Schedule of Condition

Transcription

1 Schedule of Property Address: Wheatsheaf Whitley Road Benton Square NE12 9SU Outlet Number: Document Reference: N/A Rev. Year 0 Document Date: 10th November 2017

2 Contents Page 2 A. Document Control Sheet B. Background Information C. Schedule Of D. Supplementary Photographs E. Declaration of document publication

3 A. Document Control Sheet. Page 3 This document was initially prepared by Romans Surveyors and Valuers on behalf of Punch Taverns and, subsequent to the release of the initial document, revisions are made at regular intervals to reflects the requirements of Punch Taverns property inspection programme. This section of the report provides details of the document status and details of whom and which company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded. Revision Revision Date Revision Details Reviewers Company Report Authors Name Year 0 10th November 2017 Issue Romans Professional Services Ltd Quentin Campbell

4 B. Background Information. Page 4 Important note: Romans Surveyors and Valuers undertake a non-destructive visual inspection, this means we do not take up carpets, floor coverings or floorboards, move furniture or, remove the contents of cupboards. Additionally, we do not remove secured panels or undo electrical fittings etc. We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if necessary, from neighbouring public property and with the help of binoculars, close examination may reveal defects not visible from a ground level vantage point. We inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulation material, stored goods or other contents). We examine floor surfaces and under-floor spaces so far as there is access to these (although we do not move or lift furniture, floor coverings or other contents). We are not able to assess the of the inside of any chimney, boiler or other flues. We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance and repairs we suggest may be expensive. B1. Rating Definitions Rating Good Poor Definition Reported elements had no apparent defects, being, clean and well maintained, element is likely to offer a long serviceable life. Reported element presented in a serviceable with signs of wear and tear or minor damage but not requiring immediate attention. Reported element in a deteriorated or with disrepair evident, likely to require substantial repair or replacement.

5 B. Background Information. Page 5 B2. Circumstances of In accordance with instructions received from Punch Taverns, Romans Surveyors and Valuers have carried out an inspection of the subject premises to report on the of the premises in connection with the proposed leasehold interest. Our site visit was made on 10th November 2017 and, at the time of inspection the weather was dry and sunny and, the premises were open for business at the time of inspection. Whilst a schedule of photographs is provided to compliment the report, it should be noted that any defects may not be restricted to those identified within the photographs. It was not possible to inspect those parts of the property which were covered or unexposed at the time of the inspection and therefore, we are unable to guarantee that some parts are free from defect. We were unable to fully inspect the roofs due to limitations of view. Further defects may become apparent on closer inspection. No tests were carried out to any of the service installations, plant or beneath ground drainage neither was an asbestos survey / management plan carried out as part of this instruction. As it was not raining at the time of the inspection it is not possible to confirm that the rainwater installation is free from blockage, leakage etc., or that it is coping with long periods of heavy rainfall. Gutters and any gullies should be cleaned out and checked for defects and monitored during inclement weather. Any reference to left or right is taken from our observation from the road side and facing the front elevation adjacent to Whitley Road. Our inspection was limited to those parts, which could be seen from ground level within the boundaries of the property and from the public highway or rights of way. The property was fully furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular floor coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore cannot confirm the of underlying floor timbers. This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of

6 B. Background Information. Page 6 previous asbestos surveys and associated findings thereof, e.g. Asbestos management survey or, Asbestos refurbishment and demolition survey or, the asbestos survey predecessors including Type 2 or type 3 asbestos survey. Neither the whole nor any part of the Report or any reference thereto may be included in any published document, circular or statement, or published in any way without written approval from Romans Professional Services of the form and context in which it may appear.

7 B. Background Information. Page 7 B3. Summary of Construction A two storey over basement property, of traditional construction, with largely solid masonry walls with brickwork facing, part rendered and decorated with masonry paint, set beneath multiple pitched roofs with a clay tile covering. Areas of pitched and flat roof with mineral felt covering to the rear elevation. Internally ceilings are of plasterboard, or lath and plaster, with emulsion paint finishes, while partitions are a mixture of solid and studwork with plaster, plasterboard, lath and plaster, lining paper, emulsion paint, and ceramic wall tile finishes. The ground floor is a mixture of solid concrete and suspended timber specification. The upper floor is of suspended timber specification. A variety of finishes are incorporated including carpet, vinyl, and ceramic tile. The ground floor is designated for commercial use. The upper floor is designated for residential use. Externally, to the rear there is a large car park, with tarmacadam surface, marked thermoplastic bays, and low brickwork boundaries. There is also a paved beer terrace to the rear. The property is located on a triangular plot adjacent to a road junction, in the area of Benton Square near South Shields. B4. Accommodation Basement - Access Area, Drop Area, Chilled Beer Store, Services Room Ground Floor - Main Bar, Rear Bar, Commercial Kitchen, Ladies WC x 2, Gents WC, Disabled WC First Floor -

8 B. Background Information. Page 8 Stairwell, Living Room, Store, Dressing Room, Dining Room, Kitchen, Utility Room, Bathroom, Bedrooms x 2

9 C. Schedule of. Page 9 1 External 1.1 Left Elevation Photographs [ 2-3 ] Chimney Brick built chimney with, clay pots, flue outlet and lead flashing Roof Multiple pitched roofs with, clay tile covering, clay ridge tiles, GRP lined valley gutter and lead flashings Rainwater Goods Painted, metal gutters, metal downpipes and with, no surface water drainage Walls Solid masonry wall with brick facing, and decorated render finishes Joinery Single glazed timber windows, double glazed timber windows, glazed timber door, metal dray doors and reported items partially decorated Miscellaneous Extract vents, satellite dish, flood lights, illuminated pub signage and non illuminated pub signage. - - isolated poor tiles - - some pointing and decoration required Poor -

10 C. Schedule of. Page Right Elevation Photographs [ 4-5 ] Chimney Brick built chimney with, clay pots and lead flashing Roof Pitched roof with, clay tile covering, clay hip and ridge tiles and lead flashings Rainwater Goods Painted, metal gutters, metal downpipes and with, no surface water drainage Walls Solid masonry wall with brick facing and decorated render finishes Joinery Single glazed timber windows, and reported items fully decorated Miscellaneous Extract vents, air ing units, flood lights, illuminated pub signage, non illuminated pub signage, security alarm sounder, plastic wastes and metal soil pipe. - isolated damaged tiles. - - some pointing and decoration required Poor -

11 C. Schedule of. Page Rear Elevation Photographs [ 6-12 ] Chimney Brick built chimney with cement capping Roof Multiple pitched roofs with, natural slate covering, clay tile covering, mineral felt covering, clay hip and ridge tiles and lead flashings. Area of flat roof with mineral felt covering Rainwater Goods Painted, metal gutters, metal downpipes and with, surface water gullies Walls Solid masonry wall and cavity masonry wall with brick facing and decorated render finishes Joinery Timber bargeboards, timber decorative joinery, single glazed timber windows, glazed timber door and reported items fully decorated Miscellaneous CCTV camera, mixed external lighting, roller canopy, non illuminated pub signage, cigarette bin, metal soil pipe and quartz radiant space heater. - isolated damaged tiles. - - areas of damaged pointing and decoration required. Poor -

12 C. Schedule of. Page Grounds - Car Park Grounds - Beer Terrace 2 Internal Car park with tarmacadam surface and low brick boundaries partially topped with metal rails. Marked thermoplastic bays. Timber bin compound in corner. Paved smoking area adjacent to building. Beer terrace to rear with timber fence and raised brick planters. Timber deck and stone paved surfaces. Lighting and benches provided. - with some boundary repairs. Renew thermoplastic markings. 2.4 Basement - Access Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes and paint decoration. - Poor Floors Solid concrete floor and no floor coverings. Poor -

13 C. Schedule of. Page Joinery Single glazed timber windows, timber fire rated door, architraves, concrete stairs with solid guarding and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, light switch, fire alarm control panel, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, gas meter, gas boiler and pipework. - decoration required 2.5 Basement - Drop Area Photographs [ 15 ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Solid masonry and stud walls and partitions with paint decoration. - - decoration required Floors Solid concrete floor and no floor coverings Joinery Timber non fire rated door, metal dray doors and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, smoke detector, fire alarm sounder, cabling and PIR sensor. Poor -

14 C. Schedule of. Page Basement - Chilled Beer Store Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with paint decoration. - some patching and decoration required - decoration required Floors Solid concrete floor and no floor coverings Joinery Timber non fire rated door and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, switch gear, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, pipework, cellar cooling equipment and Belfast sink. - decoration required

15 C. Schedule of. Page Basement - Services Room Photographs [ 19 ] Ceilings Plasterboard ceiling with, no decoration Walls Solid masonry walls and partitions with paint decoration. - decoration required Floors Solid concrete floor and no floor coverings Joinery Timber fire rated door. - decoration required Miscellaneous Fluorescent light, power sockets, smoke detector, cabling, hot water cylinder, sump pump, and pipework.

16 C. Schedule of. Page Ground Floor - Commercial Kitchen Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Solid masonry walls and partitions with, plaster finishes, metal cladding and paint decoration. - - decoration required Floors Mixed timber and concrete floor and vinyl flooring. - minor repairs required Joinery Single glazed timber windows, timber fire rated door, architraves and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, switch gear, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, pipework, commercial kitchen air extract equipment and steel sink. - decoration required

17 C. Schedule of. Page Ground Floor - Bar Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes and mixed decorations Floors Mixed timber and concrete floor, timber boarding, vinyl flooring, ceramic tiling and carpet finishes Joinery Timber servery and back shelving, timber balustrades, timber glazed screens, single glazed timber windows, mixed fire rated and non fire rated timber doors, glazed timber door, skirting boards, architraves, dado rail, picture rail and reported items fully decorated Miscellaneous Fixed upholstered seating, mixed ceiling and wall lights, emergency light fitting, switches and sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, CCTV Camera, PIR sensor, projector and screen, games machines, speakers, wall mounted TV, radiator, pipework, extractor fan and steel sink. Good Ground Floor - Ladies WC Photographs [ 26-27, 32 ] Ceilings Plasterboard ceiling, fully decorated including water based paint. Good -

18 C. Schedule of. Page Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Suspended timber floor, timber laminate flooring and vinyl flooring Joinery Vanity unit, single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Electric hand drier, bulkhead light, emergency light fitting, smoke detector, fire alarm sounder, cabling, radiator, pipework, extractor fan, ceramic sink and toilet Ceilings Plasterboard ceiling, fully decorated including water based paint. Good - Good - - spot decoration required Good Walls Solid masonry walls and partitions with ceramic tiling. Good Floors Solid concrete floor, vinyl flooring and carpet finishes. Good Joinery Vanity unit, prefabricated cubicle, timber non fire rated door, skirting boards, architraves and reported items fully decorated. -

19 C. Schedule of. Page Miscellaneous Vending machine, spot light, emergency light fitting, electric hand drier, fire alarm sounder, radiator, pipework, extractor fan, ceramic sink and toilet Ground Floor - Entrance Lobby Photographs [ 28 ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, timber panelling and paint decoration. Good Floors Solid concrete floor and carpet finishes Joinery Single glazed timber windows, timber fire rated door, timber framed French doors, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Pendant light, emergency light fitting and PIR sensor.

20 C. Schedule of. Page Ground Floor - WC Passage Photographs [ 29 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Solid masonry walls and partitions with, plaster finishes and mixed decorations. Good - Good Floors Solid concrete floor and carpet finishes. Good Joinery Timber fire rated door, glazed timber door, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Radiator and pipework, bulkhead light, emergency light fitting, power sockets, smoke detector, fire alarm sounder, CCTV Camera and PIR sensor. Good Ground Floor - Disabled WC Photographs [ 30 ] Ceilings Plasterboard ceiling, fully decorated including water based paint. - minor cracking noted Walls Solid masonry walls and partitions with ceramic tiling. Good -

21 C. Schedule of. Page Floors Solid concrete floor and vinyl flooring. - provide vinyl to inspection chamber cover Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Electric hand drier, grab rails, bulkhead light, emergency light fitting, baby change unit, fire alarm sounder, radiator, pipework, extractor fan, ceramic sink and toilet. - spot decoration required 2.14 Ground Floor - Gents WC Photographs [ 31 ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Solid masonry walls and partitions with ceramic tiling Floors Solid concrete floor and ceramic tiling. -

22 C. Schedule of. Page Joinery Timber non fire rated door, architraves and reported items fully decorated Miscellaneous Vending machine, bulkhead light, emergency light fitting, smoke detector, fire alarm sounder, radiator, pipework, extractor fan, ceramic sink, toilet, slab urinal and electric hand drier. - some overhaul required Ground Floor - Rear Bar Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Solid masonry walls and partitions with, manmade boarding, timber panelling and mixed decorations Floors Solid concrete floor, timber boarding, timber laminate flooring and vinyl flooring Joinery Timber servery and back shelving, glazed timber screen, single glazed timber windows, timber fire rated door, glazed timber door, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Mixed ceiling and wall lights, emergency light fitting, switches and sockets, fixed upholstered seating, fire alarm spot decoration required

23 C. Schedule of. Page 23 call point, smoke detector, fire alarm sounder, CCTV Camera, PIR sensor, radiator, pipework, extractor fan and steel sink First Floor - Stairwell Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, single glazed sloping roof window, glazed plastic framed door, skirting boards, architraves, dado rail, timber stairs with vertical baluster based guarding and reported items fully decorated Miscellaneous Feature wall lights, emergency light fitting, light switch, smoke detector, fire alarm sounder, conduits and burglar alarm. -

24 C. Schedule of. Page First Floor - Passage Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lath and plaster finishes, lining paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, light switch, fire alarm call point, smoke detector, fire alarm sounder, radiator and pipework. - windows poor First Floor - Living Room Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration. - - but

25 C. Schedule of. Page 25 areas of poor underlying plaster Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, double glazed timber windows, timber fire rated door, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Mixed ceiling and wall lights, switches and sockets, CCTV Camera, radiator and pipework. - but single glazed windows poor First Floor - Store Room Photographs [ 41 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lath and plaster finishes, lining paper and paint decoration. - decoration required -

26 C. Schedule of. Page Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves, dado rail and reported items fully decorated. Poor Miscellaneous Pendant light, switches and sockets, radiator and pipework First Floor - Dressing Room Photographs [ 42 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration. - - decoration required Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items fully decorated. Poor

27 C. Schedule of. Page Miscellaneous Fluorescent light, switches and sockets, electrical distribution board, conduits, radiator and pipework First Floor - Dining Room Photographs [ 43 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, skirting boards, dado rail, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, smoke detector, radiator and pipework. Poor -

28 C. Schedule of. Page First Floor - Kitchen Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper, paint decoration and ceramic tiling Floors Suspended timber floor and vinyl flooring Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Fitted kitchen units, spot light, switches and sockets, smoke detector, fire alarm sounder, gas boiler, radiator, pipework, extractor fan and steel sink First Floor - Utility Room Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Solid masonry walls and partitions with, lining paper and paint decoration. Poor Floors Suspended timber floor and vinyl flooring. -

29 C. Schedule of. Page Joinery Fitted sink unit, single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Bulkhead light, switches and sockets, conduits, pipework and steel sink. - window and sink unit poor First Floor - Bathroom Photographs [ 46 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lath and plaster finishes, vinyl wall coverings and ceramic tiling Floors Suspended timber floor and vinyl flooring Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Bulkhead light, light switch, radiator, pipework, extractor fan, ceramic sink, toilet, acrylic bath and electric shower. Poor -

30 C. Schedule of. Page First Floor - Bedroom 1 Photographs [ 47 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items fully decorated. - windows poor Miscellaneous Pendant light, switches and sockets, radiator and pipework.

31 C. Schedule of. Page First Floor - Bedroom 2 Photographs [ 48 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor and timber laminate flooring Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items fully decorated. - but windows poor Miscellaneous Pendant light, switches and sockets, radiator and pipework.

32 D. Supplementary Photographs. Page 32 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

33 D. Supplementary Photographs. Page 33 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

34 D. Supplementary Photographs. Page 34 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19

35 D. Supplementary Photographs. Page 35 Photo 20 Photo 21 Photo 22 Photo 23 Photo 24 Photo 25

36 D. Supplementary Photographs. Page 36 Photo 26 Photo 27 Photo 28 Photo 29 Photo 30 Photo 31

37 D. Supplementary Photographs. Page 37 Photo 32 Photo 33 Photo 34 Photo 35 Photo 36 Photo 37

38 D. Supplementary Photographs. Page 38 Photo 38 Photo 39 Photo 40 Photo 41 Photo 42 Photo 43

39 D. Supplementary Photographs. Page 39 Photo 44 Photo 45 Photo 46 Photo 47 Photo 48

40 E. Declaration of document publication. Page 40 E1. Original Document Issue "I hereby certify that the preceding Schedule is a true record of the of premises at the date of inspection". Signature Quentin Campbell Company Address Romans Professional Services Limited. Crowthorne House, Nine Mile Ride. Town Crowthorne County Berkshire Postcode RG40 3GZ Phone number Website Fax number Property address Client's name surveyors@romans.co.uk Punch Taverns Date this report was produced 10th November 2017

41 E. Declaration of document publication. Page 41 E2. Document Publication declaration. I hereby certify that the preceding Schedule is a true record of the of premises at the date of inspection. Actioned by: Quentin Campbell Signature: