SCHEDULE OF CONDITION. Public House, St Neots, Cambridgeshire

Transcription

1 SCHEDULE OF CONDITION Public House, St Neots, Cambridgeshire FOR Mr E Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by:

2 CONTENTS SCHEDULE OF CONDITION Elevations page 5 Front Elevation Left Hand Elevation Rear Elevation Right Hand Elevation Roof Car Park Internal Rooms page 21 Ground Floor front of house Entrance Bar/Restaurant Toilets Ground Floor back of house Bar Servery Catering Kitchen Cellar Storage Area Outside/Inside Area First Floor - private living accommodation Bedroom One Bedroom Two Lounge Kitchen Bathroom Office Stairs / Corridor Other Matters page 57 Fire Regulations Disability and Discriminations Act Asbestos Register Limitations page 59 Signature Document page 60 2

3 Introduction The Schedule of Condition offers a detailed description of the condition of the property at the time of our inspection. 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 is to be read in conjunction with the Property Report. Information Summary Address: Prospective Tenant: Covenants: Repairing Covenant, Redecorating Covenant, Reinstatement and Statutory Regulation Covenant Yield Up Covenant: Redecoration Covenant: Public House, St Neots, Cambridgeshire Mr E We have not seen a copy of the lease and we have therefore assumed the property has a full repairing and insuring covenant 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 immediately. Dated Defined Where this term is used, we do not believe the cyclical three/five year redecoration as per a standard Full Repairing and Insuring lease requirements have been undertaken. 3

4 Statutory Regulations Covenant: Asbestos Warning In this age of property it was very common to use asbestos. We have noted what we believe to be asbestos tiles to the roof. Most leases require an asbestos report. We have not carried out an asbestos test or report but we would recommend one is carried out. We are not asbestos surveyors Photographs: We have taken approximately 400 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. Orientation: Weather: All directions are taken as if viewing the property from the front. At the time of the survey the weather was a warm summer s day. The weather did not hamper our survey. 4

5 ELEVATIONS All directions given as you face the property. The property has been viewed from ground level. Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants Contents: Front Elevation Left Hand Elevation Rear Elevation Right Hand Elevation Car Park Area 5

6 Location Plans 6

7 7

8 FRONT EXTERNAL ELEVATION Chimneys: DESCRIPTION CONDITION ACTION REQUIRED Two brick chimneys; one to the left with a flue and one to the right with a chimney pot (all directions given as you face the property). The right hand chimney is in need of repointing. Repoint and check flashings Main Roof: Shallow pitched slates Timber bargeboard Some moss Left hand chimney Right hand chimney Remove moss, check and make watertight Low levels roofs: Splayed Bay Roof: Roof over front entrance: As per main roof Roof over front entrance: Slate Displaced slates to front Slipped slate Replace and make watertight Check and make watertight 8

9 Gutters and Downpipes: Plastic Vegetation growing into gutter Walls: Vegetation in gutter Clear gutters and ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. Flemish bond brickwork Needs repointing in lime mortar Repoint in lime mortar Flemish bond brickwork to left and cavity wall bond to new extension on the right Painted render to base Timber lintels Cracking to front wall between original building and the toilet extension Newly painted by ingoing lessee Dated Repair, prepare and Timber lintel 9

10 External Detailing: Entrance door Locked and not used Single glazed windows in timber frame Front entrance Marked and dated Repair, prepare and Timber window frame Signage: Worn window frame Stables restaurant swing sign Dated Repair, prepare and and sign write. Boundary wall: To left hand side Needs rebuilding Repoint / rebuild or render and paint Front wall needs rebuilding LEFT HAND EXTERNAL ELEVATION DESCRIPTION CONDITION ACTION REQUIRED 10

11 Chimney: See front elevation Roofs: High and low level slate roofs, believed to have an asbestos content Heavily moss covered Check asbestos content and obtain asbestos report for the whole property. Dormer window Moss on partly asbestos roof Limited visibility of dormer roof Clear moss if this can be safely carried out Plastic corrugated roof Valley gutter Dormer window Valley gutter blocked with vegetation Clear moss Valley gutter Plastic corrugated roof 11

12 Two roof lights Misting up Repair, prepare and Roof light Close up of roof light Roof light Inside of roof light Roof light misting up Inside of roof light Gutters and Downpipes: Gutters go directly into the ground Moss on downpipes, indicating this is the north side Ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. Moss at bottom of downpipe 12

13 Walls: Flemish bond brickwork Small French drain Weathered pointing Repoint in lime mortar Extract fan Damaged Repointing needed Walls need repointing Repair / replace External Detailing: Broken extract fan Fire exit door Marked Repair, prepare and Signage: Swing sign Weathered Repair, prepare and Boundary wall Church Lane: Church Lane wall Leaning and spalling to base Major repairs / replace Left hand wall Close up of spalling brickwork 13

14 REAR ELEVATION DESCRIPTION CONDITION ACTION REQUIRED Roofs: See front elevation Likely to be an asbestos based tile Heavily moss covered Asbestos report and clear moss if safe to do Vents At low level Moss to rear roof Vent needs to be added at high level Walls: Stretcher bond brickwork External Detailing: Timber single glazed windows: Single glazed French entrance doors Signage: Average Dated Vents to lower roof Redecorate / in fill cellar window One sign Dated Repair, prepare and 14

15 Drains: Two manholes No grease traps noted Closed circuit TV camera report required by outgoing tenant Add grease trap if the basis of your business is food cooking Patio area: Patio area 15

16 RIGHT HAND EXTERNAL ELEVATION Chimneys: DESCRIPTION CONDITION ACTION REQUIRED See front elevation Roofs: High level pitched slate roof Satellite dish to corner Low level pitched slate roof Slipped slates Replace and make watertight Slipped slate 16

17 Gutters and Downpipes: Plastic Plants growing out of gutter, This area is not getting much sunlight and is therefore more prone to dampness Ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. Clean and clear vegetation/moss A lot of moss on the downpipe Vegetation in gutter Plastic soil and vent pipe Walls: Stretcher bond brickwork Plastic soil and vent pipe Covered with ivy Cut back ivy or place trellis between ivy and wall to stop damage Timber lintels External Detailing: Singled glazed timber windows with frosted glass Dated Dated Ivy growing up wall Repair, prepare and Repair, prepare and Boundary: Windows deteriorating Not marked Your legal adviser needs to confirm the boundary on the right hand side 17

18 ROOF - EXTERNAL DESCRIPTION CONDITION ACTION REQUIRED Main Pitched Roof front right: Manmade slate Valley Gutters: Heavily moss covered Moss on roof tiles and valley gutters are blocked with the moss Check asbestos content and obtain asbestos report for the whole property. Clear moss Valley gutter Plastic corrugated roof: Rear roof over toilets: Manmade slates Valley gutter full of moss Flat and moss sitting on it Clear moss, make watertight. We recommend adding a fall. Check it has Planning Permission and Building Regulations. We believe it is possibly being used illegally as a food storage area We would recommend that a joint inspection is carried out with access provided by the Landlord via cherry pickers or suitable safe access viewing platforms and agree a schedule. 18

19 CAR PARK DESCRIPTION CONDITION Car Park Shingle to front section and tarmac and part shingle to rear. Parking for approx ten cars Faded lines No drainage visible ACTION REQUIRED Repaint white lines Cut back trees The car park runs away from the pub Few mature trees Mature trees Boundary wall Leaning and spalling To left hand side Repair / add buttress or replace Spalling wall Concrete wall to rear of car park 19

20 Fencing Wooden fence to left hand side Dated Repair and Fence to rear Fence to right hand side Wooden fence Needs work (as assume by others) Drains: Manholes No grease trap CCTV camera report recommended. Add grease trap if the basis of your business is food cooking Manhole rear left hand side Manhole right hand side 20

21 INTERNAL All directions given as you face the property. The property has been viewed from ground level. Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants Contents Ground Floor front of house Main Bar Restaurant Toilets Ground Floor Back of house Bar servery area Catering Kitchen Cellar Storage Area Outside / Inside Area First Floor Bedroom One Bedroom Two Bathroom Domestic Kitchen Office Stairs / Corridor Services Cupboard 21

22 Ground Floor Front of House 22

23 Front Entrance Area - Not Used Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted and stained timber slats Walls: Painted and stained timber slats Floors: Carpet Detailing: Average Average As new Front door painted with six panels Entrance door painted timber door with two panels and frosted glass Windows: Timber around lobby door Marked Repair, prepare and Clean Stained glass area 23

24 Restaurant / L-Shaped Bar DESCRIPTION CONDITION ACTION REQUIRED Ceilings: Stick on beams, painted between Average Walls: Painted Dado rail Wallpaper below dado Stick on timbers High damp meter readings Reduce levels of dampness Floors: Carpet Section of Altro-style flooring Detailing: Timber single glazed windows Doors: Obtaining high damp meter readings As new Average Average Repair, prepare and 24

25 Rear Lobby Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Average Walls: Painted Average Floors: Carpet As new Matt well Detailing: Two stained double entrance doors Average Repair, prepare and 25

26 Toilet Facilities There are no toilets for the less able/disabled Entrance Lobby to Toilets Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Access hatch to roof Average Repair, prepare and Walls: Painted Roof access Hairline cracking Repair, prepare and Hairline cracking 26

27 Floors: Altro style flooring Average Clean and/or replace Detailing: Frosted single glazed window into a timber frame Entrance door has vision panel Average Marked Repair, prepare and Timber veneer doors Frosted panel in entrance door Minor marks Repair, prepare and 27

28 Gentlemen s Toilets Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Mould / condensation over water cistern Repair, prepare and Walls: Painted Tiled approx 1.5 metres around urinals Floors: Altro style flooring Marked Blown tiles Mould above toilet Seal broken near drain outlet and marked tiles Repair, prepare and Deep clean and replace blown tiles Re-seal and clean / and or replace 28

29 Sanitary Ware: Three urinals, one WC, one wash hand basin Some disabled / less abled equipment Dated Deep clean Detailing: WC with less abled equipment Two timber veneer doors Dated wash hand basin Damaged Repair, prepare and Damaged door 29

30 Ladies Toilets Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Hairline cracking Repair, prepare and Walls: Painted Hairline cracking and dampness Floors: Right hand WC cubicle cracking where wall meets ceiling Repair, prepare and Altro style flooring Average Clean and/or replace Sanitary Ware: Two WC s, one wash hand basin Dated Deep clean Detailing: Frosted single glazed windows into timber frames Average Dated wash hand basin Timber veneer doors Average 30

31 GROUND FLOOR BACK OF HOUSE 31

32 Bar Servery Area DESCRIPTION CONDITION ACTION REQUIRED Walls: Veneer bar with trim One optics display Till on back bar Wash hand basin to left hand side Average Deep clean Till Floors: Altro style flooring Seam coming away Repair seam and damage and deep clean Damaged floor 32

33 Catering Kitchen rear left hand side Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Marked Repair, prepare and Walls: Large tiles Ingrained dirt Deep clean grout Fixing points and ingrained dirt to tiles 33

34 Floors: Altro style flooring and skirting Split in middle Repair, clean and/or replace Joinery: Windows Doors Cuts in Altro-style flooring Average Average Splits at seams Repair, prepare and Kitchen Equipment: Stainless steel catering equipment. Worn out Formica tops to far left hand corner Worn worktop The catering equipment has not been inspected, as we are not expert in this area, you should seek expert advice. We have assumed that the catering equipment meets Local Authority approval and is appropriate for use. 34

35 Services Cupboard Ceiling: DESCRIPTION CONDITION ACTION REQUIRED Painted Average Repair, prepare and Walls: Walls Cracking Repair, prepare and Cracking More cracking Floors: Altro style flooring Average Detailing: Varnished fire door Three other doors Worn Markings around frame of door to kitchen Re-varnish Add push plate to door to kitchen Damage to lobby door into boiler room 35

36 Services: Floor mounted Baxi boiler Check the service record Baxi boiler Electrics from 1970 s/1980 s Dated Have an Institute of Electrical Engineers (IEE) test and report carried out by an NICEIC contractor or equivalent. Dated fuseboard 36

37 CELLAR 37

38 Ground floor cellar to rear left hand side Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Signs of staining Repair, prepare and Walls: Painted Python Belfast sink Damage and deterioration Repair, prepare and Spirit store in corner Damage and deterioration More damage 38

39 Floors: Concrete Ingrained dirt Clean/add floor paint Joinery: Windows at high level Doors Steps Area to Cellar: Average Average Insulate windows 39

40 Outside / Inside Area DESCRIPTION CONDITION ACTION REQUIRED Roof: Corrugated plastic roof Walls: External of corrugated plastic roof Concrete posts with vertical timber slats Stretcher bond brickwork to low level Flat with moss sitting on it and dampness coming through Internal of corrugated roof over fridge area Clear moss, make watertight. We recommend adding a fall. Check it has Planning Permission and Building Regulations. We believe it is possibly being used illegally as a food storage area Concrete/timber walls 40

41 Floors: Concrete Moss to concrete Clean Detailing: Double gated entrance Services: Walk in self contained fridge Four Calor gas bottles Unchained Green to concrete Need securing Unsecured Calor gas canisters 41

42 FIRST FLOOR PRIVATE LIVING ACCOMMODATION 42

43 Stairs and Landing Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Plasterboard Average Walls: Painted Plasterboard Average Floors: Carpet As new Detailing: One stained timber Velux roof light Doors: Average Dated Repair, prepare and 43

44 Rear Lounge Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard Hairline cracks Repair, prepare and Walls: Painted Double panel radiators under window Average Average Floors: Carpet Detailing: Two windows Doors: As new Floor deflects slightly Dated Dated Investigate floor deflection Repair, prepare and 44

45 Domestic Kitchen DESCRIPTION CONDITION ACTION REQUIRED Ceilings: Painted with fluorescent lights No cover Add cover Walls: Painted One tile splashback Cupboard units Dated. There are no wall units, which is unusual Repair, prepare and. Floors: No wall units Vinyl Deflects Investigate floor deflection 45

46 Joinery: Windows Doors Dated Dated Repair, prepare and Appliances: The equipment has not been inspected, as we are not expert in this area, you should seek expert advice. Services: See Services section 46

47 Bathroom Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Artex Access to roof space Dated Repair, prepare and Walls: Floor to ceiling floor tiles Skirting Some cracking around bath at the junction of the tiles and the bath Holes Re-mastic Improve the extraction in the bathroom Fill Floors: Shower unit Crack around bath Testing for lateral dampness Vinyl Deflects Investigate floor deflection 47

48 Detailing: Windows: Doors: Sanitary Ware: Double sized shower, one bath, one vanity unit Dated Dated Dated Repair, prepare and Deep clean 48

49 Bedroom One front right hand corner Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Artex plasterboard Cracking Typical of lath and plaster ceilings Repair, prepare and Cracks in ceiling Cracks in ceiling 49

50 Walls: Painted plasterboard Chimney breast Floors: Carpet Detailing: Blown plaster to right hand corner Unvented As new Blown plaster Re-plaster. Note crack on external wall, minor movement possibly due to drainage leak. A closed circuit TV camera report recommended Vent Timber single glazed bay window Doors: Dated Repair, prepare and 50

51 Airing Cupboard Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Artex Dated and cracked Repair, prepare and Walls: Painted Floors: Carpet Detailing: Doors: Services: Factory insulated cylinder Dated and Cracked Could suffer from cold bridging as between the wall and ceiling also forms the roof Average Dated Repair, prepare and Service record required Hot water cylinder 51

52 Office to front middle Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Walls: Painted Average Average Could suffer from cold bridging as between the wall and ceiling also forms the roof Floors: Carpet Detailing: Windows: As new Dated Cold bridging Repair, prepare and Fire Doors: Perco door closer removed Add Perco door closer 52

53 Bedroom Two left hand side Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted Walls: Painted Chimney breast left hand side Floors: Carpet Detailing: Single glazed timber windows Fire Doors Cracking typical of lath and plaster Average Needs venting Note: cold bridging likely As new Marked Perco door closers remove Repair, prepare and Repair, prepare and Vent chimney Repair, prepare and Add Perco door closer 53

54 Corridor Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted, partly formed within pitch of roof Roof light Walls: Painted Floors: Carpet Detailing: Doors: Average Could cause cold bridging Seal has gone Average As new Average Replace seal 54

55 Roofs - Internal Main roof Front roof Roof void over toilets DESCRIPTION CONDITION ACTION REQUIRED Main high level roof: Cut timber roof Condensation Add vents Water tank Condensation occurring No lid Condensation occurring Timber softening up because of condensation Add lid No lid 55

56 Plastic pipe and copper tail Lath and plaster to front of prop and plasterboard to rear Left hand roof used for storage Rear roof over toilets: Pre-fabricated truss Condensation. Cold bridging likely around chimney Add vents Pre-fabricated trusses Dergo valve from ladies waste from bathroom we believe feeding into it 56

57 OTHER MATTERS SERVICES Electrics The electrics were located in the services cupboard on the first floor are from the 1970 s/1980s and are likely to need replacing. Heating ACTION REQUIRED: All electrics need to be tested to Institute of Electrical Engineers (IEE) standard by an NICEIC approved electrician or equivalent. The property has a wall mounted boiler Baxi. ACTION REQUIRED: Obtain service records. Energy Efficiency This is and older properties and as such this will not be as energy efficient as a modern property. ACTION REQUIRED: Obtain service records for the heating. Disability Discrimination Act You should be aware that it is now a requirement to give reasonable access to the disabled and make reasonable amendments to the property as is necessary to accommodate them. ACTION REQUIRED: You should ask to see if a report has been carried out in line with the Disabilities Act highlighting areas that can be improved or have been improved. 57

58 Asbestos Register In a property of this age there may well be some asbestos. This was commonly used post war until it was banned only in the last ten or so years, 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. Drains We have not carried out a drainage test. ACTION REQUIRED: We would recommend that a closed circuit TV camera report is carried out. Service Pipes We have not checked the service pipes other than running the taps for approximately fifteen minutes when they had a steady flow of water. This is not a structural survey or a building survey. 58

59 LIMITATIONS As per our original Terms of Engagement, we would remind you specifically that: 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. The Schedule of Condition has been prepared by XXX Limited following a visit. This report does not constitute a Structural Survey (now known as a Building Survey). 59

60 Signature Document in Relation to Public House, St Neots, Cambridgeshire Schedule of Condition This signature document represents page 60 and 61 of a 61 page Schedule of Condition relating to: Public House, St Neots, Cambridgeshire as prepared by XXX 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: Public House, St Neots, Cambridgeshire As inspected By XXX Chartered Surveyors Signed:..... Dated: For and on Behalf of XXX, Chartered Surveyors 60

61 Lessee Mr E 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 E 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. 61