Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: The Kings Arms Hotel Station Road Stanstead CM24 8BE Document Date: 9th June 2018 G 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 9th June 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. 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 Station 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 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 occupying the corner plot. Main roof is of multiple pitched design with a lead covered table top roof set above the principle clay tiled roof slopes. Areas of slate are provided to mini mono pitched roofing and isolated felt flat roofing are located to the rear. Main walls are of solid masonry construction with faced brick and painted render finishes. Floors are of mixed suspended timber construction and solid concrete formation. Internal walls and partitions are of solid masonry and timber stud construction with mixed finishes and decorations provided. B4. Accommodation Basement - Cellar Ground Floor - Pool Room, Main Bar, Commercial Kitchen, Office, Ladies WC, Gents WC. First Floor - Hospitality: 6no. Guest Rooms, WC, Bathroom. Managers Flat: 1no. Bedroom, Lounge, Shower (locked). Second Floor -

8 B. Background Information. Page 8 Store, 1no. Bedroom and Lounge (aka Loft - Flat).

9 C. Schedule of. Page 9 Item Sub Element Description Initial Inspection 1 Internal 1.1 Pool Room (front left) Photographs [ 2-8 ] 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, vinyl flooring and carpet finishes Joinery Single glazed timber windows, glazed timber door, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Pendant light, rose light fitting, spot light, emergency light fitting, switches and sockets, fire alarm call point, smoke Satisfactory - Satisfactory - some localised deteriorated decorations and panelling to cladding at front of bar noted. Satisfactory - localised damaged area of vinyl to raised step at back bar threshold. Satisfactory - sash cord snapped to front 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

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection detector, cabling, speakers, wall mounted TV, radiator and pipework. 1.2 Main Bar (front) Photographs [ 9-16 ] Ceilings Timber panel ceiling, lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, timber panelling, lining paper and paint decoration Floors Suspended timber floor, vinyl flooring and carpet finishes Joinery Single glazed timber windows, glazed timber door, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Feature wall lights, emergency light fitting, switches and sockets, fire Satisfactory - section of deteriorated timber cladding and decorations noted. 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

11 C. Schedule of. Page 11 Item Sub Element Description Initial Inspection alarm call point, smoke detector, fire alarm sounder, cabling, speakers, wall mounted TV, gas fire, feature fire opening, radiator and pipework. 1.3 Porch (bar) 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 Solid concrete floor and carpet finishes Joinery Single glazed timber windows, glazed timber door, skirting boards, architraves, dado rail and reported items fully decorated. Satisfactory - Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Initial Inspection Miscellaneous Power socket and pendant light. Satisfactory condition although no formal test of these items have been undertaken by us Back Bar (bottle store) Photographs [ ] Ceilings Lath and plaster 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 Solid concrete floor and no floor coverings Joinery Timber non fire rated door, architraves and reported items fully decorated Miscellaneous Pendant light and switches and sockets. Satisfactory - decorations peeling from background. Satisfactory - patch of cracking plaster and decorations overall are discoloured. Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Public Corridor Photographs [ ] Ceilings Plasterboard and, lath and plaster 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 Solid masonry walls and partitions with, plaster finishes, brick facing, timber panelling, lining paper and paint decoration Floors Solid concrete floor, ceramic tiling 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. Satisfactory - impact damage to plaster wall corner noted. Satisfactory - 1no. cracked tile to step leading to rear garden. Satisfactory - glazing cracked to rear window pane. 1.6 Gents WC 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. Satisfactory - Satisfactory - grouting discoloured beneath hand drier and section of defective grouting and tile to sink boxed projection. No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection Floors Solid concrete floor and ceramic tiling Joinery Single glazed timber windows, timber non fire rated door, glazed timber door and reported items decorated with mixed materials Miscellaneous Spot light, radiator, pipework, ceramic sink, toilet and slab urinal. Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Ladies WC 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 Floors Solid concrete floor and ceramic tiling Joinery Single glazed timber windows, timber non fire rated door, glazed timber door and reported items Satisfactory - Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Initial Inspection decorated with mixed materials Miscellaneous Spot lights, radiator, pipework, ceramic sink, toilets and speaker. Satisfactory condition although no formal test of these items have been undertaken by us Office 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 Solid concrete floor and carpet finishes Joinery Single glazed timber window, double glazed timber window, timber non fire rated door, timber panel doors, skirting boards, architraves and reported items fully decorated. Satisfactory - Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Initial Inspection Miscellaneous Fluorescent light, switches and sockets, cabling and radiator. Satisfactory condition although no formal test of these items have been undertaken by us Commercial Kitchen Photographs [ ] Ceilings Plasterboard and, lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Joinery Single glazed timber windows, timber non fire rated door, glazed timber door, architraves and reported items fully decorated Walls Solid masonry walls and partitions with, plaster finishes, plastic cladding, lining paper and paint decoration Floors Solid concrete floor, vinyl flooring and ceramic tiling Miscellaneous Gas boiler, switch board, bulkhead light, fluorescent light, emergency light fitting, switches and 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

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection sockets, fire alarm call point, heat detector, cabling, pipework, extractor fan and steel sink Main Cellar Photographs [ ] Ceilings Mixed ceiling board and lath and plaster laid over and between timber joists with painted decorations Walls Solid masonry enclosed walls with painted masonry finishes and timber stud partitions with plasterboard Floors Solid concrete floor and no floor coverings Joinery Non fire rated timber doors and timber dray door set in softwood frames fully treated and decorated Miscellaneous Fluorescent light, pendant light, switches and sockets, cabling, conduits, pipework, cellar cooling Satisfactory - decorations generally discoloured throughout and isolated damaged plaster ceiling infill near dray drop. Satisfactory - individual areas of damaged render / plaster masonry. Satisfactory - Satisfactory - damaged door panel between beer store and stairwell. 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 equipment and Belfast sink Cellar Stairwell Photographs [ ] Ceilings Mixed plasterboard and lath and plaster ceiling panels fully decorated Walls Solid masonry walls with painted masonry finishes and MDF timber boxing Floors Solid concrete floor and no floor coverings Joinery Non fire rated timber doors with timber frames and timber staircase with no guard Miscellaneous Pendant light, light switch, cabling, conduits and pipework. Satisfactory - Satisfactory - areas of mold noted and decorations in mixed condition. Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Room 1 Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint. Satisfactory - No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper, paint decoration and ceramic tiling 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, switches and sockets, smoke detector, wall mounted TV, radiator, pipework, ceramic sink and toilet. Satisfactory - Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Room 2 Photographs [ ] Miscellaneous Pendant light, feature wall lights, switches and sockets, radiator, pipework and ceramic sink Ceilings Lath and plaster ceiling, fully decorated including, 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

20 C. Schedule of. Page 20 Item Sub Element Description Initial Inspection 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 carpet finishes Joinery Single glazed timber windows, timber non fire rated door, timber panel door, skirting boards, architraves and reported items fully decorated. Satisfactory - Satisfactory - carpet is soiled overall. Satisfactory - small crack noted to lower box sash window pane Room 3 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, Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Initial Inspection lining paper, paint decoration and ceramic tiling Floors Suspended timber floor and carpet finishes Miscellaneous Pendant light, feature wall lights, switches and sockets, radiator, wall mounted TV pipework and ceramic sink Joinery Single glazed timber windows, timber non fire rated door, timber panel door, skirting boards, architraves and reported items fully decorated. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - small crack noted to top box sash window pane Room 4 Photographs [ ] Joinery Single glazed timber windows, timber non fire rated door, timber panel door, skirting boards, architraves and reported items fully decorated Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

22 C. Schedule of. Page 22 Item Sub Element Description Initial Inspection 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 carpet finishes Miscellaneous Pendant light, feature wall lights, switches and sockets, radiator, wall mounted TV pipework and ceramic sink. Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Raised Corridor Rooms 1-4 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. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

23 C. Schedule of. Page 23 Item Sub Element Description Initial Inspection Miscellaneous Pendant light, emergency light fitting, light switch, smoke detector, fire alarm sounder, radiator and pipework 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. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - Satisfactory Room 5 Photographs [ ] Ceilings Timber boarded ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper, paint decoration and ceramic tiling Joinery Single glazed timber windows, timber non fire Satisfactory - Satisfactory - Satisfactory - small crack noted to lower box sash window pane. No 1 No 2 No 3 No 4 No 5

24 C. Schedule of. Page 24 Item Sub Element Description Initial Inspection rated door, timber panel door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, feature wall lights, switches and sockets, radiator, wall mounted TV pipework and ceramic sink Floors Suspended timber floor and carpet finishes. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory Room 6 Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Joinery Single glazed timber windows, timber non fire rated door, timber panel door, skirting boards, architraves and reported items fully decorated Walls Solid masonry walls and partitions with, plaster finishes, lining paper, paint Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

25 C. Schedule of. Page 25 Item Sub Element Description Initial Inspection decoration and ceramic tiling Miscellaneous Pendant light, feature wall lights, switches and sockets, radiator, wall mounted TV pipework and ceramic sink Floors Suspended timber floor and carpet finishes. Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - carpet is soiled overall Raised Corridor Rooms 5-6 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, mixed fire rated and non fire rated timber doors, timber panel door, Satisfactory - minor damaged plaster to bulkhead noted. Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

26 C. Schedule of. Page 26 Item Sub Element Description Initial Inspection skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, light switch and smoke detector. Satisfactory condition although no formal test of these items have been undertaken by us Stairwell & Landing Photographs [ ] Ceilings Plasterboard and, lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Miscellaneous Extinguisher, pendant light, emergency light fitting, light switch, smoke detector, fire alarm sounder, radiator and pipework Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor and carpet finishes. Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us. - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

27 C. Schedule of. Page 27 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, timber panel door, skirting boards, architraves timber staircase with vertical balustrades, and reported items fully decorated. Satisfactory - localised damage noted to architraves of door serving second floor staircase FF 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 Non fire rated door, single glazed timber window, skirting and architraves fully decorated. Satisfactory - Satisfactory - discoloured grouting in shower cubicle noted. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

28 C. Schedule of. Page 28 Item Sub Element Description Initial Inspection Miscellaneous Pendant light, radiator, pipework, ceramic sink, toilet, shower tray and glass surround. Satisfactory condition although no formal test of these items have been undertaken by us FF 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 Floors Suspended timber floor and vinyl flooring Joinery Non fire rated door, single glazed timber window, skirting and architraves fully decorated Miscellaneous Pendant light, light switch, radiator, pipework and toilet. Satisfactory - Satisfactory - discoloured grouting in shower cubicle noted. 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

29 C. Schedule of. Page 29 Item Sub Element Description Initial Inspection 1.23 Stairwell - loft Photographs [ ] Ceilings Lath and plaster ceiling, with, partial decoration 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 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, timber stairs with vertical baluster based guarding and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, power sockets, light switch, cabling, conduits and pipework. Satisfactory - decorations deteriorated overall with areas of fine hairline cracking noted to exposed plaster finishes. Satisfactory - areas of defective and stained decorations, cladding and plaster noted throughout. Satisfactory - carpet partially provided and dated. Satisfactory - balustrade is loose and decorations to reported items dated. Satisfactory condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

30 C. Schedule of. Page 30 Item Sub Element Description Initial Inspection 1.24 Store - loft Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Timber stud walls with, plaster finishes and paint decoration Floors Suspended timber floor and carpet finishes. Satisfactory - Satisfactory Joinery Painted timber door frame. Satisfactory Miscellaneous Plastic water tank, mixed metal pipework, pipework uninsulated and water tank uninsulated Satisfactory - carpet partially provided and dated. Satisfactory condition although no formal test of these items have been undertaken by us Flat - loft 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 Satisfactory - Satisfactory - loose and cracked plaster noted in lounge. No 1 No 2 No 3 No 4 No 5

31 C. Schedule of. Page 31 Item Sub Element Description Initial Inspection walls with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber panel doors, frames, skirting, glazed slopes roof light and mixed decorations Miscellaneous Pendant light, switches and sockets, cabling, radiator and pipework. Satisfactory - carpet is soiled overall. Satisfactory - glazing pane missing to internal window. Satisfactory condition although no formal test of these items have been undertaken by us Managers Flat - Lounge 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. Satisfactory - fine crack and bowing ceiling next to central light (not blown). Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

32 C. Schedule of. Page 32 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows, timber non fire rated door, timber panel door, skirting boards, architraves and reported items fully decorated Miscellaneous Rose light fitting, feature wall lights, switches and sockets, cabling, gas space heater, radiator and pipework Managers Flat - shower (locked) Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Locked. Locked. Satisfactory condition although no formal test of these items have been undertaken by us Managers Flat - Stairwell & Hallway Photographs [ ] Ceilings Plasterboard and, 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. Satisfactory - Satisfactory - damaged plaster and stained decorations below sloped roof window to stairwell. No 1 No 2 No 3 No 4 No 5

33 C. Schedule of. Page 33 Item Sub Element Description Initial Inspection Floors Suspended timber floor and carpet finishes Joinery Single glazed sloping roof window, mixed fire rated and non fire rated timber doors, skirting boards, architraves, timber stairs with no guarding and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, light switch, fire alarm control panel, fire alarm call point, smoke detector, fire alarm sounder and cabling. Satisfactory - Satisfactory - cracked compact glazing noted to the Hallway upper sloped roof window. Satisfactory condition although no formal test of these items have been undertaken by us Managers Flat - Bedroom 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. Satisfactory - Satisfactory - deteriorated decorations and surface staining noted to wall beneath window. No 1 No 2 No 3 No 4 No 5

34 C. Schedule of. Page 34 Item Sub Element Description Initial Inspection Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber panel door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, smoke detector, radiator and pipework. 2 External Satisfactory - Satisfactory - rot / decay noted to window sill. Satisfactory Rear Elevation Photographs [ ] Chimney Multiple solid masonry brick chimney stacks with clay pots and cement tile flashing Roof Multiple pitched roof slopes with clay tile finishes, slates, cement verge pointing and felt covered flat roof decks Rainwater Goods Mixed plastic and metallic gutters and downpipes. Satisfactory - Satisfactory - general areas of damaged tiles / missing slates noted particularly around sloping roof 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

35 C. Schedule of. Page 35 Item Sub Element Description Initial Inspection Walls Solid masonry walls with mixed painted render, brick and exposed brick finishes Joinery Single glazed timber windows, glazed timber doors, fascia and soffit boards, barge board and timber glazed slopes roof lights and dormer with reported items fully decorated Miscellaneous Satellite dishes, mixed external lighting, cigarette bin and plastic soil and waste pipes. peeling decorations noted and disconnected downpipe visible. Satisfactory - Satisfactory - Satisfactory condition although no formal test of these items have been undertaken by us Beer Garden Photographs [ ] Grounds Paved seating and circulation with raised solid masonry boundary walls and timber fencing, with raised steps leading to car park and walkway connecting to lawned gardens. Satisfactory - elements of timber fencing broken particularly passageway to commercial kitchen and, rendered wall sections provided to the steps retaining walls have blown. No 1 No 2 No 3 No 4 No 5

36 C. Schedule of. Page 36 Item Sub Element Description Initial Inspection 2.32 Left Elevation Photographs [ ] Chimney Brick masonry chimney stacks with clay pots and cement tile flashing Roof Pitched roof with clay tile finishes Rainwater Goods Plastic gutters and downpipes provided Walls Solid masonry walls with brick facades and painted render finishes Joinery Single glazed timber windows, fascia and barge boards with painted decorations Miscellaneous Satellite dish and plastic soil and waste pipes. Satisfactory - large amounts of cement mortar has been cast into previously decayed brick facings across the main stack. Satisfactory - limited view. Satisfactory - Satisfactory - individual large areas of deteriorated lime pointing and heavy vegetation to masonry beneath ground floor window. Satisfactory - localised elements of deteriorated decorations and rot to windows. Satisfactory condition although no formal test of these items have been undertaken by us. - scaling and stains noted around waste pipe joints Front Elevation Photographs [ ] Chimney Concealed brick masonry chimney stack with clay pots and cement flaunching. Satisfactory - No 1 No 2 No 3 No 4 No 5

37 C. Schedule of. Page 37 Item Sub Element Description Initial Inspection Roof Pitched and hipped table top roof with clay tile finishes and rolled lead flat roof covering to top platform Rainwater Goods Painted metallic gutters and downpipes Walls Solid masonry walls with painted render finishes and raised masonry turret with metallic flashing Joinery Single glazed timber windows, glazed timber doors, fascia boards, barge boards with painted decorations Miscellaneous Mixed external lighting and illuminated pub signage. Satisfactory - individual tiles have slipped to visible pitched slopes. Satisfactory condition although no formal test of these items have been undertaken by us. - decorations are peeling consistently. Satisfactory - decorations generally discoloured and some fine hairline cracks visible particularly to turret. Satisfactory - peeling decorations noted to windows with isolated open grained timber elements. Satisfactory condition although no formal test of these items have been undertaken by us Right Elevation Photographs [ ] Chimney Brick masonry chimney stacks with clay pots and cement tile flashing Roof Pitched roof slopes with clay tile finishes and isolated slates. Satisfactory - Satisfactory - generally tiles are weathered and spalled / chipped. No 1 No 2 No 3 No 4 No 5

38 C. Schedule of. Page 38 Item Sub Element Description Initial Inspection Rainwater Goods Plastic and metallic gutters and downpipes Walls Solid masonry walls with painted render finishes Joinery Single glazed timber windows and sloping roof windows with metallic cover flashing Miscellaneous Flood lights and illuminated pub signage. Satisfactory condition although no formal test of these items have been undertaken by us. - decorations generally are peeling off. Satisfactory - Satisfactory - glazing cracked to lower sloped window. Satisfactory condition although no formal test of these items have been undertaken by us Main Car Park Photographs [ ] Grounds Mixed concrete and macadam surfaced parking with metallic perimeter rails, block dwarf walls with decorations. Satisfactory - car park has a consistent quantity of pot holes and rutting with decorations to wall and metallic rails deteriorated Outbuilding Photographs [ ] Outbuildings Detached garage / store comprises a dual pitched slate roof, plastic rainwater gutters and downpipes, solid masonry walls with painted render finishes and horizontal timber cladding, Satisfactory - roofing appears uneven and dishing, gutter misaligned with faulty falls, rot noted to front garage doors and left side cladding. Timber windows specifically to the left side are rotten through and vegetation to the left side is prevailing with masonry wall sections deteriorated where visible to the left and right No 1 No 2 No 3 No 4 No 5

39 C. Schedule of. Page 39 Item Sub Element Description Initial Inspection single glazed timber windows, and heavy duty timber doors. elevation. Decorations to timber cladding generally deteriorated with rotten sections to rear noted Overflow Car Park Photographs [ ] Grounds Private / shared parking with wearing course surfacing and mixed boundaries comprising timber fencing and block masonry walls including retaining wall. Satisfactory - No 1 No 2 No 3 No 4 No 5

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79 E. Declaration of document publication. Page 79 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 9th June 2018

80 E. Declaration of document publication. Page 80 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: