Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: The Golden Hind 470 Nacton Road Ipswich IP3 9NF N/A Document Date: 4th January 2018 Rev.

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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.

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 New Satisfactory Poor Reported element is new or very recently incorporated. Definition 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, 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 Thursday 4th January 2018 and, at the time of inspection the weather was dry with winter light levels 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 470 Nacton Road. 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 Traditionally constructed public house. Main roof is of multiple pitched design with clay tile coverings. Areas of flat roofing are provided and finished in mixed metallic sheet, mineralised felt and EDPM compound coverings. Main walls are solid masonry brick with stone masonry details, parapets, quoins, coping, plinths and window surrounds. Floors are mixed solid concrete and suspended timber construction. Internal walls are predominantly solid masonry with some isolated timber stud partitions. B4. Accommodation Basement - Main Cellar, Plant Room, Dry Store. Ground Floor - Main Bar and Dining Rooms, x2 Gents Toilets, x2 Ladies Toilets, Commercial Kitchen, Beer Store, Staff WC, Store Rooms, Porches and Reception Hall. First Floor - Function Room, Store / Living Room, Private Flat comprising:- 2no Bedrooms, Kitchen, Bathroom, WC, Hallway, Lounge (locked).

8 C. Schedule of. Page 8 Item Sub Element Description 1 Internal Initial Inspection 1.1 Main Bar (left side) Photographs [ 2-13 ] Ceilings Plasterboard and, lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper, paint decoration and ceramic tiling Floors Mixed timber and concrete floor, timber boarding, vinyl flooring, ceramic tiling and carpet finishes Joinery Mixed metal and timber single glazed windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves, dado rail, picture rail, fire surround, timber vertical baluster based guarding, timber bar servers and back bar fittings, and reported items decorated with mixed materials Miscellaneous Mixed ceiling and wall lights, emergency light fitting, switches and sockets, fire alarm call point, smoke detector, fire alarm sounder, cabling, speakers, wall mounted TV, wood burning stove, radiator, pipework and steel sink. Satisfactory - Satisfactory - Satisfactory - tile row cracked opposite rear pool table. Satisfactory - Satisfactory condition undertaken by us. - No 1 No 2 No 3 No 4 No 5

9 C. Schedule of. Page 9 Item Sub Element Description Initial Inspection 1.2 Front Porch (left) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Satisfactory - Satisfactory Floors Solid concrete floor and ceramic tiling. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, glazed timber doors, architraves, dado rail and reported items fully decorated. Satisfactory Miscellaneous Rose light fitting and emergency light fitting. Satisfactory condition undertaken by us. - light fitting missing a bulb. 1.3 Gents Toilets (rear left) Photographs [ ] Ceilings Lath and plaster and concrete ceiling soffit with painted decorations Walls Solid masonry walls and partitions with full ceramic tiling. Satisfactory - decorations deteriorated and fine cracking noted to lower concrete ceiling. Satisfactory Floors Solid concrete floor and vinyl flooring. Satisfactory - No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Joinery Single glazed metal framed windows, timber non fire rated door, glazed timber door, architraves and reported items fully decorated Miscellaneous Bulkhead light, spot light, emergency light fitting, PIR sensor, radiator, pipework, extractor fan, ceramic sink, toilet and urinal. Initial Inspection Satisfactory - decorations to windows deteriorated and lock to cubicle door missing. Satisfactory condition undertaken by us Ladies Toilets (rear left) Photographs [ ] Ceilings Lath and plaster and concrete ceiling soffit with painted decorations Walls Solid masonry walls and partitions with full ceramic tiling. Satisfactory - Satisfactory Floors Solid concrete floor and vinyl flooring. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated door, glazed timber door, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, PIR sensor, radiator, pipework, extractor fan, ceramic sink and toilet. Satisfactory - Satisfactory condition undertaken by us Bar & Dining (centre) Photographs [ ] Ceilings Multiple plasterboard and, lath and plaster ceiling surfaces, decorative coving, fully Satisfactory - No 1 No 2 No 3 No 4 No 5

11 C. Schedule of. Page 11 Item Sub Element Description decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, timber panelling, lining paper, paint decoration and ceramic tiling Floors Mixed timber and concrete floor, timber boarding and vinyl flooring Joinery Multiple single glazed metal framed windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves, dado rail, picture rail, fire surround, timber vertical baluster based guarding and reported items decorated with mixed materials Miscellaneous Mixed ceiling and wall lights, emergency light fitting, fire alarm call point, smoke detector, cabling, CCTV Camera, speakers, wall mounted TV, wood burning stove, radiator and pipework. Initial Inspection Satisfactory - mold affected decorations to rear right wall sections. Satisfactory - Satisfactory - Satisfactory condition undertaken by us Entrance Porch & Hallway (right) Photographs [ ] Ceilings Multiple raised and lower mixed plasterboard and lath and plaster ceilings fully decorated including lining paper and emulsion finishes Walls Solid masonry walls and partitions with, plaster finishes, timber panelling, lining paper and mixed decorations. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Floors Solid concrete floor, ceramic tiling and carpet finishes Joinery Mixed metal and timber single glazed windows, mixed fire rated and non fire rated timber doors, glazed timber rotating doors, skirting boards, architraves, dado rail, picture rail, timber stairs with vertical baluster based guarding and reported items decorated with mixed materials Miscellaneous Mixed ceiling and wall lights, emergency light fitting, switches and sockets, fire alarm call point, smoke detector, CCTV Camera, radiator and air conditioning unit. Initial Inspection Satisfactory - Satisfactory - cracked glazing pane to rear windows noted. Satisfactory condition undertaken by us Gents Toilets (front right) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint. Satisfactory Floors Solid concrete floor and vinyl flooring. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated doors, architraves and reported items decorated with mixed materials Miscellaneous Bulkhead light, emergency light fitting, radiator, pipework, ceramic sink, toilet and urinal. Satisfactory - Satisfactory condition undertaken by us. - pedestal broken to sink. No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Walls Solid masonry walls and partitions with plaster finishes and ceramic tiling. Initial Inspection Satisfactory Ladies Toilets (front right) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint. Satisfactory Floors Solid concrete floor and vinyl flooring. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated doors, architraves and reported items decorated with mixed materials Miscellaneous Bulkhead light, emergency light fitting, radiator, pipework, ceramic sink, and toilets Walls Solid masonry walls and partitions with full ceramic tiling. Satisfactory - Satisfactory condition undertaken by us. - Satisfactory Commercial Kitchen Photographs [ ] Ceilings Plasterboard and, lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, metal cladding, lining paper, paint decoration and ceramic tiling. Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection Floors Solid concrete floor and ceramic tiling. Satisfactory Joinery Single glazed metal framed windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves, picture rail and reported items fully decorated Miscellaneous Bulkhead light, fluorescent light, pendant light, emergency light fitting, switches and sockets, heat detector, electric water heater, pipework, commercial kitchen air extract equipment, steel sink and ceramic sink. Satisfactory - Satisfactory condition undertaken by us Disabled WC Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including, lining paper and water based paint, oil based paint. Satisfactory Floors Solid concrete floor and vinyl flooring. Satisfactory Walls Solid masonry walls and partitions with plaster finishes and ceramic tiling Joinery Timber non fire rated doors, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, light switch, radiator, pipework, extractor fan, ceramic sink and toilet. Satisfactory - Satisfactory - Satisfactory condition undertaken by us. - No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Initial Inspection 1.11 Store Room (rear right) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Satisfactory-Poor - areas of damaged plaster noted and water staining to decoration to rear. Satisfactory Floors Solid concrete floor and timber boarding. Satisfactory - large amounts of debris noted Joinery Single glazed metal framed windows with metallic security bars, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, switches and sockets, smoke detector, feature fire opening, radiator and pipework. Satisfactory - localised damaged timber to architrave. Satisfactory condition undertaken by us Private Hallway (rear right) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint. Satisfactory - No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Initial Inspection Satisfactory Floors Solid concrete floor and ceramic tiling. Satisfactory Joinery Single glazed metal framed windows and timber non fire rated doors Miscellaneous Pendant light, emergency light fitting, light switch and fire alarm call point. Satisfactory - Satisfactory condition undertaken by us Landing (front right) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor, timber boarding and carpet finishes Joinery Mixed style single glazed metal framed windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves, dado rail, picture rail, timber stairs with metal vertical baluster based guarding and reported items decorated with mixed materials. Satisfactory - Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Miscellaneous Rose light fitting, emergency light fitting, light switch, smoke detector, fire alarm sounder, cabling, radiator and pipework. Initial Inspection Satisfactory condition undertaken by us Function Room Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration Floors Suspended timber floor, timber boarding and carpet finishes Joinery Single glazed metal framed windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves, dado rail, picture rail and reported items fully decorated Miscellaneous Ceiling fan lights, emergency light fitting, switches and sockets, fire alarm call point, smoke detector, electric space heater, feature fire opening, radiator and pipework. Satisfactory - Satisfactory - Satisfactory - Satisfactory - Satisfactory condition undertaken by us Bedroom (front right) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint. Satisfactory - No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description Walls Solid masonry walls and partitions with, lining paper and paint decoration. Initial Inspection Satisfactory Floors Suspended timber floor and carpet finishes. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, electrical distribution board, smoke detector and radiator. Satisfactory - Satisfactory condition undertaken by us Flat - Hallway Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, plasterboard lining, lining paper and paint decoration. Satisfactory - Satisfactory Floors Suspended timber floor and vinyl flooring. Satisfactory - sections of vinyl torn Joinery Single glazed metal framed windows, timber non fire rated doors, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, light switch, fire alarm control panel, fire alarm call point, smoke detector, radiator and pipework. Satisfactory - Satisfactory condition No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection undertaken by us Flat - Bedroom (left) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Satisfactory - Satisfactory Floors Suspended timber floor and carpet finishes. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated. Satisfactory Miscellaneous Pendant light and switches and sockets. Satisfactory condition undertaken by us Flat - Bedroom (right) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Satisfactory - Satisfactory Floors Suspended timber floor and carpet finishes. Satisfactory - No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Joinery Single glazed metal framed windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated. Initial Inspection Satisfactory Miscellaneous Pendant light and switches and sockets. Satisfactory condition undertaken by us Flat - WC Photographs [ 112 ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper, paint decoration and ceramic tiling. Satisfactory - Satisfactory Floors Suspended timber floor and vinyl flooring. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated door, architraves and reported items fully decorated. Satisfactory Miscellaneous Pendant light, light switch and toilet. Satisfactory condition undertaken by us. - No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Initial Inspection 1.20 Flat - Bathroom Photographs [ 113 ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls with, plaster finishes, lining paper, paint decoration and ceramic tiling. Satisfactory - Satisfactory Floors Suspended timber floor and vinyl flooring. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated door, architraves and reported items fully decorated Miscellaneous Bulkhead light, radiator, pipework, acrylic bath and shower mixer. Satisfactory - Satisfactory condition undertaken by us. - glass panel displaced Flat - Kitchen Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper, paint decoration and ceramic tiling Floors Suspended timber floor, vinyl flooring and carpet finishes. Satisfactory - Satisfactory - Satisfactory - No 1 No 2 No 3 No 4 No 5

22 C. Schedule of. Page 22 Item Sub Element Description Joinery Single glazed metal framed windows, timber non fire rated doors, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, gas boiler, radiator, pipework, extractor fan and steel sink. Initial Inspection Satisfactory - Satisfactory condition undertaken by us Cellar - steps (left side) Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with brick, plaster finishes, manmade boarding and paint decoration. Satisfactory - Satisfactory Floors Solid concrete floor and no floor coverings. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, timber stairs with no guarding and reported items decorated with mixed materials Miscellaneous Emergency light fitting, light switch, smoke detector and cabling. Satisfactory - Satisfactory condition undertaken by us. - No 1 No 2 No 3 No 4 No 5

23 C. Schedule of. Page 23 Item Sub Element Description Initial Inspection 1.23 Cellar - beer store Photographs [ ] Ceilings Painted concrete ceiling. Satisfactory Walls Painted solid masonry brick and block. Satisfactory Floors Solid concrete floor and no floor coverings. Satisfactory Joinery Timber non fire rated doors and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, smoke detector, cabling, conduits and cellar cooling equipment. Satisfactory - Satisfactory condition undertaken by us Cellar - dry store Photographs [ ] Ceilings Painted concrete ceiling. Satisfactory Walls Painted solid masonry brick and block. Satisfactory Floors Solid concrete floor and no floor coverings. Satisfactory Joinery Metallic dray doors, timber non fire rated doors and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, smoke detector, cabling, conduits and Belfast sink. Satisfactory - decorations deteriorated to dray. Satisfactory condition undertaken by us. - No 1 No 2 No 3 No 4 No 5

24 C. Schedule of. Page 24 Item Sub Element Description Initial Inspection 1.25 Basement - plant room Photographs [ ] Ceilings Concrete ceiling Satisfactory - dated decorations Walls Painted masonry walls. Satisfactory - decorations deteriorated Floors Solid concrete floor and no floor coverings. Satisfactory Joinery Single glazed metal framed windows, timber non fire rated door, concrete stairs with no guarding and reported items fully decorated Miscellaneous Bulkhead light, pendant light, emergency light fitting, switches and sockets, smoke detector, cabling, conduits, gas boiler, hot water cylinder and pipework. 2 External Satisfactory - decorations to previously painted surfaces dated and glazing cracked to window. Satisfactory condition undertaken by us Rear Elevation Photographs [ ] Chimney Multiple brick constructed stacks with metal / clay pots and metal flashing Roof Multiple pitched and hipped roof slopes with clay tile coverings and multiple flat roof decks with mineralised felt and EDPM finishes. Satisfactory - Satisfactory - standing moisture to felt roof above gents toilets No 1 No 2 No 3 No 4 No 5

25 C. Schedule of. Page 25 Item Sub Element Description Rainwater Goods Painted metal gutters and downpipes Walls Solid masonry brick with stone window surrounds, stone coping slabs, and parapets, with masonry columns, quoins, and painted soffits Joinery Metallic escape stairs, mixed metal and timber single glazed windows, timber flush door, timber panel door, glazed timber door and reported items decorated with mixed materials Miscellaneous Timber panelled clock tower with copper covered roof, multiple satellite dishes, CCTV camera, mixed external lighting, cigarette bin and metal soil and waste pipes. Initial Inspection and opposite escape stairs. Satisfactory condition undertaken by us. - Satisfactory - areas of corroded steel work to soffit visible, with some weathered bricks and pointing noted to parapet walls. Satisfactory - Satisfactory condition undertaken by us Grounds Tiled walkway leading to beer garden. Satisfactory Beer Garden Photographs [ ] Grounds Features raised concrete paved seating area and mixed gravel beds and main lawned areas Satisfactory - some areas of vegetation overgrowth noted. No 1 No 2 No 3 No 4 No 5

26 C. Schedule of. Page 26 Item Sub Element Description bounded by timber fencing and solid masonry boundaries. Initial Inspection 2.28 Right Elevation Photographs [ ] Chimney Ornate brick chimney stack with clay pots. Satisfactory Rainwater Goods Metallic painted gutters and downpipes, hopper heads Roof Multiple pitched clay tile main roof slopes with lower roofing comprising felt covered flat roof decks Walls Solid masonry walls with brick finishes, masonry quoins, and masonry window surrounds, raised stone parapets Joinery Single glazed metal framed windows with timber fascia boards at low level and timber flushed doors. Satisfactory condition undertaken by us. - decorations peeling and staining noted to joints of gutters. Satisfactory - although areas of vegetation noted to flat roof areas and staining / decay to fabric. Satisfactory - consistent salt staining noted to brick walls of side extensions. Satisfactory - decorations weathered and peeling overall, and rotten fascia to external WC block. No 1 No 2 No 3 No 4 No 5

27 C. Schedule of. Page 27 Item Sub Element Description Miscellaneous Mixed external lighting, metal soil and waste pipe, cement asbestos boiler flu, external WCs with internal plaster finishes and decorations Grounds Area of landscaped grassland to rear right side with timber border fencing and double timber access gates. Initial Inspection Satisfactory condition undertaken by us. - decorations to soil stack deteriorating, plaster work to WCs deteriorating. Satisfactory - overgrown area, with refuse items stored, and areas of collapsed fence panels and deteriorating decorations to border fencing noted Front Elevation Photographs [ ] Chimney Ornate brick built chimney stacks with clay and metallic pots Rainwater Goods Painted metal gutters, downpipes and hopper heads Roof Multiple pitched roof slopes with clay tile finishes and bay window flat roof with metal sheet covering. Satisfactory - Satisfactory condition undertaken by us. - Satisfactory - No 1 No 2 No 3 No 4 No 5

28 C. Schedule of. Page 28 Item Sub Element Description Walls Solid masonry walls with brick faced finishes, painted stone quoins, window surrounds, raised parapets and coping stones Joinery Single glazed metallic windows and timber entrance doors Miscellaneous Mixed external lighting, cigarette bin, CCTV cameras, and cabling. Initial Inspection Satisfactory - Satisfactory - Satisfactory condition undertaken by us Grounds Macadam surfaced car parking provided. Satisfactory Left Elevation Photographs [ ] Chimney Brick chimney stack with metallic flashing. Satisfactory Grounds Macadam surfaced hard standing with thermoplastic markings and dwarf brick boundary extending to far rear left side with treated timber fencing enclosing rear gardens Roof Multiple pitched roof slopes with clay tile finishes and flat roof over door entrance with unknown covering. Satisfactory - fencing slightly out of alignment and external decoration fading. Satisfactory Miscellaneous External light fitting and CCTV camera. Satisfactory condition undertaken by us. - No 1 No 2 No 3 No 4 No 5

29 C. Schedule of. Page 29 Item Sub Element Description Rainwater Goods Painted metal downpipes and hopper heads Walls Solid masonry walls with brick faced finishes, painted stone quoins, window surrounds, raised parapets and coping stones Joinery Single glazed metallic windows and timber entrance doors. Initial Inspection Satisfactory condition undertaken by us. - Satisfactory - localised damaged to painted parapet above door entrance. Satisfactory - No 1 No 2 No 3 No 4 No 5

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64 E. Declaration of document publication. Page 64 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 David Brooks 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 4th January 2018

65 E. Declaration of document publication. Page 65 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: David Brooks Signature: