SCHEDULE OF CONDITION. XXXXX XXX Hampstead London NW6 XXX
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1 JOB REFERENCE: XXXXX SCHEDULE OF CONDITION XXXXX XXX Hampstead London NW6 XXX XXXX FOR Mrs X Prepared by: XXXX INDEPENDENT CHARTERED SURVEYORS Marketing by:
2 CONTENTS SCHEDULE OF CONDITION External page 8 Roof Front Elevation Left Elevation Rear Elevation Right Elevation Outside Areas Internal page 19 Ground Floor Front Salon Area Rear Store Basement Staircase and lobby area Front right store Middle open plan area Two rear WC s Rear right staff room/kitchenette Other Matters page 39 Limitations page 42 Signature Document page
3 Introduction and Instruction We have been instructed to inspect and prepare a Schedule of Condition for Mrs X We inspected the property XXXXX Information Summary Address: Prospective Tenant: Covenants: XXXX XXXX Hampstead, London NW6 XXX XXXX We have not seen a copy of the lease. 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. Photographs: We typically take approximately 300 photographs 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. 3
4 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. Dated defined Where the term dated is used, we are advising that we do not believe that regular maintenance has been carried out or cyclical maintenance for example 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. 4
5 Location Plans 5
6 Floor Plans The floor plans are an indication of layout and are not drawn to scale 6
7 3D Plans The 3D plans are an indication of layout and are not drawn to scale 7
8 EXTERNAL All directions given as you face the property. The property has been viewed from ground level. Contents: Roof Front Elevation Left Elevation Rear Elevation Right Elevation Outside Areas 8
9 Front External Elevation Above the shop High level view Front view Deteriorating parapet wall DESCRIPTION CONDITION ACTION REQUIRED Chimneys: One brick chimney to right Limited view If there is a joint shared cost associated with the high level roof then a joint high level inspection with the landlord s surveyor to be carried out from high level cherry picker or equivalent is recommended. Roofs: Hidden roof Rendered parapet wall Not inspected Hairline cracking; likely to be leaking. If there is a joint shared cost associated with the high level roof then a joint high level inspection with the landlord s surveyor to be carried out from high level cherry picker or equivalent is recommended. Repair. 9
10 Likely to be a hidden box gutter at high level Small flat lead roof at ground floor level Requires appropriate repair Water sitting on it Walls: Flemish bond brickwork External Detailing: Windows: Casement windows at top floor level Pattern staining Ingrained dirt Flaking paint and generally dated. Clean. If there is a shared cost associated with the walls as a whole a joint high level inspection is recommended. Repair, prepare and redecorate Sliding sash windows at first and second floor level Dated Repair, prepare and redecorate. 10
11 Front External Elevation Street view to left Aerial view 360 photo Front view Street view to right Aerial view 360 photo External Detailing: Glazed picture shop front window Painted wooden fascia/ signage Average Clean Marble effect reconstituted stone (pilasters) to the left and right side of shop front Painted Upstand Average Average Clean Clean Shop Entrance Door: Central glazed entrance door Average Clean 11
12 Rear Elevation Soil and vent pipes at high level Rear elevation pattern staining and lichens Holes around pipework DESCRIPTION CONDITION ACTION REQUIRED Roofs: Roof not visible Gutters and Downpipes and Soil and Vent Pipes: Cast Iron and plastic Two large and two small downpipes Plastic soil and vent pipe Cast iron soil and vent pipe Soil and vent pipe to base of rear door Holes around pipework See Roof Section Make good brickwork where openings have been formed around the pipework. Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. 12
13 Walls: Flemish bond brickwork Spalling brickwork and weathered pointing to rear and vegetation growth Remove vegetation. Ad-hoc repointing and/or replacement of spalling bricks Spalling and lichens External Detailing: Broken vent Leaks from pipework and roof above Door Wet/dry rot to frame Repair, prepare and redecorate or replace 13
14 Rear Courtyard Fire exit door Rear courtyard Aeriel view 360 photo Vegetation growing from courtyard walls Walls: DESCRIPTION CONDITION ACTION REQUIRED Flemish bond brickwork This is a retaining wall and as such ground water and rainwater will be coming through the wall, which will generally cause accelerated deterioration to the wall. Spalling brickwork Spalling brickwork Ad-hoc repointing and/or replacement of spalling bricks Opening up of the brickwork Structural stepped vertical crack Drain at base 14
15 Vegetation growth Remove vegetation Weathered brickwork and plants growing from brickwork Aeriel view 360 photo Weathered pointing Ad hoc repointing No weep holes Ideally add weep holes 15
16 External Detailing: Doors: Fire Exit Door: White painted timber Rot to base Repair, prepare and redecorate or replace No door into coal shed/outbuilding Lintel broken over door opening and cracking to side Services: One manhole One drain with metal cover water visible One drain with wood cover water visible Not lifted. Closed circuit TV camera report recommended. 16
17 Rear Outbuilding/Store Old coal chute Outbuilding Concrete ceiling with metal lintel DESCRIPTION CONDITION ACTION REQUIRED Roof: The roof of this building has not been inspected it forms the access areas to the properties above. Ceilings: Concrete with metal lintel Pre-formed circular hole to right (coal chute) Walls: Flemish bond brickwork Floors: Concrete floor with reinforcement Dampness Spalling brickwork Worn joints Dampness Rusting Make watertight Repair Make watertight Repair Repair, prepare Stored items Remove 17
18 External Detailing: Doors: Bricked up door with lintel over the top Entrance does not have a door Repair, prepare and redecorate or replace Services: Air conditioning unit over door to outbuilding 18
19 INTERNAL All directions given as you face the property. The property has been viewed from ground level. 19
20 Contents: GROUND FLOOR SHOP TRADING AREA Large salon area with central reception area Landing and stairs to basement Rear store area 20
21 Main Salon Area Reception area Shop front Drying area Washing Hair area Salon area Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Surface mounted cables to strip lighting system Dated Clean, repair, prepare and redecorate Walls: Painted Alcoves to either side Dated Repair, prepare and redecorate. 21
22 Marks on wall Floors: Wooden Tiles to rear Detailing: Wooden reception area to middle Windows: Hole in wall, left side, all directions given as you face the property Dated around reception area Repair, prepare and redecorate Clean Glazed windows Average Clean Doors: Glazed door Average Clean 22
23 Services: See Services Section Lighting Florescent mounted on walls 23
24 Landing and stairs to basement Door to basement Ceiling Vinyl floor Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Dated Repair, prepare and redecorate. Walls: Painted Dated Repair, prepare and redecorate. Floors: Vinyl Dated and marked Damaged Replace. Detailing: Doors: Dated Repair, prepare and redecorate. Painted 24
25 Steps to Basement: Dated Services: See Services Section 25
26 BACK OF SHOP AREA Contents: Rear store 26
27 Rear Store Area Ceiling Store Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Suspended ceiling with ceiling grid Dated Water damage to centre ceiling tile Repair, prepare and redecorate Displaced/damaged tile to ceiling example left side 27
28 Walls: Painted Wood shelving fixed with metal brackets Old fixing points and marks Repair (make good old fixing points), prepare and redecorate. Floors: Carpet tiles Wooden steps into area Stored items Worn Clean or replace Remove Detailing: Windows: Barred Dated Repair, prepare and redecorate Doors: Painted Dated Repair, prepare and redecorate Services: Fluorescent Lighting Extract fan No luminaire See Services Section Add luminaire Clean and service 28
29 BASEMENT Contents: Staircase and lobby area Front right store Middle right open plan area Two rear left WC s Rear right kitchenette/staffroom 29
30 Staircase and Lobby Area Lobby Stairs and lobby Damaged stairs Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Dated Repair, prepare and redecorate. Walls: Painted Floors: Tiled Detailing: Steps to Basement: Dated Vertical hairline crack Bulge in basement floor Possible dampness/water underneath floor Repair, prepare and redecorate. Stairs Marks to the upstands Repair, prepare and redecorate Services: See Services Section Lighting 30
31 Front Store Basement Electrics Stored items Right wall Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted render Walls: Tarred/painted Single skin brick Openings and old fixing points and marks Dated Messy pointing Repair, prepare and redecorate Repair, prepare and redecorate Clean Floors: Vinyl Stored items Detailing: Doors: Dated Clean Remove Painted to one side Formica door Dated Repair, prepare and redecorate 31
32 Services: Lighting Electrics on left wall Dated See Services Section Needs to be appropriate for work being carried out. Service Water supply Vent on right side Electrics Clean and service Extract fan Extract fan 32
33 Central Open Plan Basement Area Left side Old cutting area Right side Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Exposed piping visible Dated Repair, prepare and redecorate. Walls: Partly tiles Partly painted Damage to ceiling around boiler to right side Marks above tiles to right Hairline cracking to pilasters next to extract Repair, prepare and redecorate. Surface mounted pipework mixture of plastic and copper Surface mounted electric conduit Racking Likely to leak/have condensation 33
34 Floors: Tiles Vinyl Dated Dated Clean Clean Detailing: Doors: Entrance door with vision panel Door into the store Services: Lighting Dated Dated Repair, prepare and redecorate. Repair, prepare and redecorate. See Services Section Water heater 34
35 Rear Left Unisex Toilet Entrance door WC Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Plastic piping visible Dated Repair, prepare and redecorate Walls: Tiled Dated Clean Floors: Tiled Dated Clean Detailing: Doors: Painted flush door Damaged Repair, prepare and redecorate Sanitary Ware: One WC One wash hand basin Services: Lighting Extract fan Dated Dated Deep clean Deep clean See Services Section Clean and service 35
36 Rear Right Gents Toilet Entrance door WC Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Dated Repair, prepare and redecorate Walls: Tiled Dated Repair, prepare and redecorate. Floors: Tiled Dated Clean Detailing: Doors: Painted flush door Dated Repair, prepare and redecorate Sanitary Ware: One WC Dated Deep clean Services: See Services Section Lighting Extract fan Clean and service 36
37 Rear Right Staff Room/Kitchenette (giving access to rear courtyard and Fire Escape) Kitchenette area Staff room Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Dated Repair, prepare and redecorate Walls: Painted Tiled Floors: Dated Dated Repair, prepare and redecorate Clean Tiled Ingrained dirt Clean 37
38 Detailing: Doors: Painted flush entrance door Fire exit door, with iron bars/cage. Locked and bolted. Dated Repair, prepare and redecorate Amendments appropriate for a Fire Escape Kitchenette: Stainless steel sink and drainer Dated Clean Services: See Services Section Lighting 38
39 OTHER MATTERS SERVICES This survey 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 basement store. Lighting ACTION REQUIRED: Institution of Engineering and Technology standards (IET) test and report and any recommendations to be carried out by an NICEIC registered and approved electrical contractor or equivalent. The lighting needs to be appropriate for the work being carried out in the building, current lighting is dated. You need a specialist to check and confirm the lighting is appropriate for how you intend to use the building. ACTION REQUIRED: The lighting should be appropriate for the use and upgraded as necessary. 39
40 Space heating None noted/tested. Stopcock location The stopcocks have not been located or tested. Fire Safety/Fire Alarms/Emergency Lighting Not inspected. ACTION REQUIRED: Specialist advice should be sought. Security Alarm It was noted there was an alarm system within the property. 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 or 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 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-letability 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, 40
41 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 there is not a toilet for the disabled/less able. ACTION REQUIRED: You should enquire 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 In a property of this age there may well be some asbestos. 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. We have not seen a copy of the asbestos register. 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. 41
42 Our insurance company requires us to advise we are not asbestos surveyors and advises us to recommend asbestos surveyors are instructed and that you have your own asbestos survey carried out. Certificates required to be obtained from landlord/outgoing lessee Test certificates to be provided on:- 1. Electrics An Institution of Engineering and Technology (IET) test and report to be carried out by an NICEIC registered and approved electrical contractor or equivalent. 2. Space heating inspection and test report (you need to see these in working order) 3. Asbestos - up to date asbestos report with samples. 4. Drainage closed circuit TV camera report. 5. Fire Safety/Fire Alarms/Emergency Lighting - we recommend you have a Fire Specialist to review the building prior to legally committing to purchase. 6. Lighting - The lighting needs to be checked to ensure it is suitable for the purposes for which you wish to use it. 7. 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. Tests and reports are standard requirements of a Full Repairing and Insuring lease as is redecoration before the end of the lease. We have not been instructed to carry out independent separate services tests. 42
43 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 XXXX following a visit on XXXX. This report does not constitute a Structural Survey (now known as a Building Survey). 43
44 Signature Document in Relation to XXXXX XXXX Hampstead, London NW6 XXX Schedule of Condition This signature document represents page 44 and 45 of a 45 page Schedule of Condition relating to: XXXX XXXX, Hampstead, London NW6 XXX as prepared by XXXX, 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: XXXXX XXXXX, Hampstead, London NW6 XXX As inspected on XXXX By GEM Associates Limited, Chartered Surveyors Signed:..... Dated: XXXX For and on Behalf of XXXXX, Chartered Surveyors 44
45 Lessee XXXX 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:... XXXX Dated: 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: Dated:. For and on Behalf of:..... I have the authority to sign this document on behalf of the aforementioned company. 45
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