Schedule of Condition

Size: px

Start display at page:

Download "Schedule of Condition"

Virgil Cobb
5 years ago
Views:

Schedule of Property Address: Outlet Number: 203464 Document Reference: The Swan at

1 Schedule of Property Address: Outlet Number: Document Reference: The Swan at Kingston Kingston,St Mary Taunton TA2 8HW N/A Document Date: 5th February 2018 Rev. Year 0

2 Contents Page 2 A. Document Control Sheet B. Background Information C. Schedule Of D. Supplementary Photographs E. Declaration of document publication

3 A. Document Control Sheet. Page 3 This document was initially prepared by Romans Surveyors and Valuers on behalf of Punch Taverns and, subsequent to the release of the initial document, revisions are made at regular intervals to reflects the requirements of Punch Taverns property inspection programme. This section of the report provides details of the document status and details of whom and which company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded. Revision Revision Date Revision Details Reviewers Company Report Authors Name Year 0 5th February 2018 Lease Surrender/termination Romans Professional Services Ltd Alban Denieul

4 B. Background Information. Page 4 Important note: Romans Surveyors and Valuers undertake a non-destructive visual inspection, this means we do not take up carpets, floor coverings or floorboards, move furniture or, remove the contents of cupboards. Additionally, we do not remove secured panels or undo electrical fittings etc. We inspect roofs, chimneys and other surfaces on the outside of the building from ground level and, if necessary, from neighbouring public property and with the help of binoculars, close examination may reveal defects not visible from a ground level vantage point. We inspect the roof structure from inside the roof space if there is access (although we do not move or lift insulation material, stored goods or other contents). We examine floor surfaces and under-floor spaces so far as there is access to these (although we do not move or lift furniture, floor coverings or other contents). We are not able to assess the condition of the inside of any chimney, boiler or other flues. We do not report on the cost of any work to put right defects or make recommendations on how these repairs should be carried out. Some maintenance and repairs we suggest may be expensive. B1. Rating Definitions Rating Good Poor Definition Reported elements had no apparent defects, being, clean and well maintained, element is likely to offer a long serviceable life. Reported element presented in a serviceable condition with signs of wear and tear or minor damage but not requiring immediate attention. Reported element in a deteriorated condition or with disrepair evident, likely to require substantial repair or replacement.

5 B. Background Information. Page 5 B2. Circumstances of Inspection In accordance with instructions received from Punch Taverns Limited, Romans Surveyors and Valuers have carried out an inspection of the subject premises to report on the condition of the premises in connection with the proposed leasehold interest. Our site visit was made on 5th February 2018 and, at the time of inspection the weather was dry and sunny and, the premises were open for business at the time of inspection. Whilst a schedule of photographs is provided to compliment the report, it should be noted that any defects may not be restricted to those identified within the photographs. It was not possible to inspect those parts of the property which were covered or unexposed at the time of the inspection and therefore, we are unable to guarantee that some parts are free from defect. No tests were carried out to any of the service installations, plant or beneath ground drainage neither was an asbestos survey / management plan carried out as part of this instruction. As it was not raining at the time of the inspection it is not possible to confirm that the rainwater installation is free from blockage, leakage etc., or that it is coping with long periods of heavy rainfall. Gutters and any gullies should be cleaned out and checked for defects and monitored during inclement weather. Any reference to left or right is taken from our observation from the road side and facing the front elevation adjacent to Kingston. Our inspection was limited to those parts, which could be seen from ground level within the boundaries of the property and from the public highway or rights of way. The property was fully furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular floor coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore cannot confirm the condition of underlying floor timbers. This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of previous asbestos surveys and associated findings thereof, e.g. Asbestos management survey or, Asbestos refurbishment and demolition survey or, the asbestos survey predecessors including Type 2 or type 3 asbestos survey.

6 B. Background Information. Page 6 Neither the whole nor any part of the Report or any reference thereto may be included in any published document, circular or statement, or published in any way without written approval from Romans Professional Services of the form and context in which it may appear.

7 B. Background Information. Page 7 B3. Summary of Construction The property is a detached two storey public house of traditional construction comprising of multiple pitched roofs with a mixture of tile and slate coverings supported on masonry walls finished primarily with render. Windows are of painted timber single glazed casement style units and door are of painted timber with glazing in places. To the rear,a car park and beer and private garden with outbuildings. B4. Accommodation Ground Floor - Porch entrances,bar area/servery,commercial kitchen,corridor,chilled beer store,dry store/dray opening,ladies toilet,gents toilets. First Floor - Stairwell and corridors,laundry,bathroom,bedrooms,store room and living room Grounds - Car park,outbuilding 1/skittles alley room,outbuilding 2/freezer room,beer garden,private garden and Outbuilding/ garage.

8 C. Schedule of. Page 8 1 Internal 1.1 Front porch entrance Photographs [ 2-3 ] Ceilings Man-made boarded ceiling fully decorated including stain decoration Floors Solid concrete floor,section of ceramic tiling to fire place,vinyl flooring and carpet Walls Solid masonry walls and partitions with plaster finishes,lining paper,timber panelling and mixed decorations Joinery Single glazed timber windows,timber fire rated door,timber bar counter and shelving units,timber seatings,skirting boards,architraves,dado rail and reported items fully decorated Miscellaneous Rose light fitting,feature wall lights,emergency light fitting,power sockets,light switch,switches and sockets,pir sensor, feature fire opening, radiator and steel sink... but note some area of deteriorated plaster to right side to chimney. with some tear to windows and skirting boards.

9 C. Schedule of. Page Front bar area/servery Photographs [ 4-6 ] Ceilings Lath and plaster ceiling,man-made boarded ceiling,exposed timber beams and joists,fully decorated including lining paper and mixed decoration Floors Solid concrete floor and carpet Walls Solid masonry walls and partitions with plaster finishes,lining paper,timber panelling and mixed decorations Joinery Single glazed timber windows,glazed timber doors,timber cabinet,skirting boards,architraves,dado rail and reported items fully decorated. but note some area of deteriorated plaster to right side to chimney. with some tear to doors and skirting boards Miscellaneous Rose light fitting and electrical distribution panel.

10 C. Schedule of. Page Right porch entrance Photographs [ 7 ] Ceilings Lath and plaster ceiling fully decorated including paint decoration. with tear to Floors Solid concrete floor and door mat covering Walls Solid masonry walls and partitions with plaster finishes,lining paper,timber panelling and mixed decorations Joinery Glazed timber doors,skirting boards,architraves and reported items fully decorated. but note some area of deteriorated plaster to right side to chimney. with some tear to skirting boards Miscellaneous Rose light fitting and switch. 1.4 Rear right commercial kitchen Photographs [ 8 ] Ceilings Plasterboard ceiling fully decorated including paint decoration. with

11 C. Schedule of. Page 11 staining to cooking area Floors Solid concrete floor and vinyl covering Walls Solid masonry walls and plastic sheet paneling. but note some blemishes to plastic sheets to right side Joinery Timber windows,glazed timber door,fire rated doors,architraves and reported items fully decorated Miscellaneous Fluorescent lights,emergency light fitting,switches and sockets,switch gear,electrical distribution board,extractor fan, commercial kitchen air extract equipment and steel sinks. with some tear to 1.5 Rear corridor to toilet and car park Photographs [ 9-13 ] Ceilings Plasterboard ceiling fully decorated including paint decoration Floors Solid concrete floor and carpet covering. with some wear to carpet covering.

12 C. Schedule of. Page Walls Solid masonry walls with exposed stones,lining paper and paint Joinery Timber windows,glazed timber door,fire rated doors,architrave,skirting board,dado and reported items fully decorated Miscellaneous Rose light fitting,feature wall lights,emergency light fitting,switches and sockets,pir sensor and radiator. but note some blemishes to plastic sheets to right side. with some tear to finishes in places. 1.6 Chilled beer store Photographs [ 14 ] Ceilings Plasterboard ceiling fully decorated including paint decoration. with staining to paint Floors Solid concrete floor Walls Solid masonry walls and paint with minor deterioration to

13 C. Schedule of. Page Joinery Timber fire rated and solid doors,architrave and reported items fully decorated Miscellaneous Fluorescent lights,light switch,electrical distribution board and cellar cooling equipment. with some tear to finishes in places. 1.7 Front left dry store/dray opening Photographs [ ] Ceilings Plasterboard ceiling fully decorated including paint decoration. with minor deterioration to paint Floors Solid concrete floor Walls Solid masonry walls and paint section of corrugated plastic sheet Joinery Solid timber doors,architrave and reported items fully decorated Miscellaneous Fluorescent lights,light switch,emergency lights,electrical distribution board and power sockets and switches.. with some tear to dray door.

14 C. Schedule of. Page Rear left ladies toilets Photographs [ ] Ceilings Plasterboard ceiling fully decorated including paint decoration Floors Solid concrete floor with carpet and ceramic tiles covering Walls Solid masonry walls with ceramic tiles and paint Joinery Timber windows and flush doors,vanity unit,skirting board,architrave and reported items fully decorated Miscellaneous Rose light fitting,emergency light fitting,pir sensor,radiator,extractor fan,ceramic sink and toilets... but note section of pilling paint to left side and damp staining. with some marks to doors.

15 C. Schedule of. Page Rear left gents toilets Photographs [ ] Ceilings Plasterboard ceiling fully decorated including paint decoration Floors Solid concrete floor and ceramic tiles covering. with staining to tiles Walls Solid masonry walls with ceramic tiles and paint Joinery Timber windows and flush doors,architrave and reported items fully decorated Miscellaneous Rose light fitting,emergency light fitting,pir sensor,radiator,extractor fan,ceramic sinks,urinal and toilet.. with some marks to doors. Note one sink loose Stairwell to 1 st floor including first floor rear corridor Photographs [ ] Ceilings Plasterboard ceiling fully decorated including paint decoration. with blemishes to paint

16 C. Schedule of. Page Floors Suspended timber floor and carpet covering Walls Solid masonry walls with lining paper and paint with wear and tear to paint Joinery Timber windows,timber fire and solid doors,timber stairs and solid guarding,architrave,skirting board and reported items fully decorated Miscellaneous Wall mounted lights,light switch,emergency light fitting,pendant light and radiator. with tear to paint Note one pane of glazing broken to window s stairwell Rear right laundry/boiler room Photographs [ ] Ceilings Lath and plaster ceiling fully decorated including lining paper and paint decoration. with blemishes to paint Some dampness to left side.

17 C. Schedule of. Page Floors Suspended timber floor and carpet covering Walls Solid masonry walls with lining paper and paint with wear and tear to paint Note section of lining paper loose above radiator Joinery Timber windows,timber doors,cabinet,architrave,skirting board and reported items fully decorated Miscellaneous Pendant light,light switch,switches and sockets,gas boiler and electric water heater. with tear to paint 1.12 First floor/rear bathroom Photographs [ ] Ceilings Lath and plaster ceiling fully decorated including lining paper and paint decoration. with blemishes and cracking to Floors Suspended timber floor and vinyl covering..

18 C. Schedule of. Page Walls Solid masonry walls with ceramic tiles and paint Joinery Timber windows,timber panel door,architrave,skirting board and reported items fully decorated Miscellaneous Spot light,switch cord,switches and sockets,ceramic sink,tray with glass surrounded,toilet,radiator,fan and electric water heater. with wear and tear to paint with tear to paint 1.13 First floor/rear manager office Photographs [ ] Ceilings Plasterboard ceiling fully decorated including paint decoration. with hairline cracking to paint Floors Suspended timber floor and carpet covering Walls Solid masonry walls with lining paper and paint with wear and tear to paint Joinery Timber windows,solid doors,architrave,skirting board and reported items fully decorated. with tear

19 C. Schedule of. Page Miscellaneous Pendant light,light switch,power socket and switches and radiator. to paint Note one pane of glazing broken to window.windows soiled First floor/rear left store room Photographs [ 36 ] Ceilings Plasterboard ceiling fully decorated including paint decoration. with hairline cracking to paint Floors Suspended timber floor and carpet covering Walls Solid masonry walls with lining paper and paint with wear and tear to paint Joinery Timber windows,solid doors,architrave,skirting board and reported items fully decorated. with tear to paint

20 C. Schedule of. Page Miscellaneous Pendant light,light switch,power socket and switches and radiator First floor/front corridor Photographs [ ] Ceilings Lath and plaster ceiling fully decorated including lining paper and paint decoration Floors Suspended timber floor and carpet covering Walls Mixed timber and solid masonry walls with lining paper and paint Joinery Solid and timber panel doors,architrave,skirting board and reported items fully decorated Miscellaneous Pendant light,light switch,smoke detector and electrical distribution panel.. with tear to paint

21 C. Schedule of. Page First floor/front right bedroom Photographs [ 39 ] Ceilings Lath and plaster ceiling fully decorated including lining paper and paint decoration. with blemishes to Floors Suspended timber floor and carpet covering Walls Mixed timber and solid masonry walls with lining paper and paint Joinery Timber casement windows,solid timber and panel doors,architrave,skirting board and reported items fully decorated.. with tear to windows paint Miscellaneous Pendant light,light switch,sockets and radiator First floor/front central bedroom Photographs [ 40 ] Ceilings Lath and plaster ceiling fully decorated including lining paper and paint decoration. with blemishes to

22 C. Schedule of. Page Floors Suspended timber floor and carpet covering Walls Mixed timber and solid masonry walls with lining paper and paint Joinery Timber casement windows,timber panel door,architrave,skirting board and reported items fully decorated. with blemishes to lining paper s with tear to windows paint Miscellaneous Pendant light,light switch,sockets and radiator First floor/front store room Photographs [ 41 ] Ceilings Lath and plaster ceiling fully decorated including lining paper and paint decoration. with blemishes to Floors Suspended timber floor and carpet covering Walls Mixed timber and solid masonry walls with lining paper and paint with

23 C. Schedule of. Page Joinery Timber flush door,architrave,skirting board and reported items fully decorated Miscellaneous Pendant light,light switch,sockets,electrical distribution panel and hot water cylinder. blemishes to lining paper s First floor/front left bedroom Photographs [ 42 ] Ceilings Lath and plaster ceiling fully decorated including lining paper and paint decoration. with blemishes and previous patch repairs to ceiling Floors Suspended timber floor and carpet covering Walls Mixed timber and solid masonry walls with lining paper and paint Joinery Timber casement windows,timber panel door,cabinet,architrave,skirting board and reported items fully decorated. with blemishes to lining paper s with tear to windows paint

24 C. Schedule of. Page Miscellaneous Pendant light,light switch,sockets and radiator First floor/front left living room Photographs [ ] Ceilings Suspended Fibreboard ceiling fully decorated including paint decoration. with blemishes to ceiling Floors Suspended timber floor and carpet covering Walls Mixed timber and solid masonry walls with lining paper and paint Joinery Timber casement windows,timber panel doors,cabinets,architrave,skirting board and reported items fully decorated Miscellaneous Pendant light,light switch,sockets,feature fire opening and radiator. with marks to lining paper s with tear to windows paint

25 C. Schedule of. Page 25 2 External 2.21 Front elevation Photographs [ ] Chimney Brick built chimney with clay pots and lead flashings. with weathering to pointing Rainwater Goods Painted metal gutters and downpipes and with no surface water gullies Roof Pitched roof with natural slate covering and clay ridge tiles.led to porch entrance. with blemishes to paint but deteriorated bedding to ridge tiles Walls Solid masonry wall with and render.note deteriorated paintwork to entrance Joinery single glazed timber windows,glazed timber door and porch and reported items fully decorated. with wear

26 C. Schedule of. Page Miscellaneous Satellite dish,aerial,mixed external lighting,illuminated pub signage,security alarm sounder and cigarette bin. and tear to paint 2.22 Front beer area Photographs [ ] General description but deteriorated paintwork to railing Left elevation Photographs [ 50 ] Chimney Brick built chimney with clay pots and lead flashings. with weathering to pointing Rainwater Goods Painted metal gutters and downpipes and with no surface water gullies Roof Pitched roof with corrugated concrete roof and asphalt roof. with blemishes to paint but aged corrugated roof.

27 C. Schedule of. Page Walls Solid masonry wall with and render Exposed stone wall to right side Miscellaneous Satellite dish,aerial,mixed external lighting and illuminated pub signage Rear elevation Photographs [ ] Joinery Single glazed timber windows,glazed timber door and porch and reported items fully decorated. with wear and tear to paint Chimney Brick built chimney with clay pots and lead flashings. with weathering to pointing Rainwater Goods Painted metal gutters and downpipes and with no surface water gullies Roof Pitched roof with natural slates and artificial tiles to roof and asphalt roof. with blemishes to paint but aged tile and asphalt roofing.

28 C. Schedule of. Page Walls Solid masonry wall with and render Exposed concrete wall to right side Miscellaneous Satellite dish,aerial,mixed external lighting and emergency light Right elevation Photographs [ ] Chimney Brick built chimney with clay pots and lead flashings. with weathering to pointing Rainwater Goods Painted metal gutters and downpipes and with no surface water gullies Roof Pitched roof with corrugated concrete roof and asphalt roof Walls Solid masonry wall with and render Exposed stone wall to right side Miscellaneous Satellite dish,aerial,mixed external lighting and mesh gard to commercial kitchen. with blemishes to paint but aged corrugated roof..

29 C. Schedule of. Page Joinery Glazed timber door and reported items fully decorated. with wear and tear to paint 2.26 Rear beer garden Photographs [ ] General description Boundary features comprise timber fencing and concrete alleys and vegetation with main area laid to lawn. but note deteriorated concrete alley to garden Rear car park Photographs [ ] General description Macadam car park with stone walls and perimeter timber fencing. with areas of cracked Macadam and pot holes noted Rear Outbuilding 1/freezer room Photographs [ ] General description Garage constructed of exposed bricwork with painted flush timber door plastic fascia, painted timber Georgian wide glazed windows, plastic guttering and pitched tile roof covering. Internally,the ceiling is of timber truss.

30 C. Schedule of. Page 30 structures with board and with facing brickwork walls and a concrete floor Outbuilding 2/skittle alley room Photographs [ ] General description 2.30 Outbuilding 3/garage General description Building constructed of stone masonry and corrugated concrete walls,with painted flush timber door,painted metal glazed windows,plastic guttering and corrugated concrete roof covering.internally, the ceiling is of timber truss structures with board and with facing brickwork walls and a concrete floor. Building constructed of brick masonry and pitched roof with slate covering,with painted folding garage door.internally, the ceiling is of timber truss structures with facing brickwork walls and a concrete floor..but please note deteriorated wall to skittle alley outbuilding..

31 D. Supplementary Photographs. Page 31 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

32 D. Supplementary Photographs. Page 32 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

33 D. Supplementary Photographs. Page 33 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19

34 D. Supplementary Photographs. Page 34 Photo 20 Photo 21 Photo 22 Photo 23 Photo 24 Photo 25

35 D. Supplementary Photographs. Page 35 Photo 26 Photo 27 Photo 28 Photo 29 Photo 30 Photo 31

36 D. Supplementary Photographs. Page 36 Photo 32 Photo 33 Photo 34 Photo 35 Photo 36 Photo 37

37 D. Supplementary Photographs. Page 37 Photo 38 Photo 39 Photo 40 Photo 41 Photo 42 Photo 43

38 D. Supplementary Photographs. Page 38 Photo 44 Photo 45 Photo 46 Photo 47 Photo 48 Photo 49

39 D. Supplementary Photographs. Page 39 Photo 50 Photo 51 Photo 52 Photo 53 Photo 54 Photo 55

40 D. Supplementary Photographs. Page 40 Photo 56 Photo 57 Photo 58 Photo 59 Photo 60 Photo 61

41 D. Supplementary Photographs. Page 41 Photo 62 Photo 63 Photo 64 Photo 65

42 E. Declaration of document publication. Page 42 E1. Original Document Issue "I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection". Signature Alban Denieul Bsc (Hons) MRICS and Architecte DPLG Company Address Romans Professional Services Limited. Crowthorne House, Nine Mile Ride. Town Crowthorne County Berkshire Postcode RG40 3GZ Phone number Website Fax number Property address Client's name surveyors@romans.co.uk Punch Taverns Date this report was produced 5th February 2018

43 E. Declaration of document publication. Page 43 E2. Document Publication declaration. I hereby certify that the preceding Schedule is a true record of the condition of premises at the date of inspection. Actioned by:alban Denieul Bsc (Hons) MRICS and Architecte DPLG Signature:

Schedule of Condition

Schedule of Condition Schedule of Property Address: Outlet Number: 201859 Document Reference: Kings Head 176 Newgate Street Bishop Auckland DL14 7EJ N/A Document Date: 15th March 2018 Rev. Year 0 Contents Page 2 A. Document