Schedule of Condition

Transcription

1 Schedule of INSERT PICTURE HERE Property Address: Outlet Number: Document Reference: Sherston Hotel Priory Road Wells BA5 1SU POST INVESTMENT SOC Rev. A Document Date: 1 June 2016 & 7 February 2018

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

3 A. Document Control Sheet. This document was initially prepared by Romans Surveyors and Valuers on behalf of Punch Partnerships and, subsequent to the release of the initial document, revisions are made at regular intervals to reflect the requirements of Punch Partnerships property inspection programme. This section of the report provides details of the document status and details of whom and which company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded. Revision Revision Date Details of revision Reviewers Company Report Authors Name. 1 7/02/2018 Updating Romans Surveyors and Valuers Alban Denieul MRICS Page1

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

5 B. Background Information. B2. Circumstances of Inspection In accordance with instructions received from Messr Punch Partnerships, 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 1 June 2016 and, at the time of inspection the weather was overcast with light rain and, the premises were open for business at the time of inspection. 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 Insert Road. Our inspection was limited to those parts, which could be seen from ground level within the boundaries of the property and from the public highway or rights of way. The property fully furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular floor coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore cannot confirm the condition of underlying floor timbers. This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain if a Type 2 or type 3 asbestos survey has been conducted and the findings thereof. Neither the whole nor any part of the Report or any reference thereto may be included in any published document, circular or statement, or published in any way without written approval from Romans Professional Services of the form and context in which it may appear.

6 B. Background Information. B3. Summary of Construction Traditional construction. Main roof constructed in pitched format with valleys and parapet walls. The roof covering generally comprises clay pan tiles with clay ridge tiles laid on mortar bedding. Main walls are of solid masonry construction, generally random rubble and natural stone with brick and stone window reveals. Floor structures are primarily of mixed ground bearing concrete slab and suspended timber construction. Floor finishes are mixed. First floor construction comprises of suspended timber flooring generally. Structure openings feature softwood timber doors, window units and bay windows. B4. Accommodation: Second floor Staircase Stair landing Linen store cupboard Bedroom 1 Bedroom 2 Bedroom 3 Each bedroom has en-suite bathroom.

7 B. Background Information. First floor Bedroom 4 with en-suite, shower room Bedroom 5 with en-suite shower room Hallway leading to staff flat Hallway within staff flat master bedroom and en-suite bathroom Staff flat kitchen and dining room and staff flat sitting room Ground floor Front entrance porch leading to restaurant area Ladies WC Porch Commercial kitchen area Washing up area Equipment storage area. Entrance porch leading to Gents WC and bar area. Main bar area, disabled WC, store area and boiler cupboard, store area and staff office. Accommodation entrance court with plant cupboard and stairs up to the upper levels.

8 1.1 Second Floor Hallway and Landing Area Ceilings Lath and plaster ceiling. Paper lined and decorated with roof access hatch and timber Georgian wired glass skylight Walls Mixed wall structures of masonry and assumed timber stud partition. Lined with textured wallpaper and decorated Floors Timber floor structure with fitted carpet Joinery Joinery comprises stair balustrade, timber handrails, timber panel doors, softwood skirting boards and condition commensurate with age with minor areas of flaking previous decoration and uneven plaster. to poor with areas of diagonal cracking and hollow sounding plaster. to poor condition as it is generally worn and shows minor staining... but note wired glass broken to skylight

9 decorative door. surrounds. One doorway appears to have been blocked. There is a softwood decorated vision panel above the entrance to the linen store. 1.5 Miscellaneous Compact florescent luminaires. 5 core points, press steel radiator and fire extinguishers. 1.2 Linen Store Ceilings Lath and plaster with decorated lining paper Walls A mixture of timber stud and solid masonry walls, lined with textured paper and timber boarding Floors Suspended timber floor sheet vinyl covering There is flaking paintwork to the masonry wall and finishes are generally..

10 1.2.4 Joinery Softwood panelled timber door decorated with decorative surround and softwood glazed vision panels above. Decorations generally chipped Miscellaneous Ceiling mounted extractor fan missing cover and compact florescent luminaire. 1.3 Bedroom Ceilings Lath and plaster ceiling with decorated lining paper Walls Mixed wall structures of masonry and assumed timber stud partitions. Lined and decorated in line with the age of the building. Minor deflection and blistering to lining paper in places. There is a feature fireplace with cast iron fireplace. This does not appear to be operational.

11 1.3.3 Floors Suspended timber floor with fitted carpets Joinery Joinery comprises a softwood panelled timber entrance door with decorative surround. Perimeter timber skirting boards, timber fire surround and mantelpiece and small timber cupboard forming part of the corner of the chimney Miscellaneous Pressed steel radiator, socket outlets, wall mounted TV and ceiling mounted compact florescent luminaire. 1.4 Bedroom 1 en-suite WC Ceilings Lath and plaster ceiling with lining paper decorated

12 1.4.2 Walls Mixed wall structures of masonry and timber stud partitions lined and decorated Floors Suspended timber with sheet vinyl floor covering Joinery Softwood entrance door and architrave timber perimeter skirting board and boxing to the sanitary appliances. Sliding timber slash window, softwood single glazed Miscellaneous Tiled walled finish around shower tray and sink splashback. Sanitary ware comprises porcelain WC basin and ceramic toilet pan and cistern. Plastic shower tray with sliding glazed doors and triton Cara power shower. Wall to poor Rot evident to window cill As previous and note sash cord cut.

13 mounted stainless steel radiator. 1.5 Bedroom Ceilings Lath and plaster ceiling with decorated lining paper. Minor creases to the lining paper in places Walls Mixed wall structures of masonry and assumed timber stud partitions with decorated lining paper. Chimney breast with cast iron fireplace Floors Timber floor structure with fitted carpet Joinery Timber panelled entrance door with decorative Generally though the carpet has become loose at the junction with the door and hallway. Softwood sliding

14 surround. Softwood timber skirting to the perimeter of the room. Decorated and softwood decorated mantelpiece above the fireplace. Softwood timber WC entrance door with softwood timber surround. Softwood sliding sash window. sash window single glazed in though aging Miscellaneous Compact florescent luminaire, smoke head and pressed steel radiator. 1.6 WC/Shower Ceilings Plasterboard ceiling with decorated lining paper Walls Timber stud partitions lined and decorated with tiled finish to the washbasin and shower cubicle.

15 1.6.3 Floors Timber floor structure with sheet vinyl covering. Vinyl is in a poor Floor structure is suspended timber Joinery Softwood timber entrance door, perimeter timber skirting boards and boxing to pipework Miscellaneous Porcelain washbasin, porcelain lavatory and cistern. There is a fibre glass shower tray with sliding doors to the cubicle and a Triton Cara power shower. 1.7 Bedroom Ceilings Plaster ceiling finished with textured lining paper and decorated. The boxing to the pipework is in generally poor condition showing signs of water damage otherwise.

16 1.7.2 Walls Mixed wall structures of masonry and timber stud partitions lined and decorated. There is a cast iron fireplace and masonry chimney breast Floors Timber floor structure with fitted carpets Joinery Softwood panelled entrance door decorated with decorative timber surround with perimeter skirting to the room and a softwood entrance door to the WC Miscellaneous Wall mounted LCD TV, ceiling mounted smoke head, ceiling mounted compact florescent luminaire and wall mounted pressed steel radiator. Lining paper is generally rippled and blistering in places with minor areas of peeling. though generally. There is an external sliding sash window in though ageing Decorations are in poor condition to the sash window. condition with blemishes to lining paper finishes.

17 1.8 En-Suite WC Ceilings Lath and plaster ceiling with Georgian wired skylight and lightwell Walls Mixed wall structures comprising solid masonry and timber stud partitions lined at high level and decorated textured wallpaper with ceramic tiles to the perimeter at low level Floors Timber floor structure with vinyl covering Joinery Softwood timber entrance door, decorated in There is timber joinery and Ceiling decorations are generally soiled. The opening Georgian wired skylight is in but ageing condition and lightly soiled.

18 boxing to the perimeter of the room and around services. Boxing to the services is in generally poor Miscellaneous Ceiling mounted Halogen spotlight and compact florescent luminaire shade socket. There is a porcelain WC, porcelain lavatory and cistern. Fibreglass shower tray with glazed sliding screens and a Triton Cara power shower. Fixed to the wall is a stainless steel electric radiator. 1.9 First floor Hallway landing Ceilings Lath and plaster with a paper lined finished and decorated. Poor condition with evidence of deflection and cracking above the entrance door from the stairs approx.

19 1m long. There appears to be evidence of staining where this crack occurs Walls Mixed wall structures of masonry and timber stud partitions lined and decorated Floors Timber floor structure with fitted carpet Joinery Four timber panel doors with surrounds. Skirting board to the perimeter of the room and at high level a softwood glazed lightwell through to the adjoining bedroom Miscellaneous Wall mounted water fire extinguisher, fire alarm cool point Generally condition though decorations lightly soiled with areas of hollow plaster and minor impact damage.

20 ceiling mounted compact florescent luminaire, smoke head 1.10 Bedroom Four Ceilings Plasterboard ceilings with decorated lining paper Walls Mixed wall structures masonry and timber stud partitions lined and decorated Floors Suspended timber, with fitted carpet Joinery Internal panelled entrance door with surround, decorations generally chipped with areas of the frame damaged and in poor There is a glazed softwood panelled entrance door to the WC with the Generally condition with blemishes to lining paper finishes. but windows poorly decorated.

21 glazing painted over. There is a perimeter timber skirting board. There are two external sliding sash windows and feature softwood decorated timber sills Miscellaneous Pendant light fitting, smoke head, press steel radiator En-suite WC Ceilings Assumed plasterboard with a painted finish Walls Mixed walled structures of masonry and timber stud partitions. Lined and decorated Floors Timber floor structure with fitted vinyl covering. condition Generally though minor areas of flaking paint in places. There are tiled splashbacks to the shower tray and sink area. In a generally

22 Joinery Timber panelled entrance door glazed with the glazing painted over. Softwood timber skirting s in There is a softwood glazed casement window with opening top light fitted with single obscured glazing. but note sill poorly decorated Miscellaneous Porcelain WC and cistern and porcelain sink. Fibreglass shower tray with glazed screen and a shower mixer tap assumed to be fed from the main distribution network. There is a ceiling mounted compact florescent luminaire and wall mounted shade socket. There is a stainless steel radiator assumed to be fed from the main heating

23 system Bedroom 5 could not be accessed 1.13 First floor Staff Flat Corridor Ceilings Lath and plaster ceiling with a decorated lined finish Walls Mixed wall structures of masonry and timber stud partitions lined and decorated Floors Timber floors structure with fitted carpet Joinery Softwood entrance door with surround. Perimeter timber skirting board and two further panelled softwood doors through into the other areas. though minor damage where cables have been run above the service cupboard. Generally thought significant area of hollow plaster. Joinery and decorations generally. There is a services cupboard formed from timber from decorated engineered timber boarding and this appears to be in.

24 Miscellaneous 415 volt Hager distribution board located in the service cupboard. Potential heating timed clocks for the immersion heater and there is a pressed steel radiator located in the main corridor. Smoke head and compact florescent luminaire Staff Accommodation Master Bedroom Ceilings Lath and plaster ceiling with decorated paper lining Walls Mixed wall structures of solid masonry and timber stud partitions lined and decorated. Poor to with evidence of potential damp staining to the external wall, creases to the paper lining and

25 minor cracking at high level. There is also areas of hollow sounding plaster Floors Timber floor structure with fitted carpets Joinery Softwood entrance door with timber surround. Softwood entrance door to the WC and a sliding sash window Miscellaneous Wall mounted incandescent light fittings. Ceiling mounted pendant light fittings and a ceiling mounted smoke head including a pressed steel radiator mounted to the wall forming part of the WC. In though worn Joinery is generally in condition though areas of worn decorations. Again the decorations to the external window are noted to be poor. although ageing paintwork to windows.

26 1.15 Master Bedroom WC suite Ceilings Plasterboard ceiling formed as part of an addition to the master bedroom Walls Timber stud partitions which have been decorated. There is a tiled finish to the areas behind the shower and the sink basin Floors Timber floor structure with sheet vinyl covering Joinery Softwood entrance door decorated with a softwood decorated surround. There is softwood timber skirting and boxing to the services Miscellaneous A porcelain lavatory cistern and bowl. Porcelain sink, fibreglass shower Joinery is generally in a poor condition where boxing to the services has taken place.

27 tray and glazed sliding screen. A shower mixer tap assumed to be fed from the main hot and cold water supply and pressed steel radiator. There is a ceiling mounted compact florescent luminaire and a vent above the shower. It is unclear where this outlet is Secondary Entrance Porch Ceilings Lath and plaster ceiling with decorated paper lining Walls Solid masonry and timber stud partition with a decorated paper lining Floors Timber floor structure with a fitted carpet. Generally In generally

28 Joinery Softwood doors 3 nr and surrounds. There is a shoulder level bookshelf, small cupboard formed from engineered timber Miscellaneous Wall mounted luminaire and ceiling mounted smoke head Staff Accommodation Kitchen Ceilings Lath and plaster ceiling with a decorated textured lining paper Walls A mixed combination of masonry and timber stud partitions lined In generally condition with minor damage where alterations to keeps and similar have not been repaired. Perimeter skirting boards are softwood and decorated and general in Generally condition with minor creases to one edge. Generally condition although with areas of minor

29 and decorated Floors A timber floor structure with fitted vinyl floor covering Joinery Softwood entrance door assumed to be fire rated with the intumescent seals though these require replacement as they have been painted. Further joinery comprises perimeter skirting boards and fitted kitchen unit. There is a large sash window assumed to be softwood and painted with a softwood painted window sill Miscellaneous Cooker, washing machine, fridge, cooker extract hood although this is unclear where this ventilates to. There is a pressed steel radiator, ceiling hollow areas. Minor areas of cracking to paint work particularly to the window sill and window frame.

30 mounted four lamp hyalogen luminaire and a ceiling mounted smoke head Staff Flat Sitting Room Ceilings Lath and plaster ceiling with decorated paper lining Walls Mixed wall structures of masonry and timber stud partitions lined and decorated. Other wall finishes include a masonry fireplace with decorative masonry surround including masonry mantelpiece detail Floors Floor finishes comprises a timber floor structure with fitted carpet and concrete fire hearth. generally though there is evidence of deflection above what is assumed to be a redundant window. This should be investigated. The deflection appears to be to what would be the lintel detail.

31 Joinery Softwood entrance door perimeter timber skirting board and a sliding sash window Miscellaneous Ceiling mounted incandescent light fitting with five lamps. Ceiling mounted smoke head. There is a gas fire which is currently disconnected and has an unsafe sticker attached to it Ground Floor Hallway and Stairs up to first and second Floors Ceilings Lath and plaster ceiling with plain decorated lining paper Walls Mixed wall structures of masonry and timber stud partitions, lined and decorated. Generally Generally with minor hollow areas of plaster and soiling to decorations.

32 Floors Solid concrete floor structure assumed with a timber stair structure. The concrete floor is finished in an assumed laminate flooring with there being a fitted carpet up the stairs to the first and second floors Joinery Softwood glazed entrance door from the restaurant area with Georgian wired glass and a softwood entrance door to the bar area. There are two assumed hardwood entrance doors to the plant cupboard with intumescent seal. The staircase has decorated softwood handrails decorated timber balustrades and new posts. Carpet is in poor condition and the laminate flooring is ageing and uneven in places. There are aluminium stair nosings on the two steps down to the bar escape area. Joinery condition generally although poor in places through impact damage and just age related wear and tear. Carpet is in poor condition and timber board flooring is ageing and uneven in places. There are aluminium stair nosings on the two steps down to the bar escape area.

33 Miscellaneous There is a movement sensor attached to a compact florescent luminaire. There is a pressed steel radiator and two wall mounted fire extinguishers and emergency compact florescent luminaire to aluminate the escape passage Ground Floor Side Bar Entrance Hallway Ceilings Assumed plasterboard ceiling with timber roof access hatch Walls Mixed wall structures of masonry and plaster stud partitions Floors Solid concrete floor with a fitted entrance carpet. Decorated in a Generally Joinery Softwood timber There is a softwood

34 entrance door decorated with timber panelled and glazed windows either side. timber door through into the gents WC and halftimber wall panelling throughout the entrance porch. There is a fully glazed softwood timber entrance door through to the main bar. All decorations generally soiled Miscellaneous Ceiling mounted smoke head. Wall mounted blackboard. Ceiling mounted compact florescent luminaire Gents WC Ceilings There is a plasterboard ceiling Walls Solid masonry with a plastered finish. Generally

35 although decorations are lightly soiled Floors Solid concrete floors with welded vinyl covering Joinery Softwood timber entrance door and surround and an engineered timber toilet cubicle and partition to separate the entrance area from the urinals. Two side hung opening casement windows of a painted finish Miscellaneous Two wall mounted Armitage Shanks porcelain urinals are fixed to a tiled splashback. There is a porcelain WC lavatory pan and cistern with a porcelain sink. There is an automatic hand dryer, vending condition although stained in places.

36 machine, ceiling mounted extract fan, smoke head, movement sensor and two compact florescent luminaires Main Bar Area Ceilings Assumed plasterboard or lath and plaster ceiling with decorative timber detailing in places. Decorated textured lining paper Walls Mixed wall structure of masonry and timber stud partitions lined and decorated. There is a masonry/natural stone fireplace near the corner fronting the road Floors Solid concrete floor assumed with a natural slate floor covering steps generally with notable areas of deflection and bowing. Wall condition with decoration scuffed in places and areas and isolated impact damage. As previous and marks to decoration.

37 down to a lower level and suspended timber floor structures towards the east and bar area. The timber areas feature a fitted carpet in condition and welded vinyl floor covering to the bar area Joinery A variety of joinery makes up this location including softwood bay window with sliding sashes that is decorated. The location perimeter that features half height timber wall panelling with multiple softwood internal and external glazed and unglazed doors perimeter skirting boards and general Appear in condition as does the cladding to the front of the bar. The bar features a varnished hardwood top in good To the east end there is a timber balustrade guarding the step up to the elevator timber section

38 cladding appear in condition as does the cladding to the front of the bar. The bar features a varnished hardwood top in good To the east end there is a timber balustrade guarding the step up to the elevator timber section Miscellaneous Numerous bar fittings appurtenances and fixtures and fittings make up the bar area. A range of light fittings and electrical appliances such as emergency escape lighting. Wall and ceiling mounted lighting and wall mounted TV s have been fitted to provide additional features. Low temp hot

39 water, pressed steel radiators, fire extinguishers and other pub fittings Boiler Room Accessed from Main Bar Area Ceilings Plasterboard ceiling decorated Walls Mixed wall structures of masonry and timber stud partitions Floors Floors are solid concrete fitted with a welded vinyl floor Generally although minor areas of damage where pipe penetrations have been formed. Decorations generally soiled. Generally undecorated though there is generally signs of peeling paintwork, loose and friable plaster including bubbling and blistering in places and areas of loose and hollow plaster. This floor covering is in poor condition and is incomplete.

40 covering Joinery Decorated softwood doors and frames with an area of undecorated skirting board Miscellaneous Wall mounted compact florescent luminaire. Wall mounted green Star40 CDI conventional combination boiler with associated control systems, pumps expansion vessels and flow regulation valves Managers Office Porch Ceilings Pitched plasterboard generally poor. Decorated in generally There are minor areas of cracking at high level evident assumed to be between the board joints. condition but ageing paintwork.

41 Walls Wall finishes are painted solid masonry Generally in poor condition with signs of peeling and damaged paintwork and plaster Floors Joinery Softwood doors and wall mounted shelving units. There is a ceiling mounted compact florescent luminaire and smoke head. Door decorations are in generally worn Miscellaneous 1.25 Managers Office Ceilings Sloping ceiling, assumed plasterboard. There is a timber roof light with Georgian wired glass Walls Solid masonry with decorated lining paper. Roof light and decorations to the ceiling generally are in ageing This is generally in an ageing although Decorations are

42 poor Floors A solid concrete structure with welded vinyl covering Joinery Joinery is in poor condition and this includes possible external escape door and the internal door through into the porch beyond Miscellaneous A built in safe and ceiling mounted compact florescent luminaire and a ceiling mounted smoke head Entrance Porch to Restaurant Area Ceilings Lath and plaster ceiling fitted with textured wallpaper and decorated Walls Mixed wall structures of masonry and timber The door into the porch is in poor condition with life expired and should be replaced. condition although

43 stud partitions are lined and decorated Floors Solid concrete and features an anti slip entrance carpet Joinery External panelled entrance doors with light and vision panels above. The door into the restaurant area is fully glazed and softwood. Further joinery includes half panelling to the wall up to height of 1m Miscellaneous Incoming electricity supply metering and distribution boards including fire alarm panel and additional electrical services Main Restaurant Area Ceilings Lath and plaster ceiling with ageing decorations. Doors appear to be in condition although decorations are ageing. Generally

44 decorated lined finish and cornice detailing Walls Plastered masonry decorated in a variety of finishes. This includes paintwork and paper lining. There is a concrete lintel spanning above the fire area. There are feature fireplaces at both ends of the room constructed from brickwork Floors Solid masonry primarily laid with timber herringbone blocks Joinery A variety of softwood doors, windows and bar condition with general areas of hair cracking visible. The condition is generally. This is generally ageing and lifting and loose in places. In addition there is a natural slate floor covering by the main entrance area and welded vinyl floor covering behind the bar. generally although areas of condition but With isolated area of cracking noted.

45 features and fittings including fitted bookcases and fire mounted pieces and skirting boards including mid rails. decay in places notably next to the main feature fireplace to the skirting board Miscellaneous Ceiling mounted luminaires, wall mounted TV s and PA systems. There are a number of pressed steel radiators, wall mounted below window reveals Ladies WC Porch Ceilings Plasterboard ceiling decorated Walls Mixed wall structures of masonry and timber stud partitions lined and decorated Floors Solid floors support a vinyl floor covering Joinery Softwood entrance porch condition The glazed entrance door to condition but With isolated area of pilling paintwork to left side.

46 door and solid softwood entrance door to the WC. the bar appears in reasonable condition as does the door to the WC. There is half height timber panelling all appear. A softwood single glazed casement window with an opening top light with decoration generally Miscellaneous Wall mounted pressed steel radiator, Wall mounted vending machine and ceiling mounted luminaire Ladies WC Ceilings Plasterboard ceiling decorated. condition but But hairline cracking in places.

47 Walls A mixture of masonry and timber stud partitions lined and decorated Floors A solid floor structure with a sheet vinyl floor covering Joinery Softwood timber entrance door and two softwood timber doors into WC cubicles. There is half panelled timber to the perimeter of the space including architraves around the door frames. There are three single glazed window units with top opening casements. All joinery appear in There is minor splitting and cracking to paintwork in places Miscellaneous

48 1.30 Commercial Kitchen Ceilings Plasterboard ceiling with a painted finish Walls Mixed structures of masonry and timber stud partitions, lined and decorated finishes including areas of ceramic tiling Floors Welded sheet vinyl Joinery Softwood timber entrance door with a Georgian wired glass vision panel. Additional condition Generally condition although the paintwork in an ageing condition and there is evidence of impact damage to the wall tiling. This is also showing signs of ageing to the grout. Cupboards are formed from tongue and grove boards and are in reasonable condition but With isolated marks to vinyl flooring.

49 joinery includes timber faced storage cupboards next to the main entrance doors. though ageing Miscellaneous Numerous items of kitchen equipment including work surfaces, cookers, stainless steel extract hoods, fridges and washing facilities. There is 415 volt distribution board, compact florescent luminaires and numerous fan controls. The three timber steps down into this location from the restaurant area are springy underfoot and should be investigated.

50 1.31 Washing up Area and Storage Room Ceilings Both plasterboard and timber finishes with a painted finish Walls Masonry wall structures with a painted finish generally although there are areas that are tiled Floors A welded vinyl covering laid on top of what is assumed to be a solid concrete floor. These are generally in poor condition with area of bubbling and potential water ingress above the fridge near the entrance. The paint is generally ageing and the wall tiles grout is in a grubby At low levels there are minor areas of damp and isolated areas of hair cracking. The covering is although ageing and missing a large section by the step down into the second part of the condition but however area of bubbling above washing machine noted. and covering is condition but but soiled with scuffs although ageing and missing a large

51 storage area. section by the step down second part of the storage area Joinery Generally comprises ceiling support beams and external timber entrance door Miscellaneous Washing facilities, chest freezers and a number of storage racks. There is a ceiling mounted double florescent luminaire, compact florescent emergency light and smoke head or heat detector. One door behind the fridge could not be opened Bar Area Disabled WC Ceilings Plasterboard decorated The external entrance door is in poor condition with signs of deflection, bowing and wet rot. condition with minor staining above the entrance door.

52 Walls Solid masonry and timber stud partition with a plastered finish. condition with minor hair cracking adjacent to the window Floors Welded vinyl condition Joinery Softwood entrance door decorated with two softwood external windows. Softwood side opening casement windows with a painted finish Miscellaneous Porcelain wash basin and WC and cistern including disability assistance rails, baby changing facilities and hand dryer 1.33 External Elevations Main Front Elevation condition Chimney Stack Three visible chimney breast. One brick built, two Brick built appears in condition although there is vegetation

53 stone built. growth up the building this obscures the extent of any potential defects. The two stone chimney breasts are showing loose and fragmented pointing. of these is poor Roof Coverings Roof coverings cannot be viewed from this elevation as they are obscured by the stone built parapet Rain water goods On this elevation are limited with a single cast iron downpipe with plastic copper collecting water from the lead bay window. Waterproofing layer which cannot be viewed from ground level. condition

54 Main Walls Stone and random rubble construction with two distinct phases of construction Joinery A sash bay window and two other softwood sash window with the third having been bricked up and painted to look like a window Miscellaneous Painted areas of masonry to the front of the building are generally poor condition and there are multiple additional fixtures and fittings The main walls are in a condition commensurate of the age of the building. However this is generally regarded as poor with evidence of spalling to the face with weathered pointing and vegetation growth to the high level parapet at roof level. Generally condition although paintwork is poor. Generally condition although paintwork is poor.and deterioration noted to windows at low level.

55 including the pub sign, alarm and external swinging sign and fixed wall lights Side Elevation Chimney Stack Right hand Chimney stack closest to the road described within the previous section. To the far left of the building there is a brick built chimney in condition although showing signs of weathered pointing and spalling to the brickwork Roof Coverings Multiple pitched roof coverings present with main roof covering featuring interlocking clay pan tiles. There are additional gable ends and valleys. The roof covering is in condition although it is ageing. Additional pitched roofs appear to be suffering from numerous broken and damaged slate tiles with the Georgian wired rooflight appearing to be in very poor

56 There is evidence of cracked, broken and slipped tiles Rain water goods Appears to be cast iron discharging it into a central hopper should be adjusted (checked) and rainwater good redecorated. Ground level comprise of PVC gutters and downpipes with the gutters fixed to a decorated softwood timber fascia is in Timber cladding above the main entrance door appears in poor condition with evidence of wet rot Main Walls Solid stone and random rubble construction with brick window reveals and arch window lintels. These are generally in poor condition with evidence of fragmented pointing, vegetation growth and weathering to the face of the

57 stone including areas of section of glass Joinery Additional lean to structure with a Polycarbonate roof. Main entrance doors and sliding sash windows. First floor joinery requires redecorating as the paintwork is in poor Evidence of previous decay and repair is evident to the lower windows in ground floor level Miscellaneous 1.35 Rear Elevation Chimney Stack To be describe elsewhere Roof Coverings The roof is a traditional pitched roof with a minor hipped section forming parts of the adjoining roof slope. It is finished with interlocking Therefore condition is poor. condition but deterioration to ridge tile bedding noted which appears to be in poor

58 clay pan tiles although there are displaced tiles, damaged tiles and a failed section to the east side where the covering has come away completely Rain water goods Cast iron rainwater goods. Appear in condition Main Walls Random rubble construction and solid masonry with brick arch detailing and general detailing around the reveals. There is a downpipe discharging around the base of the wall potentially allowing for passage of moisture with the remainder of the wall in generally poor condition with significant loss of face of the stone, loss of pointing and typical age related

59 defects Joinery Timber sash windows, timber casement windows and glazed timber door fully decorated. but ageing paintwork Miscellaneous There is large duct protruding from the window backing on to the kitchen area as well as numerous surface mounted services such as lights and a satellite dish.

60 1.36 Beer Garden (SE) Elevation Chimney Stack Brick built chimney stack showing signs of fragmented mortar and minor spalled brickwork. to poor Roof Coverings Can generally not be inspected on the main building due to the presence of parapet wall obscuring field of vision. The edge of roof covering to the north west corner of the pub is in poor The barge boards and entire end row of tiles have fallen away leaving this area of the wall and roof structure exposed to the elements. This needs to be remedied as a matter of priority Rain water goods Main Walls Random rubble construction with high level stone parapet and concourse. The masonry elevation is in fair condition although there is evident of pointing loss and

61 erosion and weathering to the stone face. generally. There are clear signs of weathering to depth of concourse at the perimeter of building Joinery There is a timber external fire escape door in general poor condition showing early signs of wet rot with paintwork in poor There are five sliding sash windows assumed to be softwood timber Miscellaneous Timber bargeboards where visible appear to be suffering from corrosion. There is a PVCU downpipe with no foot causing it to discharge down the outside Generally poor condition showing signs of wet rot, cracking to the putty and the paintwork is in very poor

62 wall of the pub Grounds Generally To the rear of the pub there is an enclosed rear garden laid mostly to lawn but with a timber deck raised seating area and children s play area The area to the front of the pub is mainly laid to tarmac with street furniture such as Boundaries are marked by a random rubble stone wall in generally condition although poor in place with evidence of significant loss of pointing. There are a number of ageing timber fences in generally poor There is a low level timber fence surrounding the perimeter on the children s play area which appears in There is an additional parking area which is a mix of tarmac and aggregate and is generally uneven

63 concrete bollards Past an additional fence towards the skittle alley is a large paved area forming part of the terrace A number of ancillary buildings of a variety of materials make up the perimeter and grounds of the pub. under foot. An additional boundary wall encompasses around half this area and is in generally to poor condition owing to vegetation growth, pointing and loss of the masonry capping layer. Paving is generally There are protruding vegetation growth. The condition of these varies between reasonable and very poor. These have not been inspected as part of this survey.

64 E. Declaration of document publication. E1. Original Document Issue I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection. Signature James Edmonds BSc (Hons) For and on behalf of Romans Professional Services Ltd. Company Address Romans Professional Services Limited. Suite F, Anchor House School Lane Town Chandlers Ford County Hampshire Postcode SO53 4DY Phone number Website Fax number surveyors@romans.co.uk Property address Sherston Hotel, Priory Road, Wells, BA5 1SU

65 E. Declaration of document publication. Client s name Punch Partnerships Date this report Was produced 08 February 2018 E2. Amended document Publication declaration. Document Revision Declaration I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection. Publication Date Signatories company And position. Signed: A Alban Denieul 8 th February 2018 Romans Surveyors.