SCHEDULE OF CONDITION. xxxxxxxxxx. London. W14 xxx
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1 JOB REFERENCE: xxxx SCHEDULE OF CONDITION xxxxxxxxxx London W14 xxx xxxxxxxx FOR Mr xxxxxxx Prepared by: Xxxxxxxxxxxx INDEPENDENT CHARTERED SURVEYORS Marketing by:
2 CONTENTS SCHEDULE OF CONDITION Elevations page 5 Front Elevation Rear Elevation Internal Rooms page 15 First Floor Lobby entrance Large open plan office with kitchenette Ground Floor Shared/communal areas Main entrance reception Stairs Shared Lift Shared toilets Top floor Top floor internal inspection Other Matters page 33 Limitations page 36 Signature Document page
3 Introduction and Instruction London, W14 We have been instructed to inspect and prepare a Schedule of Condition for xxxxxxxxxx, W14 xxx. We inspected the property on 23 rd May Information Summary Address: Prospective Tenant: Covenants: Break Clause/Yield Up Covenant: Property being taken on not to Full Repairing and Insuring Standards Photographs: Orientation: Weather: xxxxxxxxxx London, W14 xxxxx Mr xxxxxxxx We have not seen a copy of the lease and we have therefore assumed the property will have a Full Repairing and Insuring lease (FRI). 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. You have advised under the terms of this lease there is a Break clause/yield Up Covenant. Your Legal Advisor needs to check that this is not unusually onerous. From our inspection we can advise that work has not taken place as we would expect at the end of the Gull Repairing and Insuring Lease and as such the building is being taken on below standard. 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. All directions are taken as if viewing the property from the front. At the time of the survey the weather was mild with showers. 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 builder. This section may also specify materials, 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 ELEVATIONS All directions given as you face the property. The property has been viewed from ground level. Contents: Front Elevation Rear Elevation Outside Areas 5
6 Location Plans 6
7 FRONT EXTERNAL ELEVATION First floor and balcony Shop front DESCRIPTION CONDITION ACTION REQUIRED Roofs: Mansard roof clad in slate and hidden flat roof Flat roof not visible Make watertight. Leaks were visible on the top floor Dormer windows: Clad in lead It was noted that leaks were visible around the dormer windows on the top floor. Make watertight 7
8 Parapet wall: Brick (hidden box gutter) London, W14 Box gutters are renowned for leaking. Ensure watertight. Walls: Flemish bond brickwork with tuck pointing Opening of brickwork noted. Ad hoc re-pointing. 8
9 External Detailing: Windows: Shop front at ground level entrance area Doors: Timber French doors (with aluminium doors internally) to first floor Slightly dated Some doors not able to open at the time of our survey. Repair, prepare and redecorate in the summer of Ease and adjust French timber doors giving access to balcony. Repair, prepare and redecorate in the summer of Balcony area: Vegetation growth Remove vegetation and ensure that balcony is watertight. 9
10 REAR EXTERNAL ELEVATION AND OUTSIDE AREA This office Rear entrance xxxx Roofs: DESCRIPTION CONDITION ACTION REQUIRED Mansard roof clad in slate and hidden flat roof Roof not visible Loose slate and undulating Secure loose slates and make watertight Dampness Slate come off 10
11 Dormer windows: Clad in lead Rear Box Gutter Staining visible around the dormer windows on the top floor. Wire mesh to stop debris getting in Make watertight Secure slate. Assume this is a known about problem, which is why the metal grill has been placed in the box gutter. Obviously slates into the box gutter can also damage the box gutter. 11
12 Hopperhead and Downpipes: Cast iron London, W14 We viewed the gutters from ground level. Dated. Ensure all downpipes are watertight. Repair downpipes and secure as necessary, ensure downpipes are clean and clear. Pigeon Deterrent Pigeon deterrent on hopperhead and to roof 12
13 Walls: Flemish bond brickwork Average Mastic joint allows expansion of brickwork Weep holes We believe the walls are a cavity construction due the weep holes. 13
14 External Detailing: Windows: Sliding sash windows Ease and adjust, repair, prepare and redecorate in the summer of Door canopy: Metal Difficult to open Doors: Rear entrance door Glazed panel to basement: Lead flashing Average Average xxxxxx Walled Mews Area Brick paved Running gulley Painted parking bays Boundary wall Fenced access Average Your Legal Advisor to check and confirm your liability in relation to these items. 14
15 INTERNAL All directions given as you face the property. The property has been viewed from ground level. Contents First Floor Lobby entrance Large open plan office with kitchenette Ground Floor Shared/communal areas Main entrance reception Stairs Shared Lift Shared toilets Top floor Top floor internal inspection 15
16 Small Entrance Lobby giving access from stairs into open plan office Door to lobby Lobby Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Suspended ceiling system with exposed grid Average Two lights Walls: Painted Dated Clean and possibly redecorate Floors: Suspended metal floor with carpet Dated Clean 16
17 Detailing: Internal Windows to either side of door: Glazed units, two to left, one to right London, W14 Dated with some paint on window Remove paint from windows. Repair, prepare and redecorate. Internal Door Central: Two vision panels Dated Repair, prepare and redecorate. Skirting: Grey 150mm skirting running around the perimeter, Dated Repair, prepare and redecorate. 17
18 Open plan office Front towards French doors Open plan office Rear DESCRIPTION CONDITION ACTION REQUIRED Ceilings: Suspended ceiling system with exposed grid Minor marks to some of the ceiling tiles Replace marked/damaged tiles with equivalent tiles. Staining Kitchenette area: Leak from above to kitchenette area Resolve leak. Replace tiles. 18
19 Walls: Painted Floor Structure: Suspended floor metal with carpet finish Floors: Dated Various areas of rocking particularly around entrance door and towards the front area and left side Clean. Repair, prepare and redecorate. The rocking comes from areas of heavy use. In our experience it is very difficult stop the rocking without lifting the entire floor and re-laying. 19
20 Detailing: French Doors/Windows: Timber single glazed French door externally with internal double glazed windows. French doors externally Difficult to open Ease and adjust, repair, prepare and redecorate in the summer of 2014 and leave in working order. Aluminium double glazed door internally Clean Rear sliding sash windows Four modern timber sliding sash windows with double glazing Difficult to open. Ease and adjust, repair, prepare and redecorate in the summer of 2014 and leave in working order. Architraves around doors: Grey Skirting: Grey 150mm skirting running around the perimeter Dated 20
21 Services: Cupboard to front and rear: Cupboard to front which we don t have a key for Services cupboard to rear right corner exposed blockwork, concrete frame of building visible London, W14 Should be half hour fire door. Upgrade to half hour fire resistance Floor socket points within suspended metal floor Vent around perimeter Check meets your needs. We were advised by other occupants that they have had problems with the air vents. Category Seven lights Ensure appropriate for your requirements. 21
22 Above ceiling in Open Plan Office Area Fire barrier: Around stairs DESCRIPTION CONDITION ACTION REQUIRED Blockwork Not completely sealed particularly where there is ductwork coming through Seal and make fire safe Ductwork: Rusting which indicates condensation occurring, which may in turn affect the tiles and also mean that the conditions are not ideal. Floors/structure: We can see a concrete floor above indicating this is a concrete frame structure. 22
23 Kitchenette Kitchenette Wall mounted units Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Suspended ceiling system with exposed grid Walls: Painted Floors: Staining Dated Resolve leak and replace ceiling tiles. Carpet on suspended metal Dated Clean or replace Detailing: Units: Wall mounted Floor mounted Average 23
24 Ground Floor Communal/shared areas 24
25 Reception Area Reception seating area Shopfront to reception area DESCRIPTION CONDITION ACTION REQUIRED Ceilings: Suspended ceiling system with exposed grid Damp to ceiling tiles Resolve dampness. Repair, prepare and redecorate. Walls: Painted Dampness coming in via service duct. Dated Resolve dampness, repair, prepare and redecorate Floors: Tiled Average 25
26 Detailing: Windows: Shop front Average Services Service duct to front left corner shows signs of leaking Resolve dampness 26
27 Shared Staircase and Lift Staircase Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Suspended ceiling system with exposed grid Walls: Paint Floors: Concrete carpeted with a nosing Carpet Detailing: Handrail: Brass Dated and marked Repair, prepare and redecorate. Deep clean Skirting: Marked Repair, prepare and redecorate. 27
28 Lift: Shared lift Mag lift Load not to exceed 8 persons, 630kg Safety floor Landlord/last lessee to provide lift maintenance record. 28
29 Shared Unisex Toilets Unisex Door to toilets W.C. Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Suspended ceiling system with exposed grid Two lights Walls: Fully tiled Formica panelling to W.C. side Formica access panels to ductwork (assumed) Floors: Tiled marble effect floor Some areas marked Deep clean. Deep clean 29
30 Sanitary Ware: W.C. Wash hand basin Taps don t match Deep clean 30
31 Top Floor Internal Inspection Ceilings We have viewed the top floor in relation to the shared roof and found dampness coming in both to the Dormers and to the Main Roof. 31
32 Top Floor DESCRIPTION CONDITION ACTION REQUIRED Ceilings: Dormers: Suspended ceiling system with exposed grid Advised there had been a leak to centre of top floor (which would be flat roof area) Make watertight Main Roof: Staining near window Staining to rear ceiling tiles around window area Make roof watertight. 32
33 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 in the rear cupboard. ACTION REQUIRED: The landlord/outgoing lessee should provide an up to date Institute of Electrical Engineers (IEE) test and report if not one needs to be provided. Suspended floor Data cabling and electrics underneath the suspended metal floor. Lighting The current lighting we believe is Category Seven style lighting you do need to check and confirm the lighting is appropriate for how you intend to use the office. 33
34 Fire Safe Emergency Lighting The running man fire exit sign is present. Fire Alarm There are fire alarm bells present in some of the rooms. Fire exit signs are correct Fire extinguisher has a sign noting what it should be used for Heating ACTION REQUIRED: You need to check and confirm with the office managers that there is a contract in place with regard to fire safety. The property has a comfort cooling system above the ceiling. 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 34
35 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 WC s, 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. 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 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. Check and confirm there is an Asbestos Report. ACTION REQUIRED: Landlord/last lessee to provide an Asbestos Register. 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. Our insurance company requires us to advise we are not asbestos surveyors. 35
36 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 23 rd May This report does not constitute a Structural Survey (now known as a Building Survey). 36
37 Signature Document in Relation to xxxxxxxxxxxx, London, W14 Schedule of Condition This signature document represents page 37 and 38 of a 38 page Schedule of Condition relating to:, London, W14 xxx as prepared by xxxxxxxxxxxxx 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: xxxxxxxxxxx, London, W14 xxx As inspected on xxxxxxxxx By xxxxxxxxxxxxxx Chartered Surveyors Signed:..... Dated: xxxxxxxxxx For and on Behalf of xx Chartered Surveyors 37
38 Lessee Mr 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:... Mr xxxxx 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. 38
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