Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: Kings Head 176 Newgate Street Bishop Auckland DL14 7EJ N/A Document Date: 15th March 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 1st March 2018 Initial Issue Romans Professional Services Ltd Quentin Campbell

4 B. Background Information. Page 4 Important note: Romans Surveyors and Valuers undertake a nondestructive 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 underfloor 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 15th March 2018 and, at the time of inspection the weather was dry and overcast and, the premises were open for business at the time of inspection. Whilst a schedule of photographs is provided to compliment the report, it should be noted that any defects may not be restricted to those identified within the photographs. It was not possible to inspect those parts of the property which were covered or unexposed at the time of the inspection and therefore, we are unable to guarantee that some parts are free from defect. We were unable to inspect the first floor due to unavailability of access. 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 Newgate Street. 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 subfloor 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

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

7 B. Background Information. Page 7 B3. Summary of Construction A twostorey over basement property, of traditional construction, with solid masonry walls, having mixed brick and rendered facings, set beneath pitched roofs with natural slate coverings. There is an area of flat roof with mineral felt coverings to the rear. Internally ceilings are of plasterboard, or lath & plaster, with emulsion paint finishes, while partitions are a mixture of solid and studwork with plaster, plasterboard, lath and plaster, lining paper, emulsion paint, and ceramic wall tile finishes. The ground floor is of mixed timber and concrete specification. The upper floor is presumed of suspended timber specification. A variety of finishes are incorporated including carpet, vinyl, and ceramic tile. The ground floor is designated for commercial use. The first floor is designated for residential use. Externally, to the rear there is a tiny smoking area. The property is located on a small rectangular plot, in the town centre of Bishop Auckland. B4. Accommodation Basement Chilled Beer Store Ground Floor Bar and Lounge Areas, Ladies WC, Gents WC First Floor Access unavailable

8 C. Schedule of. Page 8 Item Sub Element Description 1 External Initial Inspection 1.1 Front Elevation Photographs [ 2 ] Chimney Capped, brick built chimney with lead flashing. Poor Roof Pitched roof with, natural slate covering, clay ridge tiles, cement pointed verges and cement flashings Rainwater Goods Part painted, plastic gutters, plastic downpipes, metal downpipes and with, no surface water drainage Walls Solid masonry wall with render finishes to first floor, and timber cladding to ground floor Joinery Metal dray doors, single glazed timber windows, double glazed plastic framed windows, timber flush door and reported items partially decorated Miscellaneous Satellite dish, CCTV camera, mixed external lighting, non illuminated pub signage, security alarm sounder and cigarette bin. Satisfactory isolated damaged slates. Poor Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 1.2 Left Elevation Photographs [ 3 ] Chimney N/a Roof N/a No 1 No 2 No 3 No 4 No 5

9 C. Schedule of. Page 9 Item Sub Element Description Rainwater Goods Painted, plastic hopper heads, plastic downpipes and with, no surface water drainage. Initial Inspection Satisfactory Walls Solid masonry wall with render finishes. Satisfactory Joinery N/a Miscellaneous Satellite dish. Satisfactory condition although no formal test of these items have been undertaken by us. 1.3 Rear Elevation Photographs [ 4, 18 ] Chimney N/a Roof Pitched roof with, natural slate covering, clay ridge tiles and cement flashings. Area of flat roof with mineral felt covering Rainwater Goods Painted, metal gutters, plastic hopper heads, plastic downpipes, metal downpipes and with, surface water gullies Walls Solid masonry wall with brick facing and render finishes Joinery Timber facia, double glazed plastic framed windows, timber single glazed windows, timberw panel door and reported items partially decorated. Satisfactory isolated damaged slates. Satisfactory Satisfactory Satisfactory No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Miscellaneous Air conditioning unit to flat roof, extract vent, boiler flue, CCTV camera, mixed external lighting, non illuminated pub signage, plastic wastes and metal soil pipe Grounds Small external smoking area with AstroTurf surface and small shed provided. 2 Internal Initial Inspection Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory 2.4 Basement Chilled Beer Store Photographs [ 57 ] Ceilings Plasterboard ceiling to stair, unknown manmade boarded ceiling to store and with, no decoration Walls Mixed timber stud partitions and masonry walls with paint decoration. Satisfactory Poor Floors Solid concrete floor and no floor coverings. Poor severe cracking noted Joinery Timber fire rated door, metal dray doors, concrete stairs with solid guarding and reported items partially decorated Miscellaneous Gas meter, fluorescent light, emergency light fitting, switches and sockets, switch gear, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, pipework and cellar cooling equipment. 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

11 C. Schedule of. Page 11 Item Sub Element Description Initial Inspection 2.5 Ground Floor Lobby Photographs [ 8 ] Ceilings Lath and plaster ceiling, fully decorated including water based paint Walls Solid masonry walls and partitions with, timber panelling and mixed decorations. Satisfactory Satisfactory Floors Solid concrete floor and carpet finishes. Satisfactory Joinery Timber non fire rated door, glazed timber door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, emergency light fitting and CCTV Camera. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 2.6 Ground Floor Bar Photographs [ 910 ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and mixed decoration. Satisfactory Satisfactory Floors Solid concrete floor, vinyl flooring and carpet finishes. Satisfactory No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Joinery Timber servery and back shelving, single glazed timber windows, double glazed plastic framed windows, timber non fire rated door, skirting boards, architraves, dado rail, picture rail, and reported items partially decorated Miscellaneous Fixed upholstered seating, mixed ceiling and wall lights, switches and sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, CCTV Camera, jukebox and speakers, games machine, pool table, wall mounted TV, radiator, pipework and steel sink. Initial Inspection Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 2.7 Ground Floor Lounge Photographs [ 1112 ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and mixed decorations Floors Mixed timber and concrete floor, timber laminate flooring, vinyl flooring to servery, and carpet finishes Joinery Timber servery and back shelving, DJ box, single glazed timber windows, timber non fire rated door, skirting boards, architraves, dado rail, picture rail and reported items fully decorated Miscellaneous Fixed upholstered seating, mixed ceiling and wall lights, emergency light fitting, power sockets, smoke detector, fire alarm sounder, cabling, conduits, CCTV Satisfactory Satisfactory Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Camera, speakers, wall mounted TV, radiator and pipework. Initial Inspection undertaken by us. Minor repairs required to upholstery. 2.8 Ground Floor Rear Passage Photographs [ 1314 ] 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, timber panelling, lining paper and paint decoration. Satisfactory Satisfactory Floors Solid concrete floor and carpet finishes. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves, dado rail, concrete stairs with vertical baluster based guarding and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, smoke detector, conduits, CCTV Camera, radiator and pipework. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 2.9 Ground Floor Ladies WC Photographs [ 15 ] Ceilings Plasterboard ceiling, fully decorated including water based paint. Satisfactory No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection Walls Solid masonry walls and partitions with ceramic tiling. 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 Miscellaneous Bulkhead light, emergency light fitting, fire alarm sounder, radiator, pipework, extractor fan, ceramic sink, toilet and electric hand drier. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us Ground Floor Gents WC Photographs [ 1617 ] Ceilings Plasterboard ceiling, fully decorated including water based paint. Satisfactory decoration required Walls Solid masonry walls and partitions with ceramic tiling. Satisfactory but poor to rear wall. Damp penetration noted Floors Solid concrete floor and ceramic tiling. Satisfactory isolated damaged tiles Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items fully decorated. Poor No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Miscellaneous Bulkhead light, emergency light fitting, fire alarm sounder, conduits, pipework, extractor fan, ceramic sink, stainless steel urinal trough, toilet and electric hand drier First Floor Access unavailable Initial Inspection Satisfactory condition although no formal test of these items have been undertaken by us. No 1 No 2 No 3 No 4 No 5

16 D. Supplementary Photographs. Page 16 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

17 D. Supplementary Photographs. Page 17 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

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

19 E. Declaration of document publication. Page 19 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 15th March 2018

20 E. Declaration of document publication. Page 20 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: