SCHEDULE OF CONDITION. XXXX XXX XXX St Albans, Hertfordshire AL4 XXX

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1 JOB REFERENCE: J40380 SCHEDULE OF CONDITION XXXX XXX XXX St Albans, Hertfordshire AL4 XXX XXX FOR Mr X Prepared by: XXXX INDEPENDENT CHARTERED SURVEYORS Marketing by:

2 CONTENTS SCHEDULE OF CONDITION External page 6 Roof Front Elevation Left Elevation Rear Elevation Right Elevation Outside Areas Internal page 23 Ground Floor front of house Entrance Lobby Front Right Bar Main Bar Rear Left Room Gents Toilets Ladies Toilets Ground Floor back of house Front wine and spirit store and laundry area Right side stairs Bar Servery Area Catering Kitchen Cellar Stairs Beer Cellar First Floor - private living accommodation Stairs to left side Landing Front Left Office Front Left Bathroom (within Office) Left Bedroom / Lounge Front Right Bedroom Rear Right Bathroom Internal Roofs Other Matters page 67 Limitations page 71 Signature Document page 72 2

3 Introduction and Instruction We have been instructed to inspect and prepare a Schedule of Condition for XXXX St Albans, Hertfordshire AL4 XXX We inspected the property on XXXX. Information Summary Address: Prospective Tenant: Covenants: Yield Up Covenant: Photographs: Orientation: Weather: XXXX St Albans, Hertfordshire AL4 XXX Mr X We have not seen a copy of the lease. We have therefore assumed the property will have 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. 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. We typically take approximately 450 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. All directions are taken as if viewing the property from the front. At the time of the survey the weather was a dry autumn day. 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 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. 4

5 Location Plans 5

6 EXTERNAL All directions given as you face the property. The property has been viewed from ground level. The property is Grade II Listed and therefore will need Listed Buildings Approval or agreement from the Local Authority on repair issues. Contents: Roofs Front Elevation Left Elevation Rear Elevation Right Elevation Outside Areas Old photos of the pub 6

7 Roofs - External Main slate roof to front Rear tiled roof minor movement between older part of structure and newer part Tiled dormer roof DESCRIPTION CONDITION ACTION REQUIRED Main pitched roof to front Clad with slates Lead capping Vent Main pitched roof to rear, left and right Clad with tiles Moss and algae Asbestos Moss covered, some slipped and missing tiles and water ingress Minor movement noted between older and newer parts of structure Clear moss Asbestos report Joint high level inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent. Clear moss, resolve damp, repair/replace tiles Joint high level inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal 7

8 completion of the lease from high level cherry picker or equivalent. Moss covered tiles to left side Rear Dormer roofs: Rear right side of roof, patch repairs noted Clad with tiles Average Joint high level inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent Food store roof: Asbestos covered Heavy moss covering. This normally indicates the asbestos is deteriorating Clear moss Updated asbestos report and carry out works as recommended Moss covered roof Smokers hut roof: Nailed on felt Sign of dampness coming through Joint inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease Felt covered roof Dampness coming through 8

9 Front flat roofs: Two front flat bay window roofs and flat porch roof over entrance; all lead covered Average Joint high level inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent Flat bay roofs Close up of flat bay window roof Porch roof 9

10 Front External Elevation Front left side Front elevation Front right side DESCRIPTION CONDITION ACTION REQUIRED Chimneys: One brick chimney to left side Front left chimney Badly weathered Top of chimney Repoint and repair Or joint high level inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent. Roofs: Base of chimney See roof section 10

11 Gutters and Downpipes: Cast Iron and Plastic Walls: Rust visible Downpipes discharge onto the ground. Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear Or joint high level inspection of the guttering with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent. Painted brickwork Deteriorating around bay windows and to right side window where there is stepped cracking Air bricks: These are too low and could be acting as gutters Ensure these are clear External Detailing: Windows: Two bay casement windows, painted black, with flat rolled jointed lead roofs Timber visible in some areas Deteriorating, with some areas of soft rot 11

12 Doors: Entrance door Tiling into entrance Marked Signage: Swing sign Tiles around entrance door Moss to base and general weathering Clean or replace Path: The path is level/tipping towards the pub in some areas causing dampness 12

13 Left External Elevation Deteriorating sign Left elevation Chimneys: DESCRIPTION CONDITION ACTION REQUIRED Large brick chimney Roofs: Tiles Gutters and Downpipes: Cast Iron and Plastic Blocked downpipe Poor condition Base of chimney Missing guttering Rafter feet no gutter Ad hoc repair and repointing and checking flashings Or joint high level inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent. See roof section Add gutter Downpipes to rear of the left elevation need cleaning Ensure all gutters are watertight and falling towards the downpipe and clear. 13

14 Repair downpipes and secure as necessary, ensure downpipes are clean and clear. Downpipe discharging on to property Walls: Render Deterioration Or joint high level inspection of the guttering with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent. Damaged render Tarred/stained shiplap boarding at high level Damaged render General weathering Tarred brickwork at low level Rot to left hand gable General weathering Ad hoc repointing and repainting to base 14

15 External Detailing: Windows: Casement Average. Doors: Timber Damaged Make good. Signage: Damage to door Two signs Deteriorating Repair, repair and /replace Notice board: Wooden notice board Deteriorating Replace 15

16 Rear External Elevation Rear left side Rear side Rear right Chimneys: DESCRIPTION CONDITION ACTION REQUIRED Two chimneys; one to middle and one to right side Rear right chimney Right chimney covered with ivy and is deteriorating Middle chimney without a chimney pot Rear middle chimney Remove ivy and ad hoc repair and repointing and checking flashings Ad hoc repair and checking flashings Or joint high level inspection with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent. Roofs: Base of rear right chimney See roof section 16

17 Dormer Window: Tiled Flues: Asbestos See roof section Asbestos report Gutters and Downpipes: Cast Iron and Plastic Walls: Render Asbestos flue Cast iron downpipes Damaged render and lack of bell mouth Ensure all gutters are watertight and falling towards the downpipe and clear. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. Or joint high level inspection of the guttering with the landlord s surveyor to be carried out prior to signing of the lease or legal completion of the lease from high level cherry picker or equivalent. Repair and repoint Damaged render 17

18 Shiplap boarding at high level Shiplap boarding Painted brickwork at low level Repair and repoint High ground level to rear right side External Detailing: Crack in wall Windows: Window Deteriorating. Doors: Door Deteriorating /replace 18

19 Right External Elevation Deterioration of render due to ivy Right elevation Close up of ivy DESCRIPTION CONDITION ACTION REQUIRED Roofs: See roof section Walls: Painted render gable Horizontal cracking and random hairline cracking Deterioration and paint coming away caused by ivy in some areas Hole next to planter Remove ivy Paint coming away External Detailing: Windows: Hole next to planter Casement Average 19

20 Doors: Entrance door Right hand Boundary wall: Cracking Ivy covered Remove ivy, repair, prepare and White picket fence: Moss covered Clean and 20

21 Outside Areas Bin store to rear Car park to rear Rear beer garden Rear car park: DESCRIPTION CONDITION ACTION REQUIRED Tarmacked White lines Two drains Rear beer garden: Partly tarmacked Partly grassed White picket fence Conifer hedging Surface deteriorating White lines fading Moss covered Repair Re-line Clean Repair and make good Reduce height White picket fence Beer garden and conifer Rear Bin Store: Moss covered picket fence Re-stain 21

22 Rear stores: Two stores: Stretcher bond brickwork Asbestos roof Metal guttering Timber doors Surrounded by a timber fence Moss covered with areas of rot Floor surface deteriorating Re-stain Asbestos report Resurface and add floor paint Rear store Internal Storage area Rear Smokers Area: Wooden covered Tacked flat roof Vertical boarding Tarmac floor Floor Re-stain See roof section Fence to left: Smokers area White picket fence Inside smokers area Moss covered with areas of rot 22

23 INTERNAL All directions given as you face the property. The property has been viewed from ground level.. 23

24 GROUND FLOOR FRONT OF HOUSE Contents: Entrance Lobby Front Right Bar Main Bar Rear Left Room Gents Toilets Ladies Toilets 24

25 Entrance Lobby Entrance lobby Entrance lobby Inner lobby door Ceilings: DESCRIPTION CONDITION ACTION REQUIRED White painted Dated. Walls: Timber partitions with borrowed light glazing Dated. Floors: Matt well Worn Clean or replace 25

26 Detailing: Doors: Black painted entrance door with two panes of glass Gray painted timber inner door with six panes of glass Dated Dated. Lobby doors Services: Lighting See services section 26

27 Bar Front Right Front right bar Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted, skim coat of gypsum plaster One timber beam Dated and part of ceiling coming away Walls: Painted at high level Timber dado rail at low level Brickwork fireplace Floors: Dated Dated Dated Damaged ceiling Clean Timber laminate Worn Deep clean or replace 27

28 Detailing: Windows: One bay window Dated. Doors: One blocked off door Dated. Services: Lighting See services section 28

29 Main Bar Looking to front right Main bar seating area Main bar area Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted embossed Dated Walls: Painted embossed Timber dado rail Timber division to toilet area Fireplace Dated Marked. Clean Floors: Wood slatted floor, joists run side to side Worn Inglenook fireplace Deep clean or replace 29

30 Detailing: Windows: Dated. Doors: Side door Dated. Services: Lighting See services section Radiator 30

31 Rear Left Room Rear left room Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Papered, mixture of lath and plaster and gypsum plaster Traditional timber beams Dated. Lath and plaster Walls: Parjetted plaster Traditional timber Painted brickwork Dampness coming up Resolve dampness, repair, prepare and. Damp meter readings Damp to walls 31

32 Inglenook fireplace Marked Clean Floors: Laminate Raised area adjacent to fireplace Two steps to bar Detailing: Windows: Single glazed sash windows Doors: Worn Dated Inglenook fireplace Deep clean or replace. Ledge and brace outside door Dated. Services: Lighting See services section Three radiators Services cupboard next to fireplace General upgrade Services cupboard 32

33 Toilet Facilities Gents Toilets and Lobby Lobby to gents toilets Gents toilets Ceiling and window Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Marked Walls: Woodchip to lobby walls Floor to ceiling tiles Painted section Hairline crack. Floors: Crack over door Quarry tiles Marked Deep clean or replace Sanitary Ware: Four urinals One wash hand basin One WC Marked Marked Marked Deep clean or replace Deep clean or replace Deep clean or replace 33

34 Detailing: Windows: Two timber windows Dated Window Doors: Entrance door Panel door Services: Lighting Radiator Marked and dated Marked and dated or replace See services section 34

35 Ladies Toilets Ladies toilets Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Plasterboard Access to roof space Hairline cracking Deterioration due to condensation Walls: Access to roof space Hairline cracking Painted and papered Tiling around wash hand basins Partly dated Deep clean or replace Floors: Quarry tiles Marked Deep clean or replace Sanitary Ware: Two WC s Marked Deep clean or replace 35

36 Two wash hand basins and vanity units Marked Deep clean or replace Detailing: Windows: One single glazed window Dated Doors: Ledge and brace entrance door Panel doors Services: Single panel radiator Lighting Dated Dated See services section 36

37 GROUND FLOOR BACK OF HOUSE Contents: Front wine and spirit store and laundry area Bar Servery Area Catering Kitchen 37

38 Front Right Wine and Spirit Store And Laundry Area Laundry area Wine and spirit store Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Boarded Timber trims Marked and dated. Walls: Painted Exposed brickwork fireplace Render coming away on external wall and is damp Resolve dampness. Clean Floors: Dampness in front wall Stored items Remove Quarry tiles Damp and marked Resolve dampness Deep clean or replace 38

39 Detailing: Window Door Services: Lighting Dated Dated See services section 39

40 Bar Servery Area Bar Bar servery area Bar Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Papered and painted Low level ceiling Floors: Marked and dated Hardboard patch repair painted over. Altro style flooring Marked Deep clean or replace Detailing: Painted back bar Heavy wear to bar top Sand and re-stain or replace Shelving Sand and re-stain or replace Services: Deterioration to bar See services section 40

41 Catering Kitchen Catering kitchen Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted and papered Marked, dated, grease covered Undulations Clean, repair, prepare and Walls: Tiles floor to ceiling Floors: Grease covered ceiling Marked and ingrained dirt Old fixing points Clean and make good Altro style Marked and damaged Deep clean or replace 41

42 Detailing: Windows: One timber window One with two extract fans Marked Equipment: Stainless steel sink and drainer Kitchen units Services: Drain in floor Lighting Extract fan Exposed ductwork in ceiling not to Environmental Health Standards The equipment has not been inspected. We have assumed that the equipment meets the appropriate Local Authority approval and standards. See services section Ductwork in ceiling 42

43 CELLAR Contents: Stairs Beer Cellar 43

44 Stairs to Cellar Cellar stairs Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Heavily marked Walls: Lath and plaster Stairs: Very steep Flaking paint Cracking Worn One hand rail Repair Secure hand rail Make good Services: Lighting See services section 44

45 Cellar Beer cellar Cellar Cellar door Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Fibreboard and taped joints Timber visible traditional timber structure Some structural steels have been added Marked, damaged with holes Woodworm Knife test of timbers indicate problems with the structural timber. Signs of woodworm Walls: Painted brickwork Python Spine beam showing signs of woodworm and rot Black mould and dampness Resolve dampness, repair, prepare and. 45

46 Belfast sink Belfast sink and deteriorating floor Black mould Floors: Brick pavias Detailing: Door: Mould on walls Given way near barrel drop to rear right side, adjacent to the sump Water ponding at time of our inspection Repair and make good Wooden Dated. Services: Lighting See services section 46

47 FIRST FLOOR PRIVATE LIVING ACCOMMODATION Contents Stairs to left side Stairs to right side Landing Front Left Office Front Left Bathroom (within Office) Middle Bedroom / Lounge Front Right Bedroom Rear Right Bathroom Internal roof areas 47

48 Stairs to left side Stairs to left side of property Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted paper Reduced height ceiling Walls: Heavily marked Lath and plaster Timber structure Flaking paint Cracking Stairs: Period wooden stairs Timbers Handrail missing Worn nosings Add hand rail Make good Handrail 48

49 Services: Lighting See services section Fuseboard, electric points, alarm point and switches Fuseboard 49

50 Stairs to front right hand side Top of stairs Stairs front right Purple area to base of stairs Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted paper Marks and repairs Walls: Painted paper Stairs: Steep un-carpeted stairs Single hand rail Unlined Clean Line stairs Unlined stairs 50

51 Floors: Painted timber floors Worn Deep clean or replace Detailing: Worn floor Blanked out window at high level Doors Dated Door to front right side of bar Services: Lighting Worcester boiler Door to wine/spirit store See services section Worcester boiler 51

52 Top of Landing Access hatch to loft space Landing Landing area Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Papered and painted lath and plaster Access hatch Walls: Papered and painted Blocked up window Steel metal restrainer indicating old movement in property Marked and dated Rough plaster around it Repaired cracking above door at top of landing Floors: Steel metal restrainer Carpet Worn Clean or replace Services: Lighting See services section 52

53 Front Left Side Office Office Office Wash hand basin Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Papered Lath and plaster Some exposed traditional timbers Reduced height ceiling to rear Walls: Lath and plaster hiding a structural timber frame Floors: Hairline cracking Staining Vent Carpet Worn Clean or replace Sanitary ware: Wash hand basin Dated Clean or replace 53

54 Detailing: Windows: Two windows Dated Doors: Lined panel door Needs new ironmongery New ironmongery Services: Lighting See services section Radiator 54

55 Front Left Bathroom (accessed from Office) Bath Bathroom Damaged bath panel Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted lath and plaster reduced height ceiling Walls: Painted Studwork around bath Old fixing points Floors: Vinyl Worn Clean or replace Sanitary ware: Wash hand basin Bath WC Dated and marked Bath side panel damaged Dated and marked Replace Replace Replace 55

56 Detailing: Doors: Panel door Dated Services: Lighting See services section Radiator 56

57 Left Side Bedroom/Lounge Left hand bedroom Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Lath and plaster Area of reduced height ceiling Hairline cracking, undulations Holes usually indicate there has been a water leak Walls: Papered and painted Fireplace Floors: Carpet Step by entrance door Holes in ceiling Blown plaster Blocked Worn Undulations Vent Clean or replace 57

58 Detailing: Windows: Casement Dated Window Doors: Panel door Services: Lighting Radiator Dated See services section 58

59 Front Right Bedroom Front right bedroom Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Mixture of Lath and plaster and gypsum plaster, possibly overclad Hairline cracking Walls: Hairline crack Paper and painted Lath and plaster One boarded wall Old fixing points Built in cupboard Floors: Carpet Worn Undulations Clean or replace 59

60 Detailing: Windows: Casement Dated Doors: Ledge and brace door Services: Lighting Radiator Dated See services section 60

61 Rear Right Bathroom Bathroom Rear right bathroom Missing tile above shower Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Lath and plaster Formed partly within dormer Marked and dated Walls: Painted Tiles to the shower wall and sink area Dated Missing tiles Blown tiles to sink Movement around door Deep clean, repair or replace tiles. Floors: Movement around door Vinyl Worn Clean or replace 61

62 Detailing: Windows: Casement Dated Doors: Panel door Dated Sanitary Ware: Bath WC Wash hand basin Services: Lighting Radiator Marked Marked Marked Deep clean Deep clean Deep clean See services section 62

63 Internal Roof Roof above toilet area Roof above ground floor rear roof Oldest roof to right above private living accommodation Roof Access: DESCRIPTION CONDITION ACTION REQUIRED Three roof areas: One accessed from ladies toilets One accessed from rear left ground floor room One accessed from right side private living accommodation Roof Over Toilet Area: Split into two areas: Modern roof from toilet section, circa 1960 s And older section of roof Over insulated, likely to cause condensation Areas of soft rot and woodworm to older areas Needs venting Exclude older part of the roof structure from the lease Modern roof over toilets Older part of the roof 63

64 Mass of insulation Mass of insulation Knife test of timbers Roof above ground floor rear right room: Mix of old and modern timbers Queen post configuration Old lath and plaster ceiling Deteriorating Over insulated Exclude older part of the roof structure from the lease Over insulated Queen post configuration with many of the original timbers being replaced Looking towards toilet direction to rear of property 64

65 Front Roof: Oldest roof, accessed on right side in private living accommodation Woodworm to timbers deterioration Exclude older part of the roof structure from the lease Back to backing of timber Pitch of the roof has changed Old lath and plaster ceiling Render on right hand side just over the boarding Floor ties have been added, so great care has to be taken when in the roof Dampness coming in around rear right hand chimney Rot around timbers near chimney Over insulated in part, but not insulated at all to left hand side. Pitch of roof has been altered Woodworm damage to timbers Lath and plaster ceiling visible Woodworm to timbers Floor ties Over insulated in part Back to backing of timbers No insulation to older part 65

66 Render to right side just over boarding Dampness coming in around rear right chimney Left side of roof boarding to gable end Rot to timber around chimney Wasp s nest Front chimney 66

67 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 at the bottom of the left hand staircase. 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. The lighting to work areas should be appropriate for the use i.e. kitchens, preparation areas and offices. Space heating The property has a Worcester wall mounted boiler located in the lobby. Stopcock location The stopcocks have not been located or tested. 67

68 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. 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 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. 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, 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. 68

69 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. 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. 69

70 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 (you need to see these in working order) 3. 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. Certificates confirming chimneys have been swept. 8. 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. 70

71 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 XXX following a visit on XXXX This report does not constitute a Structural Survey (now known as a Building Survey). 71

72 Signature Document in Relation to XXXX St Albans, Hertfordshire AL4 XXX Schedule of Condition This signature document represents page 72 and 73 a 73 page Schedule of Condition relating to: XXXX St Albans, Hertfordshire AL4 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: XXXX St Albans, Hertfordshire AL4 XXX As inspected on XXXX By XXXX Chartered Surveyors Signed:..... Dated: XXXX For and on Behalf of XXXX, Chartered Surveyors 72

73 Lessee Mr X 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:... Mr X 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. 73