at junction with the east wall which is due to water ingress.

4.049   End of timber purlin where it is built into the east wall may be suffering wet rot decay.

4.050   Decorations in the room are in poor condition.

HEATING CHAMBER

4.051   Most of the areas of the brick paved floor appear to be damp. There are a few bricks lying on the floor together with a Tesco Trolley and other oddments. Roof tiles are being stored in the north east corner of the room.

4.052   Cracks in the wall appear to be similar to the last Quinquennial Report, which indicates there has been no further structural movement in this area of the building. The walls appear to be reasonably dry.

4.053   The door has been covered with galvanised steel sheet on external face and the door is secured with two bolts and a mortice bolt. The wire mesh is missing from the ventilation aperture near the top of the door, and a piece of carpet has been fitted on inside face of the aperture. Part of this carpet has been burnt. Mesh grille over the lower aperture is satisfactory.

4.054   The protective timber roof over the gas meter located in the external stairwell in front of the Heating Chamber has collapsed; paintwork on the steel gas pipe is in poor condition allowing the pipe to rust. Several bricks are missing, the surface of the others are suffering erosion and generally the east retaining wall is in poor condition at low level. Brick nosings are damaged on external flight of steps.

WORK CARRIED OUT SINCLE LAST INSPECTIONS

5.000   In January/February 1993, inspections were carried out on the elements of the structure of the property and a Report was prepared by Structural Engineers Ascough & Associates dated 6 February 1993, and in March 1997 a Quinquennial Report was prepared by ourselves. We understand that since the Report dated February 1993 only a limited amount of repair works has been carried out, which includes the following:-

• Replacement of missing rainwater pipes
• Replacement of a small section of stone dressing to window surround on the south elevation
• West Tower roof recovered with mineral felt and a new access hatch fitted
• Removal of loose external stonework on the West Tower, together with a limited amount of re-pointing of stonework joints
• Partial removal of stonework to monument 66, which was in a dangerous condition
• Stonework repairs to the south boundary wall
• Vandalism damage repairs

6.000   RECOMMENDATIONS

6.001   There are areas where re-pointing works are required to the stone walls and to 'open' joints in the parapet capping stones.

6.002   The majority of the roof tiles appear to be satisfactory with only localised areas where tiles are broken and missing.

6.003   Lead flashings should be closely checked for splits and holes where it is wearing thin and any defective areas should be replaced with new lead. Lead flashings which are found to be loose should be re-secured into stonework joints and pointed up with suitable cement mortar.

6.004   Whilst cracked leaded lights are unsightly, it is not considered essential that these should be replaced unless they are holed or the glass is cracked, loose and liable to fall.

6.005   Defective, broken and missing rainwater pipes should be repaired/replaced as soon as possible so as to reduce the risk of rainwater seeping into the building fabric.

6.006   We would point out that at all times when the church is in use the tubular steel bars, which have been placed across the doors, should be removed to enable quick and easy evacuation of the building in the event of fire or other emergency. Loose stonework around and above these doorways should be made safe.

6.007   The condition of decorations and plaster to internal walls has noticeably deteriorated since the last Quinquennnial Report and are generally in poor condition. Loose plaster, which is liable to fall, should be removed immediately, plaster repairs and redecorations however, should be delayed until the roof and external walls have been made watertight and are free from damp.

6.008   Dampness in the Rose Vestry should be investigated, including removing the hardboard panelling to establish if this conceals further problems in the external wall, and a check on the soundness of bthe roof timbers where they are built into the wall should also be made.

6.009   It would appear that the Galleries are not at present in use. If at some time in the future it is decided to bring these areas back into use, then it will be necessary beforehand to remove all materials, ladders etc stored in the staircase area to leave a clear unobstructed passage to the external door openings. Any loose plasterm which is liable to fall, should be removed and the external doors repaired to allow them to open easily. Also a Specialist should carry out a dry rot inspection of the gallery floor timbers and his recommendations implemented.

6.010   The lightning conductor installation, which appears to be fairly old should be checked by a competent Electrical Engineer and upgraded as found necessary to bring it up to present day standards.

6.011   Dry rot problems of the roof timber, which was reported in March 1993, may be continuing to develop undetected, further weakening the roof structure. A Specialist should closely inspect these and his recommendations implemented. To carry out his inspection, would involve the cost of erecting and dismantling an internal scaffold.

6.012   The problem with the sandstone hood moulds,string courses, buttresses, window and door dressings which are continuing to erode at an accelerating pace need to be addressed as a matter of urgency. The only long term solution to this problem, which we are aware of, is to replace the sandstone, which would be a very expensive operation.

6.013   The disposal of rainwater at ground level gave some cause for concern, as all of the gullies around the building were found to be blocked up. This adds further to the problem of water seepage into the building foundations. Gullies should be cleaned out and the rainwater pipes and underground surface water drains rodded clear to leave them free running.

6.014   Cracked and open joints in external pavings around the building should be pointed up with cement mortar to prevent water seeping into the building foundations.

6.015   Lack of cross ventilation under the timber ground floor to the Nave due to blocked ventilation grilles may have caused decay of the floor timbers. Ventilation grilles and external ventilation wells should be cleaned out; also access should be made through the floor the enable the underside of the timbers to be inspected by a Specialist. Any recommendations made by the Specialist should be implemented.

6.016   Upon reading through this Report it will become apparent that in addition to the above, there are a number of minor repairs requiring attention.

6.017   Open tombs and areas of stonework in the Churchyard should be securely cordoned off until the Structures are made safe.

6.018   Defective boundary walls and fences around the Churchyard should be repaired and made secure.

6.019   Attending to paths around the Churchyard to bring them to good and true levels would be difficult to achieve due to settlement of the adjoining ground. We do however; recommend as a very minimum, notices should be securely posted around the Churchyard warning the public that they should take extreme care when using the footpaths.

Before deciding on a course of action and sequence of the repair works, we would recommend you review the future of the building as mentioned in this Report under the heading 'Conclusions'.

LIMITATIONS

7.001   We have not inspected woodwork or other parts of the structure, which are covered, unexposed or inaccessible and we are therefore unable to report that any such part of the property is free from defect.

7.002   The underground foul and surface water drainage systems have not been inspected and we are therefore unable to report that they are free from defect.

7.003   We have not inspected or tested the lightning conductor nor the electrical, heating and plumbing installations, and we are therefore unable to report that these are free from defect. These should be tested every Quinquennial in accordance with the current relevant British Standard Codes of Practice by a competent qualified Engineer, and the Report any any remedial works carried out and noted in the Church Log Book.

7.004   We have not inspected or tested the organ and we are therefore unable to report that it is free from defect. The organ should be tested every Quinquennial by a competent qualified Engineer, and the Report and any remedial works carried out and noted in the Church Log Book.

7.005   In general, this Report contains only the descriptions of apparent structural or other defects and does not necessarily attempt to establish the causes of such. Recommendations for further and more detailed investigations are contained in the Report.

OTHER MATTERS

8.001   The electrical installation must be tested at least every Quinquennial, and immediately if not done within the last five years by an affiliated Electrical Engineer, and a resistance and earth continuity test should be obtained on all circuits. The Engineers Test Report should be kept in the Church Log Book.

8.002   The lightning conductor should be tested every Quinquennial in accordance with the British Code of Practice by a competent Electrical Engineer and the Report kept in the Church Log Book.

8.003   A proper examination and test should be made of the heating apparatus by an appropriate qualified Engineer, eash summer, before the heating system begins; the PCC should consider arranging an Inspection Contract with their insurance company.

8.004   This is a Summary Report only, as is required by the Inspection of Church Measure, it is not a Specification for the execution of the work and must not be used as such. The Architect/Surveyor is willing to assist the PCC in applying for a Faculty, as may be required to comply with these regulations.

The PCC is reminded that their Minutes must record the fact that application is being made for a Faculty, and that a copy of those Minutes must accompany the application. Prior to the application, the DAC will require a sufficiently detailed Specification, drawings where applicable, and an estimate of the cost of the work. Costs on much of the work of repairing Churches cannot be accurately estimated because of the full extent of damage or defects is only revealed as work proceeds, but when the Architect/Surveyor has been instructed to prepare Specifications, he can then obtain either firm prices or considered approximate estimates, whichever may be appropriate. In any application for grant aid, a sufficiently detailed Specification is always required.

8.005   The PCC are strongly advised to enter into an annual contract with a local Builder, inspecting the roofs for missing or slipped tiles, defective lead flashings and for the cleaning out of gutters, down pipes and drainage gullies.

8.006   Although the Measures requires the Church to be inspected by an Architect/Surveyor every five years, it should be realised that serious trouble may develop in between these surveys if minor defects are left unattended. Church Wardens are required by the Care of Churches and Ecclesiastical Jurisdiction Meaasure 1991, to make an annual inspection of the fabric and furnishings of the Church, and to prepare an annual Report for consideration by the meeting of the PCC before the Annual Parochial Church Meeting, and thereafter, with any amendments which have been made by the PCC to the Annual Parochial Church Meeting. Arrangements should be made immediately for the repair of minor maintenance items.

Further guidance on the inspection and the statutory responsibilities are contained in 'How to Look After Your Church' obtainable from Church House Bookshop, Great Smith Street, London SW1.

8.007   The PCC are reminded that insurance cover should be index linked so that adequate cover is maintained against inflation of building costs. It is, of course, essential to ensure that the basic sum assured is adequate at inception of index linking, as this will deal with future inflation only. The Ecclesiastical Insurance Office Plc, which covers the majority of Churches in the Country, will send its regional Surveyors who have particular expertise in the field of Church Valuation, without charge, to offer guidance as to the appropriate level of assessment in every case.

CONCLUSIONS

The building fabric has deteriorated further and at an accelerating pace since the last Quinquennial Report, which was prepared in March 1997, and parts are now in a very poor state of repair. The external areas where there is a risk of masonry falling, could be cordoned off to safeguard the congregation and the public. However, there is still the question of water tightness of the roof and the stability of the main roof structure, which was reported in 1993 to be suffering from dry rot decay. If decay in the timbers has continued over the last 9½ years, then the structural timbers could have been weakened to such an extent that the roof may be in danger of collapse during high winds or heavy snowfall.

The financial cost for repairing the above three major items will be considerable and unless a very substantial outside source of funding can be found, then the long term future of the Church is in doubt.

Under the Health and Safety Regulations the Church has a duty if care to its employees and to the congregation , and therefore we consider that the building should be closed immediately and the external areas where there is a risk of falling masonry , should be securely cordoned off including the main west entrance until the future of the building has been reviewed. When closing the building it would be advisable to drain down the heating and water systems and also to post external notices saying: "Dangerous Structure Keep Out".

We consider that the future of the Church is reviewed before any large amounts of money are committed.

Surveyor   C.J. Shipley

C.J. Shipley M.A.S.I C.I.O.B.

Bowles Whittick Young

Bromley House

12 Dixons Green Road

Dudley

West Midlands

DY2 7DH

November 2002