Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: Greyhound 2 Ipswich Road Claydon IP6 0AR N/A Document Date: 21st July 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 Saturday 21st July 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. Rear store rooms were locked and not accessible for inspection internally, but are included externally. 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 2 Ipswich 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 partially 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

6 B. Background Information. Page 6 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 Traditionally constructed public house. Main roof comprises multiple pitched slopes with isolated flat roof decks and valleys. Main walls are mixed solid masonry and cavity wall structures with faced brick, render and timber cladding finishes. Floors are of solid concrete and suspended timber construction. B4. Accommodation Basement - Cellar Ground Floor - Main Bar, Lounge, Sports Bar, Disabled WC, Ladies WC, Gents WC, Commercial Kitchen, 2no. Store Rooms. First Floor - Bathroom, 4no Bedrooms.

8 C. Schedule of. Page 8 Item Sub Element Description Initial Inspection 1 External 1.1 Front Elevation Photographs [ 2-10 ] Chimney Masonry chimney stacks with clay pots and cement flaunching with mixed brick and render finishes Roof Pitched roof slopes with clay tile finishes and metallic valleys Rainwater Goods Painted metallic gutters and plastic downpipes Walls Solid masonry walls with painted render finishes Joinery Single glazed timber windows and doors with painted decorations and timber roof perimeter joinery Miscellaneous Masonry air brick casing and street incorporated timber dray doors, mixed external lightning and illuminated pub signage. Satisfactory - tall chimney pot to left side stack is spalling / weathering. Satisfactory - individual tiles damaged/ missing and vegetation noted to roof coverings. Satisfactory condition although no formal test of these items have been undertaken by us. - decorations slightly deteriorated. Satisfactory - Satisfactory - decorations deteriorated and isolated areas of opengrained timber and softening noted. Satisfactory condition although no formal test of these items have been undertaken by us. - timber panels damaged to dray doors and damaged cement capping to masonry air ventilation housing. No 1 No 2 No 3 No 4 No 5

9 C. Schedule of. Page 9 Item Sub Element Description Initial Inspection 1.2 Left Elevation Photographs [ ] Chimney Brick masonry chimney stack with clay pots and cement flaunching Roof Multiple pitched roofing with clay tile finishes and single storey flat roof decks with felt coverings Rainwater Goods Painted and non painted plastic gutters and downpipes Walls Mixed solid masonry and cavity walls with brick and timber boarding finishes Joinery Single glazed timber windows and doors with painted decorations and timber roof joinery comprising fascia boards and barge boards Miscellaneous CCTV Camera, mixed lighting, and gas boiler Grounds Concrete path and steps forming access to kitchen Satisfactory - Satisfactory - large areas concealed from view. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - areas of deteriorated masonry and cracking noted to far rear left corner above boarded window and to rear face of building adjacent to gate separating beer garden from car park. Satisfactory - individual rotten elements to windows noted, and timber barge boards rotten particularly the trim at roof verge which are missing and exposing roof edge detail to the elements specifically: main gable apex and rear lower gable. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection with timber fencing and access gate. 1.3 Beer Garden Photographs [ ] Grounds Concrete preformed path bounded by lawned garden with mixed timber fencing and decked steps serving games bar with metallic handrails. Satisfactory Rear Elevation Photographs [ ] Roof Multiple pitched roof slopes with clay tile finishes and lower flat roof decks with felt and corrugated metallic coverings Rainwater Goods Painted plastic gutters and downpipes Walls Mixed solid masonry and cavity wall structures with timber framed walls and brick masonry and timber boarded finishes Joinery Single glazed timber windows, with glazed metal Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us. - decorations are peeling. Satisfactory - area of decaying masonry noted beneath gutter and decorations deteriorated overall. Satisfactory - individual rotten elements to windows noted, and timber barge No 1 No 2 No 3 No 4 No 5

11 C. Schedule of. Page 11 Item Sub Element Description Initial Inspection framed lantern roof light, and doors with painted decorations and timber roof joinery comprising fascia boards and barge boards Miscellaneous CCTV camera and mixed external lighting. boards rotten particularly the trim at roof verge which are missing and exposing roof edge detail to the elements specifically: main gable apex and rear lower gables. Glazing to lantern roof light damaged and collapsed / displaced. Satisfactory condition although no formal test of these items have been undertaken by us Right Elevation Photographs [ ] Chimney Rendered chimney stack with clay pots and cement flaunching Roof Multiple pitched and hipped roof slopes with clay tile finishes and small lead flat roof above bay window Rainwater Goods Mixed plastic and metallic gutters and downpipes with decorations provided Walls Solid masonry walls with painted render and timber boarded finishes Joinery Single glazed timber windows and doors with painted Satisfactory - Satisfactory - individual tiles damaged and covered in moss, the roof tiles are uneven around the front corner sign post projection. Satisfactory condition although no formal test of these items have been undertaken by us. - decorations deteriorated / scaled and falls uneven. Satisfactory - decorations discoloured. Satisfactory - decorations deteriorated and rot affecting the bay window. No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Initial Inspection decorations and timber fascia to rear Miscellaneous CCTV camera, mixed external lighting, illuminated pub signage and security alarm sounder Grounds Paved seating with timber picket fencing, masonry flower beds and gates. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - decorations to timber fencing deteriorated. 1.6 Car Park Photographs [ ] Grounds Concrete formed macadam surfacing with raised concrete retaining wall with bollards and metal rails incorporated to right flank. Brick walls and timber fencing border to rear and left side beer garden. 2 Internal Satisfactory - bollards damaged, with one missing, railing are warped and pot holes have developed to middle of car park 2.7 Main Bar Photographs [ ] Ceilings Plasterboard ceiling, timber boarded ceiling, fully decorated including, lining Satisfactory - No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Initial Inspection paper and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, timber panelling, lining paper and paint decoration Floors Mixed timber and concrete floor, timber laminate flooring and vinyl flooring Joinery Fully glazed door, single glazed timber windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Mixed ceiling and wall lights, emergency light fitting, switches and sockets, smoke detector, fire alarm sounder, cabling, CCTV Camera, speakers, wall mounted TV, radiator and pipework. Satisfactory - Satisfactory - Satisfactory - sash window cord is loose. Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection 2.8 Ladies Toilets 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 Floors Solid concrete floor and vinyl flooring Joinery Single glazed timber windows, timber non fire rated doors, skirting boards, architraves and reported items fully decorated Miscellaneous Bulkhead lights, emergency light fittings, fire alarm sounder, radiator, pipework, ceramic sinks and toilets. Satisfactory - Satisfactory - staining and defective decorations noted beneath boxed services. Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us. - 2no. Bulkhead lights not working. 2.9 Gents Toilets Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining Satisfactory - No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Initial Inspection paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper, paint decoration and ceramic tiling Floors Solid concrete floor and vinyl flooring Joinery Timber non fire rated doors, architraves and reported items fully decorated Miscellaneous Extraction fan, bulkhead lights, emergency light fittings, fire alarm sounder, radiator, pipework, ceramic sink, urinal bowls and toilet. Satisfactory - Satisfactory - staining beneath urinal bowls noted and upstand is loose. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us. - 2no. Bulkhead lights not working 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, lining paper, paint decoration. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Initial Inspection Floors Solid concrete floor and vinyl flooring Joinery Timber non fire rated door, with architraves and painted decorations Miscellaneous Pendant light, emergency light fitting, fire alarm sounder, radiator, pipework and extractor fan. Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us. - no bulb to light noted Games Room / Sports Bar Photographs [ ] Ceilings Multiple vaulted ceilings with plaster finishes, timber panelling and painted decorations Walls Mixed timber stud partitions and masonry walls with, plaster finishes, brick facing, lining paper and paint decoration Floors Mixed timber and concrete floor, vinyl flooring and carpet finishes Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, glazed timber door, Satisfactory - Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Rose light fitting, feature wall lights, emergency light fitting, power sockets, smoke detector, cabling, CCTV Camera, speakers, wall mounted TV, radiator and pipework. Satisfactory condition although no formal test of these items have been undertaken by us Entrance Porch (right side) 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 Floors Suspended timber floor, timber laminate flooring and carpet finishes Joinery Non fire rated timber doors, fully glazed door, skirting boards and painted decorations. Satisfactory - Satisfactory - damp staining noted to wall surface opposite main external entrance door. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description Initial Inspection 2.13 Lounge (front) Photographs [ ] Ceilings Bulkhead light, emergency light fitting and smoke detector 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, timber panelling, lining paper and mixed decorations Floors Mixed timber and concrete floor, timber boarding and carpet finishes Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, timber dray doors, skirting boards, architraves, dado rail and reported items decorated with mixed materials Miscellaneous Ceiling spot lights, feature wall lights, emergency light Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - Satisfactory - Satisfactory - Satisfactory - elements of damaged decorations and deteriorated timber to windows. Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection fitting, switches and sockets, smoke detector, fire alarm sounder, CCTV Camera and speakers Commercial Kitchen Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with ceramic tiling, and metal cladding Floors Solid concrete floor and vinyl flooring Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors and glazed timber door Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, electrical distribution board, heat detector, fire alarm sounder, cabling, CCTV Camera, commercial Satisfactory - Satisfactory - individual tiles damaged. Satisfactory - Satisfactory - glazed exit door pane shattered. 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 kitchen air extract equipment and steel sink Private Corridor Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with brick finishes, ceramic tiling, and paint decoration Floors Solid concrete floor and carpet finishes Joinery Mixed fire rated and non fire rated timber doors, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, switches and sockets, smoke detector, cabling, conduits and pipework. Satisfactory - Satisfactory - Satisfactory - 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

21 C. Schedule of. Page 21 Item Sub Element Description Initial Inspection 2.16 Cellar Photographs [ ] Ceilings Fibreboard ceiling, fully decorated including and water based paint, oil based paint Walls Solid masonry walls with solid plaster/ render fully decorated Floors Solid concrete floor and no floor coverings Joinery Timber dray doors and all items self finished Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, smoke detector, cabling, conduits, pipework, cellar cooling equipment and Belfast sink. Satisfactory - decorations deteriorated and some localised impact damage visible. Satisfactory - Satisfactory - Satisfactory - degrees of damage and daylight between planks of main dray. Satisfactory condition although no formal test of these items have been undertaken by us. - light not operating at time of inspection Bedroom (rear left) Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint. Satisfactory - No 1 No 2 No 3 No 4 No 5

22 C. Schedule of. Page 22 Item Sub Element Description Initial Inspection 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 non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Rose light fitting, smoke detector and radiator. Satisfactory - Satisfactory - Satisfactory - split inset to door noted. Satisfactory condition although no formal test of these items have been undertaken by us Loft Room (rear right) Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Timber stud walls with, plasterboard lining, lining paper and paint decoration Floors Suspended timber floor and no floor coverings Joinery Double glazed sloping roof window, timber non fire rated Satisfactory - consistent areas of impact damage throughout to sloped ceiling. Satisfactory - impact damage noted to walls. Satisfactory - Satisfactory - localised damage noted to sloping window. No 1 No 2 No 3 No 4 No 5

23 C. Schedule of. Page 23 Item Sub Element Description Initial Inspection door, skirting boards, architraves, timber stairs with no guarding and reported items decorated with mixed materials Miscellaneous Smoke detector, bulkhead light, spot light and switches and sockets. Satisfactory condition although no formal test of these items have been undertaken by us Bedroom (front right) 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 carpet finishes Joinery Single glazed timber windows, timber panel door, skirting boards, architraves and reported items fully decorated. Satisfactory - Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

24 C. Schedule of. Page 24 Item Sub Element Description Initial Inspection Miscellaneous Pendant light, switches and sockets, smoke detector and radiator. Satisfactory condition although no formal test of these items have been undertaken by us Bedroom (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 carpet finishes Joinery Single glazed timber windows, timber plantation shutters, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, smoke detector and radiator. Satisfactory - Satisfactory - fine cracking noted to rear wall opposite entrance. Satisfactory - 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

25 C. Schedule of. Page 25 Item Sub Element Description Initial Inspection 2.21 Bathroom 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 Floors Suspended timber floor and vinyl flooring Joinery Single glazed timber windows, timber non fire rated door, timber panel door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, hot water cylinder, radiator, pipework, ceramic sink, toilet, acrylic bath, shower mixer and power shower. Satisfactory - Satisfactory - patch of tiles missing due to removals. Satisfactory - Satisfactory - window sealed shut and discoloured decorations noted. Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

26 C. Schedule of. Page 26 Item Sub Element Description Initial Inspection 2.22 Stairwell & Landing Photographs [ ] Ceilings Multiple lath and plaster ceiling surfaces fully decorated 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 non fire rated door, timber panel door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, switches and sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder and cabling. Satisfactory - Satisfactory - impact damage to front wall panel noted. Satisfactory - Satisfactory - architraves to bottom of stairwell missing. Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

27 D. Supplementary Photographs. Page 27 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

28 D. Supplementary Photographs. Page 28 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

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30 D. Supplementary Photographs. Page 30 Photo 20 Photo 21 Photo 22 Photo 23 Photo 24 Photo 25

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

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53 E. Declaration of document publication. Page 53 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 21st July 2018

54 E. Declaration of document publication. Page 54 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: