Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: The Bowling Green Tavern 164 Church Path Deal CT14 9UD N/A Document Date: 6th May 2018 Rev.

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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.

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 condition 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 New Satisfactory Poor Reported element is new or very recently incorporated. Definition Reported element presented in a serviceable condition with signs of wear and tear or minor damage but not requiring immediate attention. Reported element in a deteriorated condition or with disrepair evident, likely to require substantial repair or replacement.

5 B. Background Information. Page 5 B2. Circumstances of Inspection 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 condition of the premises in connection with the proposed leasehold interest. Our site visit was made on Sunday 6th May 2018 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. 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 164 Church Path. 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 condition 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 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.

6 B. Background Information. Page 6 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 Traditionally constructed public house. Main roof is of multiple pitched design, with clay tile coverings. Lower roofing comprises felt finished flat roof decks and lead covered dormer windows. Main walls are principally original solid masonry with isolated cavity wall additions, provided with render and brick facing, and partially decorated externally. Floors are mixed solid concrete and suspended timber construction. B4. Accommodation Basement - Cellar Ground Floor - Main Public Bar, Pool Area, Lounge, Function Room, Disabled WC, Commercial Kitchen, Ladies WC, Gents WC. First Floor - Living Room, Bathroom, Kitchen, 2no Bedrooms.

8 C. Schedule of. Page 8 Item Sub Element Description Initial Inspection 1 External 1.1 Front Elevation Photographs [ 2-6 ] Chimney Brick masonry stacks with clay pots, cement flaunching, and metallic flashing Roof Clay tiled pitched roof, with metal sheet dormer flat roof Walls Solid masonry walls with mixed brick and render finishes and painted decorations Joinery Single glazed timber windows, glazed timber doors, softwood fascists with painted decorations Miscellaneous Mixed external lighting, illuminated pub signage, security alarm sounder and cigarette bin Rainwater Goods Satisfactory - pointing weathered with open brick courses particularly centre stack. Satisfactory - moss noted to valley. Satisfactory - Satisfactory - decorations deteriorated and localised softened timber noted to joinery. Satisfactory condition although no formal test of these items have been undertaken by us. - Painted metallic gutters. Satisfactory - decorations are peeling and some vegetation noted. 1.2 Left Elevation Photographs [ 7-18 ] Chimney Brick masonry stacks with clay pots, cement capping and flaunching, and metallic flashing. Satisfactory - No 1 No 2 No 3 No 4 No 5

9 C. Schedule of. Page 9 Item Sub Element Description Initial Inspection Roof Multiple pitched and mini hipped roof with clay tile finishes, and concealed flat roof with unknown material (likely felt) Rainwater Goods Mixed plastic, and painted metallic gutters and down pipes Walls Solid masonry original walls with cavity wall extensions with painted masonry finishes Joinery Single glazed timber windows, glazed timber doors, softwood fascia and soffits Miscellaneous CCTV camera, mixed external lighting, illuminated pub signage and cigarette bin Grounds Paved walkways set around grass lawn gardens with dwarf brick boundary walls, metal gates and plantations. Satisfactory - individual tiles slipped / missing. Satisfactory - previously painted surfaces peeling. Satisfactory - Satisfactory - generally joinery noted to have deteriorated decorations and localised rot, with individual broken glazing panes to windows. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - decorations to metal gates deteriorated, vegetation noted between paving, and areas of tender to brick outer wall cracked. 1.3 Rear Elevation Photographs [ ] Chimney Brick stack with clay pots and metallic flashing. Satisfactory - No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection Roof Multiple pitched roof slopes with clay tile finishes and plastic flat sheet roof panels fixed to timber framed shelter Rainwater Goods Satisfactory - moderate vegetation growth present to roof coverings, visible areas present individual slipped and broken tiles. Plastic gutters and down pipes provided. Satisfactory Walls Mixed solid masonry and cavity wall structures with faced brick and painted render / brick finishes Joinery Single glazed timber windows and doors, with painted fascia boards. Satisfactory - exposed brick work spalling overall. Poor - consistent rot and exposed timber elements noted to windows and doors Miscellaneous CCTV camera and mixed external lighting. Satisfactory condition although no formal test of these items have been undertaken by us Grounds Public beer garden laid to lawn, with paved walkways and patio, bounded by solid masonry wall, and mixed timber fencing. Satisfactory - individual patio paving slabs are cracked. 1.4 Right Elevation Photographs [ ] Chimney Multiple brick masonry stacks with clay pots and metallic flashing Roof Multiple pitched roof slopes with clay tile finishes, and felt covered flat roof decks, metallic sheet dormer flat roofing. Satisfactory - Satisfactory - individual tiles damaged and slipped overall, patch of No 1 No 2 No 3 No 4 No 5

11 C. Schedule of. Page 11 Item Sub Element Description Initial Inspection Rainwater Goods Mixed plastic and metallic gutters and downpipes Walls Mixed solid masonry and cavity wall structures with faced brick and tile cladding noted Joinery Single glazed timber windows, glazed timber doors, and fascia boards with painted decorations. Metal framed and glazed lantern roof light noted Miscellaneous Satellite dish, mixed external lighting and plastic soil pipe Grounds Mixed paved and concrete yard with brick wall and timber gates, and sheds. vegetation noted around lantern roof light flat roof deck. Satisfactory - painted surfaces deteriorated and peeled. Satisfactory - weathered bricks noted to rear right addition. Satisfactory - decorations deteriorated overall. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - treated timber elements weathered, and brick coping units spalled. 1.5 Car Park Photographs [ ] Grounds Concrete surfacing with areas of stone chippings / gravel coverings. Satisfactory - pub sign dilapidated, unevenness to parking areas. No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Initial Inspection 2 Internal 2.6 Commercial Kitchen Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, metal cladding, paint decoration and ceramic tiling. Satisfactory - Satisfactory Floors Solid concrete floor and ceramic tiling. Satisfactory Joinery Single glazed timber windows, glazed timber door, skirting boards, architraves and reported items fully decorated Miscellaneous Bulkhead light, fluorescent light, emergency light fitting, switches and sockets, fire alarm call point, smoke detector, cabling, pipework, commercial kitchen air extract equipment, steel sink and ceramic sink. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Bar - pool room Photographs [ ] Ceilings Painted timber beams with plasterboard infill panels Walls Solid masonry walls and partitions with, plaster finishes, timber panelling and mixed decorations. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Initial Inspection Floors Solid concrete floor and carpet finishes. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Mixed ceiling and wall lights, CCTV Camera, speakers and wall mounted TV. Satisfactory - split timber window frames noted. Satisfactory condition although no formal test of these items have been undertaken by us Main Bar (left and centre) Photographs [ ] Ceilings Painted timber beams with plasterboard infill panels Walls Solid masonry walls and partitions with, plaster finishes, timber panelling, mixed decorations and ceramic tiling Floors Solid concrete floor, timber boarding and carpet finishes Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, glazed timber door, skirting boards, architraves, dado rail and reported items decorated with mixed materials. Satisfactory - staining noted to wall / ceiling junction between subject room and kitchen, and water streaking noted adjacent to back bar roof light. Satisfactory - stained decorations (see also Ceiling). Satisfactory - decorations to timber floor deteriorated. Satisfactory - No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection Miscellaneous Mixed ceiling and wall lights, emergency light fitting, switches and sockets, switch gear, fire alarm call point, smoke detector, cabling, CCTV Camera, speakers, wall mounted TV, feature fire opening, radiator and pipework. Satisfactory condition although no formal test of these items have been undertaken by us Lounge (rear left) Photographs [ ] Ceilings Vaulted ceiling with timber trusses, joists and sarkin boards Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and paint decoration. Satisfactory - staining / scale noted to roof elements (see also Walls). Satisfactory - bubbling decorations to high rise wall Floors Solid concrete floor and carpet finishes. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, glazed timber door, skirting boards, architraves and reported items fully decorated Miscellaneous CCTV, emergency light, mixed ceiling and wall lights, switches and sockets, electrical space heaters, and smoke detector. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Function Room (rear right) Photographs [ ] Ceilings Vaulted ceiling with timber trusses, and painted plaster finishes. Satisfactory - No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Initial Inspection Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Satisfactory Floors Solid concrete floor and carpet finishes. Satisfactory - carpet discoloured overall Joinery Single glazed timber windows, timber non fire rated door, glazed timber door, skirting boards, architraves and reported items fully decorated Miscellaneous Mixed ceiling and wall lights, emergency light fitting, power sockets and speakers. Satisfactory - decorations deteriorated to windows. Satisfactory condition although no formal test of these items have been undertaken by us Ladies WC Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper, paint decoration and ceramic tiling. Satisfactory - Satisfactory Floors Solid concrete floor and ceramic tiling. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, architraves and reported items fully decorated. Satisfactory - impact damaged to cellular core entrance door. No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Initial Inspection Miscellaneous Bulkhead light, pipework, ceramic sink and toilet. Satisfactory condition although no formal test of these items have been undertaken by us Disabled WC Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Solid concrete floor with carpet and ceramic tiling Joinery Single glazed timber windows, timber non fire rated door and reported items fully decorated Miscellaneous Bulkhead light, radiator, pipework, ceramic sink, toilet and redundant slab urinal. Satisfactory - Satisfactory - old urinal slab incorporated to wall. Satisfactory - Satisfactory - linear crack noted alone window rail. Satisfactory condition although no formal test of these items have been undertaken by us Cellar Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint, oil based paint Walls Solid masonry walls and partitions with masonry facade, and paint decoration. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection Floors Solid concrete floor and no floor coverings. Satisfactory Joinery Timber dray doors, concrete stairs with no guarding and reported items partially decorated Miscellaneous Fluorescent light, switches and sockets, cabling, conduits, pipework and cellar cooling equipment. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Gents WC Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper, paint decoration and ceramic tiling. Satisfactory - Satisfactory Floors Solid concrete floor and ceramic tiling. Satisfactory Joinery Single glazed timber windows, timber non fire rated doors and reported items fully decorated Miscellaneous Radiator, bulkhead light, pipework, ceramic sink and slab urinal. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description Initial Inspection 2.15 Bedroom (rear left) Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil 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 non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, electric space heater, feature fire opening and radiator. Satisfactory - Satisfactory - Satisfactory - Satisfactory - decorations to window deteriorated and glazing pane cracked. Satisfactory condition although no formal test of these items have been undertaken by us Bathroom (rear left) Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with full ceramic tiling. Satisfactory - Satisfactory Floors Suspended timber floor and vinyl flooring. Satisfactory - No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, radiator, pipework, ceramic sink, toilet, acrylic bath and power shower. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Living Room (front left) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil 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 non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, rose light fitting, switches and sockets, cabling, feature fire opening and radiator. Satisfactory - Satisfactory - Satisfactory - Satisfactory - missing glass to sash window. Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Initial Inspection 2.18 Galley Kitchen Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Satisfactory - Satisfactory Floors Suspended timber floor and vinyl flooring. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, pipework and steel sink. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Bedroom (front right) Photographs [ ] Ceilings Timber boarded ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, timber panelling and mixed decorations. Satisfactory - Satisfactory Floors Suspended timber floor and carpet finishes. Satisfactory - No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows, timber panel door, skirting boards and reported items fully decorated Miscellaneous Pendant light, switches and sockets and feature fire opening. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Stairwell & Landing Photographs [ ] Ceilings Mixed plaster and lath and plaster ceiling surfaces with lining paper and emulsion decorations Walls Mixed timber stud partitions and masonry walls with, plaster finishes, plasterboard dry lining, lining paper and paint decoration Floors Suspended timber floor and timber laminate flooring Joinery Single glazed timber windows, timber non fire rated door, timber panel doors, skirting boards, architraves, timber stairs with no guarding and reported items fully decorated. Satisfactory - Satisfactory - Satisfactory - Satisfactory - mixed condition decorations noted Miscellaneous Pendant light and cabling. Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

22 D. Supplementary Photographs. Page 22 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

23 D. Supplementary Photographs. Page 23 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

24 D. Supplementary Photographs. Page 24 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19

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

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

27 D. Supplementary Photographs. Page 27 Photo 32 Photo 33 Photo 34 Photo 35 Photo 36 Photo 37

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44 E. Declaration of document publication. Page 44 E1. Original Document Issue "I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection". Signature David Brooks 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 6th May 2018

45 E. Declaration of document publication. Page 45 E2. Document Publication declaration. I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection. Actioned by: David Brooks Signature: