SCHEDULE OF CONDITION. xxxxxxxxxxxx, xxxxxxxxxxxx, xxxxxxxxxxx, Leeds, LS15 xxx

Transcription

1 JOB REFERENCE: xxxxxxx SCHEDULE OF CONDITION xxxxxxxxxxxx, xxxxxxxxxxxx, xxxxxxxxxxx, Leeds, LS15 xxx Date xxxxxxxxxxxx FOR Mrs xxxxxxxx Prepared by INDEPENDENT CHARTERED SURVEYORS Marketing by:

2 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx CONTENTS SCHEDULE OF CONDITION External Page 7 Roof Front Elevation Left Elevation Rear Elevation Right Elevation Outside Areas Internal Page 23 Basement Cold Cellar Spirit Store Second cold cellar Ground Floor front of house Entrance Lobby Inner lobby Main bar (front) Lobby leading to pool bar (rear) Bar/pool room/games area (rear left) Restaurant (rear right) Lobby to female toilets Ladies Toilets Lobby to male toilets Gentlemen s Toilets Ground Floor -Back of house Central bar servery Kitchen Lobby area Wash up area First Floor Private Living Accommodation W.C (front left) Bathroom (front left) Bedroom (front middle) Office/bedroom (front middle) Store room/walk in cupboard 2

3 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Lounge (front right) Bedroom (rear left) Kitchen (rear right) Landing with two accesses to the roof Access to roof decking area (partly flooded at the time of the survey) Outbuildings Page 65 Other Matters Page 77 Limitations Page 81 Signature Document Page 82 3

4 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Introduction and Instruction We have been instructed to inspect and prepare a Schedule of Condition for xxx, xxxxxxxxxx, xxxxxxxxx, Leeds, LS15 xxx. We inspected the property on xxxxxxxxxxxx. Information Summary Address: Prospective Tenant: Covenants: xxxxxxxxxxxx, xxxxxxxxxx, xxxxxxxxxxx, Leeds, LS15 xxx xxxxxxxxxxxx. We have not seen a copy of the lease and we have therefore assumed the property has a Full Repairing and Insuring lease (FRI), or will have under the proposed lease. We have assumed it is a standard lease with no unusual or onerous clauses. Your Legal Adviser should confirm this and advise us of any unusual or onerous clauses prior to signing of the lease or legal commitment to the lease. Yield Up Covenant: As a general comment under the terms of most leases there is a Yield Up Covenant requiring repair, redecoration, reinstatement and statutory regulations on termination of the Lease. From our inspection we can advise that work has not taken place and as such the building you are considering leasing is below the standard set out within most typical FRI leases. Photographs: Orientation: Weather: We typically take approximately 650 during the course of a Schedule of Condition. We reserve the right to produce these photographs to establish the condition of the property over and above the ones included in the report. All directions are taken as if viewing the property from the front. At the time of the survey the weather was mild Autumn day. 4

5 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx REPORT FORMAT To help you understand our report we utilise various terms such as:- Key to terms used: Description This identifies the location of the item and the material/s it is made from. Condition This identifies the condition and anticipated future life. Action Required We have used an Action Required column throughout the report which identifies and clarifies repairs required and will sometimes give a performance specification i.e. requiring an area of roof to be water tight leaving the how part to the landlord/landlord s surveyor/landlord s builder. This section assumes that materials and workmanship will meet British Standards and Codes of Practice or their equivalent. defined Where the term dated is used, we are advising that we do not believe the cyclical three/five year redecoration as per typical clauses within a Full Repairing and Insuring (FRI) lease has been carried out. We recommend legal advice and input whenever a Schedule of Condition is appended to the lease We recommend that a solicitor is employed to ensure the Schedule of Condition that we have prepared is legally attached to the lease and legally binding with the landlord. 5

6 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Location Plans 6

7 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx EXTERNAL All directions given as you face the property. The property has been viewed from ground level. Contents: Roofs Front Elevation Left Elevation Rear Elevation Right Elevation Outside Areas 7

8 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Roof External Pitched Main Roof Main roof Main roof rear left Chimney front left Pitched Roof Hipped, clad with concrete tiles Tile missing Moss/lichen visible Replace any missing tiles Leave watertight Remove moss/lichen using as soft brush 8

9 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Front low level roof Front roof Front roof Moss on front roof Single pitched Tiled with a cement flashing Moss and lichen visible Remove moss/lichen using a soft brush. If left this will block the gutters. 9

10 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Flat Roofs Rear Flat Roof Flat roof Flat roof covered in vegetation Parapet wall Flat, felt roof- no defined fall Garden likecovered in vegetation Re-roof with a high performance felt with insulation cut to falls Ponding on the roof Parapet Walls Felt flashings Coping stones Coping stones are out of alignment Replace felt flashings with lead flashings Re-bed coping stones 10

11 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Flat roof - smoking area Smoking area Smoking area Flat roof Flat timber roof without felt Delaminating Replace 11

12 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Front External Elevation Grass growing in Front gutters elevation Bay window Chimneys: Rendered chimney with several salt glazed chimney pots and a lead flashing Roofs: Gutters and Downpipes: High level and low level Timber encased gutter - we cannot view what it is formed in but it would typically be lead Darkening indicating dampness from the flaunching/ defects in the render Full of grass Gutters are leaking Resolve dampness See roof section Remove grass Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. Walls: High level Rough cast painted render The external of the property should be completely redecorated as part 12

13 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx of the yield-up of the lease process Low level Smooth painted render No bell mouth detail Signs of dampness visible to the base Add a bell mouth Air bricks Air bricks Acting as gutters Clear and protect gutters External Detailing: Windows: First floor Long casement timber windows Areas of bare timber visible to all windows Windows have not been decorated as part of the yield-up process Ground floor Two timber large bays with mock leaded lights and painted tiles sills Deteriorating timber painted over Front right bay window Doors: Central timber doors Marked and dated Two pilasters either side of the door Two stone steps Signage: Two House of Tetley signs Marked and dated 13

14 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Services: Lighting See the services section of the report 14

15 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Left External Elevation Left view Left elevation Left chimney Chimneys: One rendered chimney with one salt glazed chimney Lead flashing Roofs: Gutters and Downpipes: Timber encased gutter - we cannot view what it is formed in but it would typically be lead Plastic/cast iron downpipes Soil and vent pipe Cast iron front left corner Darkening indicating dampness from the flaunchings/defects in the render We viewed the gutters from ground level. Soil and vent pipe is too short Resolve dampness See roof section Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. Extend to approximately 1m above eaves level Walls: Painted render The external of the property should be completely redecorated as part of the yield-up of the lease process 15

16 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx External Detailing: Windows: Two metal windows with ventsfirst floor One timber window ground floor Doors: One central timber ground floor Services One vent ground floor Security lighting Windows have not been decorated as part of the yield-up process Grease coming out of it Deep clean See the services section of the report 16

17 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Rear External Elevation Rear of property Chimneys: One rendered Darkening indicating dampness from the flaunchings/defects in the render Aerials and dish attached to chimney Resolve dampness We would recommend removing the aerials and the dish from the chimney Roofs: See roof section Gutters and Downpipes: Timber encased gutter - we cannot view what it is formed in but it would typically be lead Cast iron/plastic downpipes Walls: Rendered Viewed from the flat roof Internal beading used as an external bead and is rusting Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. The external of the property should be completely redecorated as part of the yield-up of the lease process 17

18 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Moss visible on chimney breast External Detailing: Windows: Timber windows Tall casement windows Windows have not been decorated as part of the yield-up process Dog damage Doors: Timber and glazed Not safety glass- no British Standard kite mark Services: Lighting Render above the door is unfinished Re-glaze with safety glass Repair render above door See the services section of the report 18

19 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Right External Elevation Close up of render Right elevation Right chimney Chimneys: One rendered chimney with three salt glazed chimney pots Lead flashing Roofs: Gutters and Downpipes: Timber encased gutter - we cannot view what it is formed in but it would typically be lead Cast iron /plastic downpipes Walls: Painted render Dark areas indicating dampness from the flaunchings or defects in the render We viewed the gutters from ground level. Rusting cast iron downpipes The external of the property should be completely redecorated as part of the yield-up of the lease process Hairline cracking Resolve dampness See Roof section Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. 19

20 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx External Detailing: Windows: First floor Two timber, One blank Painted stone sills Ground floor Three windows one timber with mock leaded lights, Two blank Painted stone sills Services: Security Lighting Windows have not been decorated as part of the yield-up process See the services section of the report 20

21 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Outside Areas Car park and recycle centre Decking area Car park, decking and bollard Car Park On a slope White lined Three yellow bollards Bottle bank / Recycling centre Some fading to white lines Open to the public to use not only customers Car park boundary walls Left Stone wall Crack visible Maintenance and repair required Rear Modern stone wall Part timbered fence above sections Right Stone wall with round bevelled capping stone Fence needs re-staining 21

22 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Beer garden Decking Built against the property Move away from the property as this can cause capillary action and dampness Smoking area See roof section 22

23 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx INTERNAL All directions given as you face the property. The property has been viewed from ground level. Basement Cold cellar Spirit Store Second cold cellar Ground Floor Trading Area Front of house Entrance Lobby Inner lobby Main bar (front) Lobby leading to pool bar (rear) Bar/pool room/games area (rear left) Restaurant (rear right) Lobby to female toilets Ladies Toilets Lobby to male toilets Gentlemen s Toilets Ground Floor Back of house Central bar servery Kitchen Lobby area Wash up area First Floor Private Living Accommodation W.C (front left) Bathroom (front left) Bedroom (front middle) Office/bedroom (front middle) Store room/walk in cupboard Lounge (front right) Bedroom (rear left) Kitchen (rear right) Landing with two accesses to the roof Access to roof decking area (partly flooded at the time of the survey) Outbuilding Garage 23

24 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx BASEMENT Contents: Cold cellar Spirit Store Second cold cellar 24

25 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Cold Cellar Store area to the rear Cold cellar Sump pump Ceilings: Vaulted Dampness is coming in Resolve dampness and make watertight Walls: Painted blockwork Cupboard Floors: Concrete Sump pump Services: Electric fuse board- part Gas meter under floor Lighting Damp Deteriorating Resolve dampness and make watertight to meet Environmental Health standards. Remove stored items Repair the floor and apply floor paint Institute of Electrical Engineers (IEE) test and report to be provided by the existing leaseholder/landlord. Please see the services section at the end of the report 25

26 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Spirit store (linking front and rear cellar) Cabling Spirit store Painted brickwork Ceilings: Exposed timbers Timbers and underside of ground floor are painted Walls: Painted brickwork Floors: Dampness visible Flaking paint Resolve dampness and make watertight Concrete Marked Services: Cabling Lighting Exposed cabling Enclose in conduit Please see the services section at the end of the report 26

27 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Second cold cellar Doors to drop Cellar drop CO2 canisters need securing with chains Ceilings: Painted Exposed with painted timbers Hole visible ceiling in Needs insulating, made flush Walls: Painted brickwork Damp Resolve dampness and make watertight Floors: Concrete Stairs Deteriorating Treads worn Repair Doors: Painted flush door, marked 27

28 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx GROUND FLOOR FRONT OF HOUSE Contents: Entrance lobby Inner lobby Main bar front Small lobby area (rear) Bar/pool room/games area rear left Restaurant rear right Toilets 28

29 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Lobby entrance Vinyl flooring Front entrance Panel door and painted embossed wallpaper Ceiling: Wood chip Walls: Painted embossed wall paper Picture rail Dado rail Floors:, marked Marked Marked Vinyl flooring Marked Deep clean Detailing: Windows: Small window above double doors Doors: Painted double doors Inner glazed door Ironmongery Skirting, marked No safety kite marks Heavily marked Re-glaze with safety glass 29

30 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Lobby inner Picture rail Marked carpet Embossed wallpaper Ceiling: Woodchip paper Walls: Embossed wallpaper Picture rail Dado rail Wood panelling Floors:, marked Marked Marked Marked Carpet Ingrained dirt Clean/replace Detailing: Glazed door Glazed door with vision panel No safety kite marks, marked Re-glaze with safety glass 30

31 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Front Main Bar Left hand side of bar Fireplace Right hand side of bar Ceilings: Woodchip paper Walls: Embossed paper Picture rail Dado rail Bench seating to perimeter of the property such as bay windows and walls- this restricts access to check for dampness. Not redecorated as per our standard yield up clause and marked Marked Marked Marked Left hand side Chimney- stone clad Deep clean Floors: Carpet Ingrained dirt Deep clean/replace Detailing: Windows: Bay timber windows with leaded lights 31

32 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Doors: Timber and glazed No British Standard kite mark Re-glaze with safety glass Services: Fire alarm system Lighting Please see the services section at the end of the report 32

33 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Small lobby rear (leading to pool bar area) Lobby - rear Ceilings: Exposed joist ceilings Walls: Embossed wallpaper Wood panelling Picture rail Dado rail Marked Marked Marked Floors: Carpeted Marked or ingrained Deep clean Detailing: Doors: Glazed without British Standard kite mark Re-glaze with safety glass 33

34 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Bar/Pool Room/Games area- rear left Seating in pool bar area Pool room Ceiling with false beams Ceilings: Painted Exposed joists /false beams Walls: Painted Painted/stained timber Timber units near seating Bench seating hides the walls,marked Pattern staining from old fixings Marked Marked and scratched with names, etc. Stone cladding column Floors: Deep clean Carpet Tiles Ingrained dirt Marked Deep clean Deep clean 34

35 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Detailing: Windows: Timber windows Doors: Glazed door without British Standard kite mark Replace glazing with safety glass. Timber door with vision panel Ironmongery Services: Lighting Please see the services section at the end of the report 35

36 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Restaurant- rear right Dining area Restaurant Restaurant ceiling Ceilings: Painted Exposed beams False beams Walls: Painted Picture rail Wood panelling to external wall Wood panels hiding damp Resolve dampness Floors: Carpet Marked Deep clean Detailing: Windows: Timber Doors: Fire exit Glazed door without British Standard kite mark, marked Re-glaze with safety glass 36

37 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Bar Average Clean Services: Extraction fan Lighting Marked Clean and service Please see the services section at the end of the report 37

38 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Toilet Facilities Ladies Toilets with lobby area Ceiling: Embossed wallpaper Average Walls: Embossed wallpaper Dado rail Tiling in the W.C. s Tiling above the sink Floors: Altro style flooring Carpet Sanitary Ware: Two W.C. s Two wash hand basins Old fixing points visible Burns in the Altro style flooring Ingrained dirt Deep clean Deep clean Replace Altro style flooring Deep clean. Deep clean Deep clean 38

39 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Detailing: Windows: Roof window Minor staining Make watertight and clean Doors: Flush doors to both toilets One toilet out of order Panel vision door with GWPP glass Services: Lighting Replace Please see the services section of the report 39

40 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Gents Toilets and lobby area Wash hand basin Mens toilet Tiled floor in W.C. Ceiling: Painted Walls: Painted Tiling around urinals Floors: Dampness visible Marked Resolve dampness Deep clean Tiling Marked Deep clean. Sanitary Ware: One W.C. One Wash hand basin Slab Urinals with four divisions Deep clean Deep clean Deep clean Detailing: Windows: Small timber windows Not decorated as per the standard yield up clause 40

41 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Doors: Two flush doors within toilets Entry Vision panel door Services: Extract fan Lighting, marked Clean and service Please see the services section at the end of the report 41

42 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx BACK OF HOUSE GROUND FLOOR Contents: Central bar servery Kitchen (left front) Lobby area Wash up area (left rear) 42

43 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Central Bar Servery Area Ceilings: Painted Exposed joist ceilings Walls: Stone cladding columns Timber Floors: Marked Deep clean. Altro Marked Deep clean Detailing: Bar Scratched and marked Services: Old style ceiling lights Please see the services section at the end of the report. 43

44 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Catering Kitchen (left front) Kitchen - left Kitchen- right Cookers Ceiling: Painted Stained Deep clean Walls: Formica Stainless steel panels Floors: Old fixing points need repair Marked and dated Deep clean Deep clean Altro style flooring Marked Deep clean, Repair/replace Detailing: Windows: Frosted window with leaded lights- part of bay Cracked and broken 44

45 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Doors: Flush door with vision panel GWPP Glass - Damage to base of door Equipment: Commercial quality Stainless steel equipment Kitchen units: Services: Extract fan Lighting The equipment has not been inspected. We have assumed that the equipment meets the appropriate Local Authority approval and standards. Service and clean Please see the services section at the end of the report 45

46 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Lobby Area (leading to Private Living Accommodation and the Bar) Altro style flooring Lobby area Ceiling: Wood chip paper Walls: Painted Cobwebs Dampness at base, impact damage Clean Resolve dampness Opened up areas Floors: Altro style flooring Poor condition Replace Detailing: Doors Flush door to bar vision panel with GWPP glass Very heavily marked 46

47 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Flush door to private living accommodation Flush door leading outside Services: Electric fuse board Heavily marked Heavily marked Please see the services section at the end of the report Pipework Clean 47

48 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx WASH UP AREA Stainless steel sink unit Wash up area Exposed painted ceiling Ceiling: Exposed with joists visible, painted Walls: Painted with picture rail Floors: Heavily marked, particularly to the rear Altro style flooring Marked Repair and deep clean Detailing: Windows: Timber Equipment: Commercial standard stainless steel equipment Kitchen units Services: Lighting No insect screen Add insect screen The equipment has not been inspected. We have assumed that the equipment meets the appropriate Local Authority approval and standards. Please see the services section at the end of the report 48

49 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx FIRST FLOOR PRIVATE LIVING ACCOMMODATION Contents Stairs and landing with two accesses to the roof W.C (front left) Bathroom (front left) Bedroom (front middle) Office/bedroom (front middle) Store room/walk in cupboard Lounge (front right) Bedroom (rear left) Kitchen (rear right) Access to roof decking area (partly flooded at the time of the survey) 49

50 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Stairs and landing to Private Living Accommodation Laminate floor on landing No carpet Stairs to Private Living Accommodation Ceilings: Embossed paper Light have been added Displaced Walls: Embossed wallpaper Floors: Laminate Staircase No carpet Clean Add carpet Detailing: Windows: Tall timber casement Stairs, balustrade, handrail Services: Electric fuse board, circa 1980 s/1990 s Marked Unfinished timber repairs Please see services section at the end of the report 50

51 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx W.C.- front left (all directions given as you face the front of the property) W.C. Ceilings: Painted ceiling Walls: Painted Tiles- approximately one metre height Floors: Marked where ceiling light has been moved Deep clean Vinyl Average Clean Detailing: Windows: Timber, frosted glass with painted panel above it Doors: Painted panel door Please see the services section at the end of the report Services: Lighting 51

52 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Bathroom front left Lead pipes Bathroom Factory lagged Hot water cylinder Ceiling: Painted Walls: Painted Hairline cracking Damp/cond ensation to external walls Resolve dampness Tiles around the shower Floors: Deep clean Vinyl floor Average Deep clean Detailing: Windows: Timber Ironmongery, marked Replace 52

53 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Doors: Painted panel door Damaged Airing cupboard door Sanitary ware: Bath and wash hand basin Services: Factory lagged hot water cylinder in airing cupboard Airing cupboard Deep clean/replace airing cupboard Water heater for shower Lighting Please see the services section at the end of the report 53

54 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Bedroom front middle Holes in ceiling indicating a leak Bedroom Door Ceilings: Painted ceiling Walls: Holes in ceiling indicating a roof leak Embossed wallpaper, marked Floors: Carpets Marked Deep clean/replace Detailing: Windows: Tall timber casement window Doors: Panel fire door No closer Add closer Services: Lighting Please see the services section at the end of the report 54

55 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Office/bedroom (front middle) Tall casement window Office Painted walls Ceilings: Painted Hairline cracking Walls: Painted wallpaper Floors: Old fixing point Vinyl Worn Replace Detailing: Windows: Tall timber casement Doors: Painted panel door Ironmongery Services: No radiator Lighting Marked Missing Replace Please see the services section at the end of the report Closed circuit TV camera 55

56 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Store room / walk in cupboard Ceiling Walk in cupboard Safe Ceilings: Painted Walls: Painted Floors: Fixing point holes Carpet Worn Replace Detailing: Doors: Painted panel door Marked Services: Lighting Please see the services section at the end of the report 56

57 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Lounge front right Tall casement window Lounge Lounge Ceilings: Embossed paper Marks, lights moved Leaking roof Wiring visible Walls: Painted walls Picture rail Floors: Carpet Dropped away from skirting - common where there is woodworm Detailing: Windows: Replace Two tall casement windows Doors: Fire door -painted flush Marked Services: Ceiling lights Please see the services section at the end of the report 57

58 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Bedroom rear left Chimney removed Bedroom - rear Woodworm Ceilings: Painted Marked Walls: Wallpapered Painted Chimney breast removed Floors: Large floorboards Marked Old fixing points No support visible Active woodworm Resolve woodworm Frass found Repair timbers as necessary Detailing: Windows: Tall timber casement windows 58

59 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Doors: Painted panel door Services: Lighting Please see the services section at the end of the report 59

60 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Domestic Kitchen- rear right Security/safety bars Kitchen Dog damage Ceiling: Painted Walls: Papered Tiling around kitchen units Floors:, marked, dog damage Clean Vinyl Dog affected areas Deep clean/replace Detailing: Windows: Tall casement windows Security bars Doors: Timber Appliances: Domestic appliances The equipment has not been inspected 60

61 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Kitchen units: High level Base level Services: Lighting Clean Please see the services section at the end of the report 61

62 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Access to roof decking area Roof area Water sitting on the roof Partly board about 20% 62

63 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Internal Roof We are advising that the roof needs to be excluded from the lease. Staining indicates dampness is getting in General view King post Roof Access: No Light, ladder, or fixed floorboards etc. Roof Structure: Cut timber King Post This has been repaired and we saw signs of dampness affecting the structural stability of it. Additional propping We would recommend that these are added to make the loft space easier and safer to use. We are advising that the roof needs to be excluded from the lease. Roof Timbers: Signs of woodworm Resolve woodworm Dampness around the chimney Resolve dampness 63

64 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Start of dry rot Protective Underlayer: Hessian based Ventilation: None Ventilation required Insulation: Some 64

65 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Garage Outbuilding We were unable to gain access to the middle two sections of the outbuilding. We were advised the key was lost 65

66 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx PREFABRICATED GARAGE (Manufactured by Grimston) External Front of garage Asbestos roof Deteriorating timber Roofs: Corrugated Asbestos Gutters and Downpipes: None noted Walls: Front timber clad Sides - prefabricated pebbledash panels Heavy moss covering Holding water/damp Damaged particularly to the front of the garage Cracked areas A current Asbestos report required. Please see the appendices. Repair Door: Metal up and over Impact damage Repair/replace 66

67 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx GARAGE Internal Crack in panel Garage internal Dampness visible in ceiling Ceilings: Exposed Asbestos with joists Walls: Prefabricated panels Concrete visible internally Water penetration Cracking visible A current Asbestos report required. Please see the appendices. Repair Floors: Concrete 67

68 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx OUTBUILDING Front External Elevation (left side of pub) Wall left hand side Front low level Front high level Roof: Shallow pitched slate roof Tingles visible Repair roof Gutters and Downpipes: Plastic Walls: Downpipe shares the drain with the wastepipe Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. Painted render Hairline cracks 68

69 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx External Detailing: Windows: York timber window Doors: Timber slated Patch repaired with timber 69

70 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Left External Elevation Ivy covered wall Chimneys front chimney covered in Ivy Large chimney Chimneys: Rear left - large brick chimney Darkening indicating dampness from the flaunchings Resolve dampness Re-point as necessary Front left - smaller brick chimney with a large chimney pot Roofs: Pitched slate - Limited view Please note: no access internallykey lost Walls: Covered in ivy Areas of moss Remove ivy and repair as necessary Remove moss Rendered Covered in Ivy Cut back Ivy and repair wall 70

71 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Rear External Elevation (Garage is partly hiding structure) Rendered rear wall of two storey section Rear of single storey outbuilding covered in Ivy Rear view Chimneys: See left elevation Roofs: Single pitch slate See right elevation Walls: Two storey section Painted render Single storey section Hidden in part by garage Covered in ivy Remove ivy 71

72 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Right External Elevation (No access to two storey section of this building) Two storey part of outbuilding Right view??? Single storey outbuilding Chimneys: See left elevation Roofs: Two storey section: Pitched slate roof Single storey section: Single pitched slate roof Gutters and Downpipes: Sit on gutters, possibly timber Plastic and cast iron downpipes Soil and vent pipe: Missing tiles and tingles Moss and ivy growing on single pitched roof Sit on gutters Remove moss and ivy Make watertight Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. Cast iron Repair, prepare and redecorate. 72

73 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Walls: Painted render Hairline cracking Repair, prepare and redecorate. External Detailing: Windows: Two blocked up with painted timber Two windows over garage doors Repair, prepare and redecorate. Repair, prepare and redecorate. Doors: Two timber garage doors One timber door One blocked up door Flaking paint Previously painted green, green paint visible Bare timber visible Repair, prepare and redecorate. Repair, prepare and redecorate. 73

74 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx OUTBUILDING Internal Food Store/storage areas Painted brick walls Food store area Second storage area through opening in wall Ceilings: Front section Exposed ceiling Sarking felt Rear section Exposed ceiling Sarking felt Walls: Front section Painted brick wall Rendered wall left Painted garage doors Opening formed with concrete lintel Dampness Areas where dampness is getting in Areas of deterioration Concrete lintel Cracking above it Resolve dampness and make roof watertight 74

75 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Rear section Part stone, part brick wall rear Rendered wall- left Brick at high level - left Painted garage doors Floors: Dampness visible Dampness visible Spalling Resolve dampness Resolve dampness Repair Concrete Heavily discoloured/ marked Clean 75

76 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx OUTBUILDING Boiler Room Area Window unpainted Worcester Bosch Boiler Exit Ceilings: Lath and plaster Hole in ceiling indicating dampness is coming in Resolve dampness Timber beam Walls: Left wall Brick wall previously coated with lime wash Rear wall Rendered Right Wall Brick, lime washed Part rendered. Door Damp staining Deteriorating Hairline cracking Missing areas of render Missing areas of render Front Wall Brick with lime wash Door Window Heavily marked with a patch repair Unpainted 76

77 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx OTHER MATTERS SERVICES This Schedule of Condition does not include any specialist reports on the electricity supply and circuits, heating or drainage, as they were not requested. The comments that follow are based upon a visual inspection carried out as part of the overall Survey. Services and specialist installations have been visually inspected. It is impossible to examine every detail of these installations without partially dismantling the structure. Tests have not been applied. Conclusive tests can only be undertaken by suitably qualified contractors. The vendor/seller should be requested to provide copies of any service records, test certificates and, ideally, the names and addresses of the installing contractors. Electrics The electrics were located in the cellar, lobby and various other places. Lighting ACTION REQUIRED: An Institute of Electrical Engineers (IEE) test and report should be carried out by an NICEIC registered and approved electrical contractor or equivalent and should be provided by the existing landlord/leaseholder. The current lighting to the back of house is dated and would benefit from upgrading. You need to check and confirm what lighting would be appropriate for how you intend to use the building. Emergency Lighting A test and report should be provided by the leaseholder/landlord. Space heating The property has a floor mounted boiler in the outbuilding. A test and report should be provided by the landlord/leaseholder and also a service history. 77

78 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Stopcock location The stopcocks have not been located or tested. Fire Alarm There are fire alarm bells present in some of the rooms. ACTION REQUIRED: You need to check that this works to your required standards. A test and report should be provided and a service history. Security Alarm Security alarm confirmation should be obtained from the existing leaseholder/landlord with regards to existing security. ACTION REQUIRED: You need to check with your legal advisor as to the ownership of the alarm system. The important thing with a security alarm is to make sure whether it is a landlord fixture and fitting an past tenant s fixture and fitting and whether it is working and if so whether it is fully maintained and is acceptable to your insurer. Energy Efficiency In the roof we found approximately 100mm 200mm of insulation. Older properties such as this will not be as energy efficient as modern properties. We feel that energy efficiency will become very important in years to come and may well affect re-lease-ability/future assignment of a property. Equalities Act 2010 The Equality Act 2010 legally protects people from discrimination, combining several pieces of earlier legislation, including the Disabilities Discrimination Act 1995 (DDA). The Act requires providers of services and employers to make reasonable provisions for those with disabilities It should be appreciated that the definition of disability is all encompassing, 78

79 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx hence includes those who are partially sighted, heard of hearing, as well as ambulant disabled persons not just those confined to wheelchairs as many people tend to think. In many cases physical changes to the buildings may be required, such as creating level/ramped approaches, the provision of accessible WCs, adjustments to the height of door entry systems for wheelchair uses, and the use of higher contrast internal colour schemes to aid those with visual impairments. However, physical changes may not always be necessary; in some instances it may be acceptable to implement a staff training and management policy to deal with disabled visitors. In this case we would comment that no provision has been made. ACTION REQUIRED: You should enquires as to the availability of an Access Audit for the property, a report prepared by a specialist examining the various aspects of the building. Whether works are reasonable or otherwise depends on the age and type of the building, and to some extent the nature of your business and the likely visitors. We recommend you commission an Access Audit if one is not available. Asbestos Register We have found Asbestos in the property. We would comment that in a property of this age Asbestos was commonly used post war until it was banned only in the 1990s, although it is rumoured that it was still used after this point in time. It is now a requirement for any public building to have an asbestos register, indicating whether there is or is not asbestos and if so where it is. ACTION REQUIRED: An Asbestos Register should be provided by the outgoing tenant/landlord. You should note that work involving products containing asbestos is covered by Health and Safety legislation and you are recommended to seek the advice of the Local Authority Environmental Health Officer before proceeding with any such work. We are not asbestos surveyors. 79

80 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Certificates required to be obtained from landlord/outgoing lessee Test certificates to be provided on:- 1. Electrics An Institute of Electrical Engineers standards (IEE) test and report to be carried out by an NICEIC registered and approved electrical contractor or equivalent. 2. Space heating inspection and test report and service records (you need to see these in working order). 3. An up-to-date Asbestos report with samples. 4. Drainage closed circuit TV camera report. 5. Environmental Health certificates and latest reports. We recommend you meet with the Environmental Health Officer before you legally commit to purchase. 6. Fire Safety We recommend you have a Fire Specialist to review the building prior to legally committing to purchase. 7. Any other specialist testing. 8. Anything specific to this particular unit that you have discovered whilst occupying the property. 9. Any proposed planned maintenance that the landlord will be carrying out before the Full Repairing and Insuring lease takes place on the basis of the property condition and Schedule of Condition. This is a standard requirement of a Full Repairing and Insuring lease. 80

81 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx LIMITATIONS As per our original Terms of Engagement, we would remind you specifically that: This is not a structural survey or a building survey. We have not inspected parts of the structure that were covered, unexposed or inaccessible during our inspection. We therefore cannot confirm that such parts are free from defect, structural or otherwise. We have not determined whether any hazardous materials such as high alumina cement, calcium chloride, asbestos etc have been used in the construction. Our report is for the use of the party to whom it is addressed above and no responsibility is accepted under the Third Parties Act or for any third parties who use this report in whole or in part. We have not carried out a comprehensive test of any electrical, mechanical or drainage services. We therefore cannot confirm that they are operational and in good condition. If you wish us to arrange tests please advise. We have not carried out or arranged for specialists to undertake any reports, for example an environmental report or an audit report upon the property. We are therefore unable to advise whether any contaminated or other adverse environmental issues affect the site. We have not carried out any formal or informal investigations with any local authorities or other statutory bodies with regard to issues relating to this property. We can happily carry this out but you do need to instruct us in writing to do so. The Schedule of Condition has been prepared by GEM Associates Limited following a visit on 5 th November This report does not constitute a Structural Survey (now known as a Building Survey). 81

82 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Signature Document in Relation to, xxxxxxxxxx, xx, Leeds, LS15 xxx Schedule of Condition This signature document represents page 82 and 83 of an 83 page Schedule of Condition relating to: xxxxxxxxxxx, x, xxxx, LS15 xxx as prepared by xxx, Chartered Surveyors You should ensure your Legal Advisor gets this document signed by the relevant parties and agreed prior to legal commitment to purchase. Delete/amend as you require. Lessees Representative We verify that this is a true and accurate record of the condition of: xxxxxxxxxxxx, xxxxxxxxxxx, xxxxxxxxxxx, Leeds, LS15 xxx As inspected on xxxxxxxx By, Chartered Surveyors Signed:..... : xxxxxxxxxxxx For and on Behalf of x, Chartered Surveyors 82

83 , xxxxxxxxxxxx, xxxxxxxx, Leeds, LS15 xxx Lessee has seen and forwarded this document on by recorded delivery on.... to the owners/landlords or their legal representatives in relation to the proposed Lease. Signed:... xxxxxxxxxxxx : Landlords Representative (delete as applicable) Print Name:.... for and on behalf of..... has inspected and read the Schedule of Condition for an on behalf of. and accepts that it is a true and accurate record. Signed: :. For and on Behalf of:..... I have the authority to sign this document on behalf of the aforementioned company. 83