Schedule of Condition

Transcription

1 Schedule of Property Address: Scotia Mile End Road South Shields NE33 1TA Outlet Number: Document Reference: N/A Document Date: 6th November 2018 Rev. Year 0

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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 6th November 2018 Initial 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 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 Good Satisfactory 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 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 6th November 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. We were unable to fully inspect the roofs and left elevation due to limitations of view. We were unable to fully inspect the second floor due to large quantities of debris being present, and the ceilings being in a partially collapsed condition. Extensive penetrating damp was noted also. The second floor will require complete refurbishment if required for use. 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 Mile End 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

6 B. Background Information. Page 6 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. 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 three storey over basement property, of traditional construction, with solid masonry walls having a brickwork facing with decorative stonework and stone surrounds to openings, set beneath pitched roofs with slate coverings. Area of roof with lead sheet covering to rear. 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. Ground, First, and Second floors are of suspended timber. A variety of finishes are incorporated including carpet, vinyl, and ceramic tile. The ground floor is designated for commercial use. The first floor is designated for commercial use (currently disused). The second floor is designated for residential use (currently disused and in very poor condition). Externally to the rear is a small yard adjacent to the dray doors. The property is located on rectangular corner plot in the town centre of South Shields. B4. Accommodation Basement - Access/Storage, Chilled Beer Store, Drop Area Ground Floor - Bar, Ladies WC, Gents WC First Floor -

8 B. Background Information. Page 8 Stair x 2, Bar, Ladies WC, Gents WC Second Floor - Disused Flat - Stair, Disused Flat - Kitchen, Disused Flat - Bathroom, Disused Flat - Rooms x 4

9 C. Schedule of. Page 9 Item Sub Element Description 1 External Initial Inspection 1.1 Front Elevation Photographs [ 2-3 ] Chimney Brick built chimney with, no pots and lead flashing. Poor Roof (limited view) Rainwater Goods Multiple pitched roofs with, natural slate covering, clay ridge tiles, stone parapet gutter, and lead flashings. Painted, metal hopper heads, metal downpipes and with, surface water gullies Walls Solid masonry wall with brick facing and polished stone facing. Decorative stonework, and stone surrounds to openings Joinery Single glazed timber windows, twin-leaf glazed timber doors and reported items fully decorated Miscellaneous Satellite dish, mixed external lighting, non illuminated pub signage and security alarm sounder. Satisfactory - subject to closer inspection. Poor - Satisfactory - with pointing and areas of overhaul required. Poor - Satisfactory condition although no formal test of these items have been undertaken by us Right Elevation Photographs [ 4 ] Chimney Brick built chimney with, no pots and lead flashing. Poor - No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Roof (limited view) Rainwater Goods Multiple pitched roofs with, natural slate covering, clay ridge tiles, concealed parapet gutter and lead flashings. Lead sheet covering to rear turret. Painted, metal hopper heads, metal downpipes and with, surface water gullies Walls Solid masonry wall with brick facing and polished stone facing. Decorative stonework and stone surrounds to openings Joinery Single glazed timber windows, timber panel door and reported items fully decorated Miscellaneous Mixed external lighting, illuminated pub signage, non illuminated pub signage and security alarm sounder. Initial Inspection Satisfactory - subject to closer inspection. Poor - Satisfactory - with pointing and areas of overhaul required. Poor - Satisfactory condition although no formal test of these items have been undertaken by us Rear Elevation Photographs [ 5 ] Chimney Brick built chimney with no pots and lead flashing. Poor Roof Unseen pitched roof Rainwater Goods Painted, metal gutters, metal hopper heads, metal downpipes and with, no surface water drainage. Poor Walls Solid masonry wall with brick facing. Poor Joinery Single glazed timber windows timber flush door and reported items partially decorated. Poor No 1 No 2 No 3 No 4 No 5

11 C. Schedule of. Page 11 Item Sub Element Description Miscellaneous Extract vents, air conditioning units, boiler flues, security alarm sounder and mixed plastic and metal soil and waste pipes. 1.4 Left Elevation Access Unavailable 2 Internal Initial Inspection Poor Basement - Access/Storage Area Photographs [ 6-9 ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with, partial plaster finishes and partial paint decoration Floors Solid concrete floor and no floor coverings, with paint decoration Joinery Timber fire rated door, timber stairs with solid guarding and reported items fully decorated Miscellaneous Gas meter, sump pump, bulkhead light, fluorescent light, emergency light fitting, switches and sockets, switch gear, electrical distribution board, fire alarm control panel, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, pipework, cellar cooling equipment and Belfast sink. Satisfactory - Satisfactory - Satisfactory - patching required. Satisfactory Renew vinyl to stair. Satisfactory condition although no formal test of these items have been undertaken by us. Cabling generally requires tidying. No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Initial Inspection 2.6 Basement - Chilled Beer Store Photographs [ 10 ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with partial paint decoration. Satisfactory Satisfactory Floors Solid concrete floor and no floor coverings. Satisfactory - patching required Joinery Timber non fire rated door, architraves and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, power sockets, smoke detector, fire alarm sounder, cabling, conduits, pipework and cellar cooling equipment. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us Basement - Drop/Storage Area Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with partial paint decoration. Poor - decoration required. Poor Floors Solid concrete floor and no floor coverings. Satisfactory - patching required Joinery Timber non fire rated door, metal dray doors and reported items partially decorated. Satisfactory No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, electrical distribution board, smoke detector, cabling, conduits, pipework and cellar cooling equipment. Initial Inspection Satisfactory condition although no formal test of these items have been undertaken by us. - Cabling requires tidying. 2.8 Ground Floor - Front Lobby Photographs [ ] Ceilings Plasterboard and, lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes and paint decoration. Satisfactory Poor Floors Suspended timber floor and carpet finishes. Satisfactory - Carpet poor Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, glazed timber door, timber framed French doors, skirting boards, architraves and reported items fully decorated Miscellaneous Spot light, emergency light fitting, conduits, burglar alarm and PIR sensor. Satisfactory - with overhaul and decoration required. 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 2.9 Ground Floor - Bar (inc. rear lobby) 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, timber panelling, lining paper and mixed decorations Floors Suspended timber floor, timber boarding and carpet finishes. Vinyl sheet flooring behind servery Joinery Timber servery and back shelving, timber glazed screens, various shelving, DJ box, single glazed timber windows, mixed fire rated and non fire rated timber doors, glazed timber door, skirting boards, architraves, dado rail, timber stairs with no guarding and reported items fully decorated Miscellaneous Fixed upholstered seating, mixed ceiling and wall lights, emergency light fitting, switches and sockets, smoke detector, fire alarm sounder, cabling, conduits, CCTV Camera, PIR sensor, jukebox & speakers, projector & screen, wall mounted TV, radiator, pipework, extractor fan, and steel sink. Satisfactory - Satisfactory Satisfactory - decoration required to timber flooring. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. Upholstery poor Ground Floor - Gents WC Photographs [ ] Ceilings Plasterboard and lath & plaster ceiling, fully decorated including water based paint. Satisfactory - No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Suspended timber floor, vinyl flooring and carpet finishes Joinery Single glazed timber windows, timber non fire rated door, glazed timber door, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, smoke detector, fire alarm sounder, conduits, radiator, pipework, extractor fan, ceramic sink, toilet, stainless steel urinal trough, and electric drier. Initial Inspection Satisfactory Satisfactory - Satisfactory Windows poor. Satisfactory condition although no formal test of these items have been undertaken by us. - WC seat missing Ground Floor - Ladies WC Photographs [ ] Ceilings Plasterboard and, lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Suspended timber floor, vinyl flooring and carpet finishes Joinery Vanity unit, single glazed timber windows, timber non fire rated door, glazed timber door, skirting Satisfactory - Satisfactory - Satisfactory - stick back vinyl adjacent radiator. Satisfactory No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description boards, architraves, dado rail and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, smoke detector, fire alarm sounder, radiator, pipework, extractor fan, ceramic sink, toilet and electric drier. Initial Inspection Satisfactory condition although no formal test of these items have been undertaken by us. - Radiator corroded and WC seats missing First Floor - Front Stair Photographs [ ] Ceilings Plasterboard and, lath and plaster 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. Satisfactory Satisfactory Floors Suspended timber floor and carpet finishes. Satisfactory Joinery Timber fire rated door, skirting boards, architraves, timber stairs with solid guarding and reported items fully decorated Miscellaneous Bulkhead light, rose light fitting, emergency light fitting, smoke detector and CCTV Camera. 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

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection 2.13 First Floor - Back Stair Photographs [ 26 ] Ceilings Plasterboard and, lath and plaster 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. Satisfactory Satisfactory Floors Suspended timber floor and timber board flooring. Satisfactory - timber board poor Joinery Timber fire rated door, skirting boards, architraves, timber stairs with solid guarding and reported items fully decorated Miscellaneous Rose light fitting, emergency light fitting, smoke detector and conduits. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us First Floor - Bar (disused) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including mixed decoration Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor, timber board flooring and vinyl flooring. Poor - Poor - Satisfactory - but timber board poor. No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description Joinery DJ box, timber servery and back shelving, various shelving, single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Thermostat, mixed ceiling and wall lights, emergency light fitting, switches and sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, CCTV Camera, PIR sensor, speakers, wall mounted TV, radiator, pipework, extractor fan and steel sink. Initial Inspection Satisfactory Windows in poor condition. Satisfactory condition although no formal test of these items have been undertaken by us First Floor - Ladies WC Photographs [ 29 ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with ceramic tiling. Poor - Satisfactory Floors Suspended timber floor and ceramic tiling. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, smoke detector, fire alarm sounder, conduits, radiator, pipework, ceramic sink, toilet and electric drier. Satisfactory Windows poor. Satisfactory condition although no formal test of these items have been undertaken by us. Cleaning required. No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection 2.16 First Floor - Gents WC Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with ceramic tiling. Poor - Satisfactory Floors Suspended timber floor and ceramic tiling. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, smoke detector, fire alarm sounder, conduits, radiator, pipework, ceramic sink, toilet and slab urinal. Satisfactory Windows poor. Satisfactory - sanitary ware requires cleaning Second Floor (general) 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 and ceramic tiling. Poor - Poor Floors Suspended timber floor and partial floor coverings. Satisfactory - with poor areas noted. No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Joinery Single glazed timber windows, timber non fire rated door, timber panel door, skirting boards, architraves, timber stairs with vertical baluster based guarding and reported items fully decorated Miscellaneous Pendant light, rose light fitting, emergency light fitting, switches and sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, conduits, gas boiler, radiator, pipework, fitted kitchen units & steel sink, ceramic sink, toilet, acrylic bath and electric shower. Initial Inspection Poor - 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 D. Supplementary Photographs. Page 21 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

22 D. Supplementary Photographs. Page 22 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

23 D. Supplementary Photographs. Page 23 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19

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

25 D. Supplementary Photographs. Page 25 Photo 26 Photo 27 Photo 28 Photo 29 Photo 30 Photo 31

26 D. Supplementary Photographs. Page 26 Photo 32 Photo 33 Photo 34 Photo 35 Photo 36 Photo 37

27 D. Supplementary Photographs. Page 27 Photo 38 Photo 39 Photo 40 Photo 41 Photo 42 Photo 43

28 D. Supplementary Photographs. Page 28 Photo 44

29 E. Declaration of document publication. Page 29 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 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 6th November 2018

30 E. Declaration of document publication. Page 30 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: Quentin Campbell Signature: