Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Farmers Arms Chester Road Kelsall CW6 0SG Document Reference: Rev. Document Date: 10 th May 2017

2 Contents. A. Document Control Sheet. B. Background Information. C. Schedule of. D. Declaration of document publication. Page1

3 A. Document Control Sheet. This document was initially prepared by Brownill Vickers Limited on behalf of Punch Partnerships and, subsequent to the release of the initial document, revisions are made at regular intervals to reflect the requirements of Punch Partnerships 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 Details of revision Reviewers Company Report Authors Name. Page1

4 B. Background Information. Important note: Brownill Vickers Limited 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. Electronic recorded photographs were taken on site and are available upon request. B1. Rating Definitions Rating Definition Good Poor Reported elements had no apparent defects, being clean and well maintained, and, the reported element is likely to offer a long serviceable life. Reported element presented in a serviceable condition with some of wear and tear and / or minor damage but not requiring immediate attention, ongoing maintenance and periodic repairs are likely to be required from time to time. Reported element in a deteriorated condition or with disrepair evident, likely to require substantial repair or replacement.

5 B. Background Information. B2. Circumstances of Inspection In accordance with instructions received from Messer Punch Partnerships, Brownill Vickers Limited 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 Tuesday 9 th May 2017 and, at the time of inspection the weather was overcast but dry and, the premises were open for business. 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 Chester 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 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 if a Type 2 or type 3 asbestos survey has been conducted and the findings thereof. 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 Brownill Vickers Limited of the form and context in which it may appear.

6 B. Background Information. B3. Summary of Construction The property is a detached public house with the main building of traditional construction with render and vertical tile finished elevations set beneath pitched and hipped roofs overlaid in red tiles. The premises have been extended to the right with a single storey block with render finished cavity walls set beneath a pitched and hipped red tile covered roof as per the main building. To the rear there are single storey extensions with pitched roofs and flat roofs atop brick facing elevations. B4. Accommodation: At ground floor level, public bar areas are largely open plan incorporating a left-hand snug, rear tap room and main right hand restaurant accessible from a front public entrance lobby. Toilets are to the rear accessible from a rear entrance lobby which also gives access from the rear car park. The main beer cellar is at basement level beneath the front left hand part of the building. At first floor level is a three-bedroomed flat. The kitchen for the flat is at ground floor level.

7 C. Schedule of. Item Location Description 1.1 INTERNAL GROUND FLOOR Open plan bar areas including entrance lobby, snug, tap room Ceilings Varying styles, front left hand snug has a plastered ceiling overlaid in painted woodchip incorporating decorative timber beams. Front entrance lobby has a painted plain skimmed plaster ceiling. Ceilings to the entrance corridor area and rear tap room on varying levels incorporating sections of box beams and finished in painted woodchip. To the central bar areas, ceilings are as per the left-hand snug. To the main restaurant area, the

8 C. Schedule of. Item Location Description ceilings forming within the timber roof frame visible and with sections between finished in painted woodchip Walls Varying styles. Right hand restaurant area has pointed facing masonry. Around the central bar areas walls are finished in rough artex and painted with patterned paper to the front left hand snug and central bar areas. Within the rear tap room walls are finished in either painted anaglypta or painted smooth plaster. Sections of walls incorporate vertical timber panelling at low level and large areas of walls at low level could not be seen due the Isolated uneven sections noted.

9 C. Schedule of. Item Location Description presence of fixed seating Floors Solid floors overlaid in patterned carpet with a quarry tiled surface around the bar apron and entrance areas. Quarry tiling within the front entrance lobby is overlaid in cord carpet. Beyond the quarry tiling to the tap room the solid floor is overlaid in timber effect laminate Windows Timber framed windows incorporating leaded double glazed units and with furniture and locking mechanisms provided. Older style windows to the front left hand snug and front left hand part of the main room appear Some unevenness noted to quarry tiles surfaces. Some evidence of failed units to windows which will require replacement from time to time. Likely to be an ongoing issue.

10 C. Schedule of. Item Location Description to be sealed shut Doors 1 External timber panel door incorporated leaded glazing Doors 2 Internal door to front entrance lobby incorporating numerous sections of obscure and plain glazing Miscellaneous Steel panel radiators affixed to walls throughout the rooms Miscellaneous Within the left hand snug area is a brick fire place with timber mantel piece and tiled hearth. Appears satisfactory Untested. One section of glazing damaged and nonmatching sections of replacement glazing provided. Secure. Untested. Flue untested. 1.2 Central bar servery Footrails Tubular brass footrails affixed to front of counter Bar counter Stone built with timber top and leaning rail to right Secure. Half doors require

11 C. Schedule of. Item Location Description Back bar fittings hand side. Incorporates two timber half doors either end of the servery. Under shelfing is formica with timber edges and incorporates a stainless steel circular wash basin within mixer taps and a small ceramic wash basin with hot and cold taps. Timber frame incorporating shelving and counters with mirrored backs and glazed shelves. rehanging and adjusting Floors Solid floor overlaid in Altro with PVC upstands surrounding. 1.3 Rear public toilet Ceilings Skimmed plaster ceilings incorporating recessed light

12 C. Schedule of. Item Location Description fittings Walls Tiled wall surfaces from floor to ceiling height. Some areas of painted anaglypta within small lobby sections Floors Solid floors overlaid in Altro to gent s toilets and tiles to ladies toilets Windows Timber framed windows incorporating sections of obscure glazing Doors Timber panelled outer doors incorporating metal furniture and doors closers. Flush faced cubicle doors. Intermediate door within gents Opening lights noted to be operable at time of inspection. Some evidence of previous failed double glazed units. Likely to be an ongoing issue. Assume no reason to reinstate intermediate within ladies unless specifically requested to do so

13 C. Schedule of. Item Location Description incorporates section of glazing. Intermediate door within ladies has been removed Miscellaneous Steel panel radiators affixed to walls Miscellaneous Two low flush w.c.s and a wash basin set within a formica surround within ladies toilets. Four old style Twyford bean urinals fed from boxed cistern, wash basin within formica surround and low flush w.c. within gent s toilets. by any subsequent i.e. an FRA. Secure. Untested. Leakage evident from one bean urinal requiring repair. 1.4 Rear lobby Ceilings Plastered ceiling finished in painted woodchip incorporating boxed beams Walls Dressed masonry walls to right hand

14 C. Schedule of. Item Location Description side of room. Solid plaster finish walls to remainder of room with lined paper finish. Timber panelling around entrance to rear tap room Floors Solid floor overlaid in patterned carpet with section of cord carpet adjacent external doors Doors 1 Internal doors to right hand restaurant areas Doors 2 External doors to match internal doors. Timber panelled and glazing. Incorporating door closers. Operable when tested. 1.5 Back of house kitchen / utility room Ceilings Plastered ceiling overlaid in painted woodchip incorporating light Unevenness to

15 C. Schedule of. Item Location Description fittings and smoke alarm siren Walls Solid walls finished in painted woodchip with smooth plaster finish to sections of left hand wall Floors Solid floor overlaid in vinyl tiles Windows Timber framed windows Doors 2 x doors; timber panel door to internal and Timber panel external door Miscellaneous Dated formica fittings with worktops and tiled splashback surrounds. woodchip. Poor Damp affecting wall surface to left hand wall. Tiles worn and uneven. Some unevenness to floor beneath. condition although paint sealed and no way to open. Both doors operable when tested. Poor Repaired in nonmatching materials, drawer and cupboard fronts loose and uneven. Seals to perimeter of sinks

16 C. Schedule of. Item Location Description and worktops cracked, lifting and incomplete and sink unit loose to fixings Miscellaneous Double steel panel radiator affixed to right hand wall. Secure. Untested. 1.6 Office (UNSEEN) General Assume in similar condition to the ground floor back of house kitchen / utility room. Possible damp affecting left hand wall surfaces within this room. The condition should be recorded at any subsequent reinspection and added to this report at that time. 2.1 BASEMENT Cellar Cover over drop Metal cover and frame.

17 C. Schedule of. Item Location Description Corroded but generally in reasonable Ceiling Formed in suspended concrete or boarded Walls Solid walls with render finish and paint applied Floor Solid concrete floor laid in bays and incorporating metal drain cover adjacent drop. Some unevenness noted. Some damage where pipes projecting etc. Some impact damage particularly around the drop area. Worn to sections of concrete and large areas unseen due to amount of stored material within at time of inspection. Corrosion and impact damage to drain cover. This likely to require replacement from time to time. Paint

18 C. Schedule of. Item Location Description surface to the floor covering has long been worn away Doors Two flush faced doors to top and bottom of staircase Miscellaneous Cellar cooler unit. Cupboard unit affixed to wall and in working order at time of inspection Miscellaneous Concrete steps with paint finish applied. Adjacent timber handrail. Fully operable when tested. Untested. 3.1 FIRST FLOOR ACCOMMODATION Ceilings Plaster ceilings finished in skimmed, painted plaster or painted woodchip and incorporating exposed timbers to corners and around front projection within roof. Hairline cracking evident to some sections Walls Solid walls largely

19 C. Schedule of. Item Location Description finished in painted woodchip or painted lining paper with tiled surfaces within the bathroom Floors Suspended timber floors incorporating timber staircase, handrails and balusters Doors Dipped natural wood doors incorporating knob handles and metal hinges Windows Timber framed windows with top hung and side hung opening lights. Some rips to paper indicating previous differential movement. No evidence of any significant movement to the building. Carpets and vinyl coverings worn and incomplete. Slight adjustment maybe required from time to time. At least one opening light operable within each room. Within the bathroom is a modern timber framed velux style window which was operable at the time of our

20 C. Schedule of. Item Location Description inspection Miscellaneous Steel panel and more modern radiator fixings within main rooms Miscellaneous Airing cupboard located on landing. Enclosing PVC tank and factory lagged copper cylinder Miscellaneous Dating fixed cupboarding within rear right hand bedroom. Similar fixed cupboarding within front right hand bedroom Miscellaneous Three-piece suite within bathroom with shower fitting over panelling bath. Secure. Untested. Fittings untested. Operable when tested. Operable when tested. Silicone seals require renewal around sanitaryware. 3.2 Roof void General Timber roof frame overlaid in tiles as seen from hatch Extremely limited

21 C. Schedule of. Item Location Description within first floor bathroom. Brick built chimney stacks projecting through centre of roof covering. Additional hanger support provided to frame. Flat areas have insulation provided although this is incomplete and not to current recommended depths. inspection (head and shoulders) 4.1 EXTERNAL Main building Roofs 1 Pitched and hipped roof over main building and extending over right hand single storey building overlaid in red tiles with clay ridge tiles. condition although isolated slates, damaged, slipped and missing and some build up of moss growth to roof coverings, particularly front elevation of right hand single storey projection. Verge detail to rear

22 C. Schedule of. Item Location Description projecting gable incomplete and requiring works Roofs 2 Pitched roof over rear left hand single storey offshot overlaid in red tiles as per main building Roofs 3 Flat roof over rear right hand single storey extension. Overlaid in felt with felt upstands and edges dispensing into gutters surrounding Chimneys 1 Rendered chimney stacks projecting through pitched roof over main building; central ridge and rear right hand slope to offshot. Main chimney incorporates Isolated slipped and uneven tiles requiring attention from time to time. Flat roofs have tendencies to leak and will require ongoing and regular maintenance. No evidence of any leakage at time of inspection. Limited inspection to high level sections.

23 C. Schedule of. Item Location Description numerous pots and flues. Rear right hand chimney incorporates one flue. Lead flashing to base of stacks Chimneys 2 Brick built chimney within ridge of rear left hand single storey extension. Poor to satisfactory Mortar flaunching around base of stack is largely incomplete Rainwater goods Rainwater goods 2 PVC gutters surrounding rear flat roofed extension. Cast iron gutters surrounding rear left hand single storey pitched roof extension. Partially replaced with PVC. Generally adequately aligned with no blockages and downpipes adequately affixed. condition although some realignment is required to ensure adequate dispensation to outlet. Rear section is poorly connected where PVC meets cast iron.

24 C. Schedule of. Item Location Description Rainwater goods Rainwater goods 4 Cast iron rainwater goods to perimeter of main roof slopes. Projecting to cast iron downpipes. PVC gutters to front elevation of right hand single storey extension. These extend to the righthand elevation of the same building but were largely unseen due to the proximity of neighbouring premises. Poor to satisfactory Some corrosion evident but wholesale replacement not considered necessary at the present time. Blockages noted particularly to front elevation. condition with no blockages evident Walls 1 Vertical hung tiles at first floor level to elevations to main two storey building. Poor to satisfactory Largely in place but isolated missing sections with front areas allowing bird nest ingress. Tie bars evident

25 C. Schedule of. Item Location Description through tiles within front elevation indicating possible previous movement (possibly that these are not tie bars a feature adjacent the original signage) Walls 2 Rough render finish to elevations to main building above painted brickwork skirt at low level. The same finish is applied to the right hand single storey extension which incorporates a drip edge over the painted brickwork skirt at low level Walls 3 Painted brickwork forming elevations to rear left hand single storey pitched roof extension. Areas of brickwork within No areas where significant loss of adhesion or cracking was noted to rendered surfaces. Some isolated impact damaged sections adjacent roadsides. Paintwork flaking in places.

26 C. Schedule of. Item Location Description service yard do not have a paint finish provided Walls 4 Rough render finish with drip edge over painted brickwork skirt at low level to rear single storey flat roofed extension (as per front elevation to right hand single storey off shot) Windows Timber framed windows of varying styles with toilet windows incorporating sections of obscure glazing and kitchen window incorporating leadwork. No significant loss of adhesion or cracking noted to rendered surfaces where tested. Poor to satisfactory Isolated instances of rot noted to some timber framed windows. Worst affected is the commercial kitchen window which requires complete replacement. Isolated sections of damaged glazing and failed double glazed units also noted External Timber fascia

27 C. Schedule of. Item Location Description joinery surrounding flat roof extension. Previous repairs appear to have been undertaken in non-matching materials but decorations generally adequate Doors 1 Timber panelled and glazed door to commercial kitchen Doors 2 Rear entrance and side screen to public accommodation Doors 3 Three x doors to rear left hand single storey pitched roof extension. Door to ground floor kitchen and attached bottle store are timer panelled. Flush faced door to inaccessible rear storage room. condition although rot evident to door frame legs at low level. Operable when tested. condition to two timber panelled doors. Operable when tested. Poor condition to flush faced door to attached outbuilding.

28 C. Schedule of. Item Location Description Doors 4 Timber panelled and glazed front entrance door with projecting lead covered canopy over. 5.1 Forecourt Concrete Ground surfaces generally even although breaking up to some extent Cellar drop covers 5.2 Rear car park Metalwork sprained and lifting presenting trip hazard. Poor Repairs required to ensure no public liability hazard Fence Timber fence forming left hand boundary and with hedgerow within Tarmac surfaces Surfaces worn but generally level and with line markings clearly visible. Some isolated impact damage specifically to front part of car park and condition subject to minor repairs to front section of car park.

29 C. Schedule of. Item Location Description isolated sections where patch repairs undertaken Freestanding shed 5.3 Beer garden Dilapidated and providing limited external storage facility. Poor to satisfactory Decking Timber decking and surround fencing set within rendered wall surfaces. Cleaning and retreatment to timberwork and redecoration to render required Fencing and gates Tarmac surfaces Timber framed forming boundary between car park and sitting out area and screens to service yard and kitchen. Hardstanding generally level with no significant trip hazards. Cobble effect ramp leading to rear entrance door with metal Weathered to decorations. Decorations weathered to handrails.

30 C. Schedule of. Item Location Description handrails either side.

31 D. Declaration of document publication. 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 Lee Sidebottom MRICS For and on behalf of Brownill Vickers Limited Company Address Brownill Vickers Limited 82 Queen Street Town Sheffield County South Yorkshire Postcode S1 2DW Phone number Website Fax number lee.sidebottom@brownillvickers.com Property address Farmers Arms, Chester Road, Kelsall CW6 0SG Client s name Punch Partnerships Date this report Was produced 10 th May 2017

32 D. Declaration of document publication. E2. Amended document Publication declaration. Document Revision Declaration I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection. Publication Date Signatories company And position. Signed: