Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: Harnser The Green Stalham Norwich NR12 9QA N/A Document Date: 16th April 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 Good Satisfactory 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, 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 Monday 16th April 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 The Green. 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. The inspection of the rear elevation was restricted due to restricted access. This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of

6 B. Background Information. Page 6 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. 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 comprising of multiple pitched roofs covered with clay tiles supported on solid and cavity brickwork walls with painted and part rendered finishes. Windows and doors are of single glazed painted timber units. Internally, ceilings are a mixture of lath and plaster and plasterboard with solid masonry and timber stud walls. The ground floor is of solid concrete construction with upper floors being of suspended timber. Externally, there is a good sized shingle car park to the front and rear of the plot along with a beer garden comprising of a concrete paved patio area and lawn. The property also has the benefit of 3 detached single storey letting rooms and a store room. B4. Accommodation Ground Floor - Main Bar Area, Rear Dining Area, Ladies WC, Gents WC, Beer Cellar, Commercial Kitchen, Office, Utility Area First Floor - 2 Bedrooms, Lounge, Kitchen, Bath, WC

8 C. Schedule of. Page 8 Item Sub Element Description Initial Inspection 1 Internal 1.1 Main Bar Area Photographs [ 2-11 ] Ceilings Plasterboard ceiling, lath and plaster ceiling and fully decorated including Walls Solid masonry walls and partitions with, vinyl wall coverings and paint decoration. Isolated exposed brickwork Floors Solid concrete floor, timber boarding and carpet finishes. Raised timber platform Joinery Single glazed timber windows, glazed timber door, ledged and braced door, skirting boards, picture rail and reported items fully decorated Miscellaneous Pendant light, spot light, feature wall lights, emergency light fitting, power sockets, smoke detector, speakers, wall mounted TV, feature fire opening and radiator. Satisfactory - hairline cracking, evidence of making good. Satisfactory Satisfactory - however carpet is worn with isolated stains and cigarette burns. Timber flooring requires redecoration. Satisfactory - isolated deteriorating decorations. Defective front door handle. Satisfactory condition although no formal test of these items have been 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 Bar Servery Photographs [ ] Ceilings Plasterboard ceiling, lath and plaster ceiling and fully decorated including artex Walls Solid masonry walls and partitions with, plaster finishes and paint decoration. Isolated wallpaper finishes Floors Solid concrete floor and vinyl flooring and quarry tile flooring Joinery Timber fire rated door, timber bar and rear shelving and reported items fully decorated Miscellaneous Pendant light, emergency light fitting, power sockets, fire alarm call point, smoke detector, CCTV Camera, steel sink and ceramic sink. Main switches. Satisfactory - isolated cracking, previous making good evident. Satisfactory Satisfactory - aged quarry tiles. Satisfactory - isolated wear to decorations. Satisfactory condition although no formal test of these items have been undertaken by us. 1.3 Rear Dining Area Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including Walls Solid masonry walls and timber partitions with, vinyl wall coverings Satisfactory - isolated patch repairs. Satisfactory No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection and paint decoration with exposed brickwork Floors Solid concrete floor and carpet finishes Joinery Double glazed timber side screens and fire exit doors, fire rated glazed door, timber skirts and reported items fully decorated Miscellaneous Pendant light, spot light, feature wall lights, freestanding lamps, emergency light fitting, power sockets, radiator. Satisfactory - however carpet is heavily worn and stained. Satisfactory - blown pane of glass in fire exit door glazing. Isolated deteriorating decorations. Satisfactory condition although no formal test of these items have been undertaken by us. 1.4 Ladies WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including artex Walls Solid masonry walls and timber partitions with plaster and paint decoration with isolated wall tiling Floors Solid concrete floor and vinyl finishes Joinery Double glazed timber window and non fire doors, skirtings and reported items fully decorated. Satisfactory Satisfactory - isolated damage to partition of cubicle. Isolated dampness adjacent main door at low level. Satisfactory - areas of bubbled vinyl caused by air pockets. Satisfactory - isolated deteriorating decorations. Isolated damage to cubicle sliding door. No 1 No 2 No 3 No 4 No 5

11 C. Schedule of. Page 11 Item Sub Element Description Initial Inspection Miscellaneous Bulkhead light, emergency light fitting, radiator ceramic toilets, ceramic wash hands basin, extractor fan. Satisfactory condition although no formal test of these items have been undertaken by us. 1.5 Gents WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls with plaster and paint decoration with isolated wall tiling Floors Solid concrete floor and vinyl finishes Joinery Double glazed timber window and non fire doors, skirtings and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, radiator ceramic toilet, ceramic wash hands basins, ceramic urinals, extractor fan. Satisfactory Satisfactory Satisfactory - areas of stained vinyl adjacent urinals. Isolated bubbled vinyl. Satisfactory - isolated deteriorating decorations. Defective door handles to toilet cubicle and main door. Satisfactory condition although no formal test of these items have been undertaken by us. 1.6 Toilet/Garden Corridor. Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including. Satisfactory No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Initial Inspection Walls Solid masonry walls and timber partitions with, plaster and paint decoration Floors Solid concrete floor and carpet finishes Joinery Fire rated glazed door, non fire rated toilet doors, timber skirts and reported items fully decorated Miscellaneous Emergency light fitting, feature wall lights, power sockets, radiator, extractor fan. Satisfactory Satisfactory - however carpet is worn and stained. Satisfactory - isolated deteriorating decorations. Defective door handle to gents WC door. Satisfactory condition although no formal test of these items have been undertaken by us. 1.7 Private Lobby & Corridor. Photographs [ ] Ceilings Plasterboard ceiling and unknown man-made boarded ceiling fully decorated including timber battens Walls Solid masonry walls and timber partitions with, plaster and paint decoration and wood chip paper Floors Solid concrete floor and vinyl finishes Joinery Fire rated doors, timber skirts and reported items fully decorated Miscellaneous Rose light fitting, emergency light fitting, radiator, smokedetector, electrical consumer unit, incoming Satisfactory - stained and bulging section of ceiling in corridor. Satisfactory - isolated scuffs and marks, isolated previous patch repairs. Satisfactory Satisfactory - isolated deteriorating decorations. Satisfactory condition although no formal test of these items have been undertaken by us. No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Initial Inspection electrics, fire alarm panel, light switches, fire alarm call point. 1.8 Beer Cellar Photographs [ ] Ceilings Man-made boarded ceiling fully decorated Walls Solid masonry walls and timber partitions with, plaster and paint decoration Floors Solid concrete floor and no coverings Joinery Fire rated door, timber panelled door and reported items fully decorated Miscellaneous Flourescent light fitting, emergency light fitting, some detector, power sockets, beer cellar cooling equipment. Satisfactory - joints taped with black gaffa tape, isolated board damage. Satisfactory - deteriorating decorations, previous patch repair. Satisfactory Satisfactory - isolated deteriorating decorations. Satisfactory condition although no formal test of these items have been undertaken by us. 1.9 Commercial Kitchen Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and ceramic wall tiling. Satisfactory - isolated yellowing from grease. Satisfactory - isolated surface cracking to tiles, isolated grubby/ greasey grout. 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 vinyl finishes Joinery Single glazed timber windows, glazed timber doors and reported items fully decorated Miscellaneous Fluorescent strip lights, emergency lighting, heat detector, power sockets, fire alarm call point, switches, commercial kitchen extraction system. Satisfactory - isolated damage to vinyl. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us Office Photographs [ ] Ceilings Plasterboard ceiling fully decorated Walls Solid masonry walls and timber partitions with, plaster and paint decoration Floors Solid concrete floor and tiled finishes Joinery Fire rated door, timber skirts, single glazed timber window and reported items fully decorated Miscellaneous Fluorescent light fitting, emergency light fitting,smoke detector, fitted base units and laminate worktop, dockers, switch. Satisfactory - isolated deteriorating and patchy decoration. Satisfactory Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been 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 Utility Area Photographs [ ] Ceilings Plasterboard ceiling fully decorated Walls Solid masonry walls and timber partitions with, plaster and paint decoration Floors Solid concrete floor and vinyl finishes Joinery Fire rated doors, timber skirts and reported items fully decorated Miscellaneous Fluorescent light fitting, emergency light fitting,smoke detector, fitted laminate worktop, power sockets, light switch, stainless steel sink. Satisfactory Satisfactory Satisfactory Satisfactory - defective lock to lobby door. Satisfactory condition although no formal test of these items have been undertaken by us FF Rear Right Bedroom Photographs [ ] Ceilings Lath and plaster ceiling fully decorated Walls Solid masonry walls with wood chip paper and paint decoration Floors Suspended timber floor and carpet finishes. Satisfactory - isolated cracking and flaking paintwork. Satisfactory Satisfactory -isolated sloping/ movement. No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Initial Inspection Joinery Single glazed timber window, panelled timber door, skirts and reported items fully decorated Miscellaneous Rose light fitting, radiator, sockets, switches. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Front Right Bedroom Photographs [ ] Ceilings Lath and plaster ceiling fully decorated Walls Solid masonry walls with lath and plaster partitions wood chip paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber window, panelled timber door, skirts and reported items fully decorated Miscellaneous Rose light fitting, radiator, sockets, switches. Satisfactory - isolated cracking and flaking paintwork. Holes from previous light fitting. Satisfactory - isolated scuffs and marks. Satisfactory -isolated sloping/ movement and creaking boards. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Front Left Lounge Photographs [ ] Ceilings Lath and plaster ceiling fully decorated. Satisfactory - isolated cracking. No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection Walls Solid masonry walls and timber partitions with paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, panelled timber door, skirts and reported items fully decorated Miscellaneous Rose light fitting, radiator, sockets, switches. Satisfactory Satisfactory -isolated creaking boards. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Rear Left Kitchen Photographs [ ] Ceilings Plasterboard ceiling fully decorated Walls Solid masonry walls and timber partitions with plaster and paint decoration. Isolated ceramic wall tiling Floors Suspended timber floor and vinyl finishes Joinery Single glazed timber windows, timber fire door, skirts and reported items fully decorated. Satisfactory Satisfactory Satisfactory -isolated creaking boards. Satisfactory No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description Initial Inspection Miscellaneous Spot light fitting, radiator, sockets, some detector, switches, range of base and wall units with laminate worktop and stainless steel sink. Satisfactory condition although no formal test of these items have been undertaken by us FF Bathroom Photographs [ ] Ceilings Plasterboard ceiling fully decorated Walls Solid masonry walls and timber partitions with plaster and paint decoration. ceramic wall tiling Floors Suspended timber floor and vinyl finishes Joinery Single glazed timber window, timber door, skirts and reported items fully decorated Miscellaneous Spot light fittings, radiator, ceramic sink, acrylic bath, electric shower. Satisfactory Satisfactory Satisfactory -isolated creaking boards. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF WC & Lobby Photographs [ ] Ceilings Lath and plaster ceiling fully decorated Walls Solid masonry walls and timber partitions with plaster and paint decoration. Satisfactory - hairline cracking. Satisfactory No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection Floors Suspended timber floor and vinyl finishes Joinery Single glazed timber window, timber doors, skirts and reported items fully decorated. Satisfactory -isolated creaking boards. Satisfactory Miscellaneous Pendant light fittings ceramic WC. Satisfactory condition although no formal test of these items have been undertaken by us FF Landing/Staircase Photographs [ ] Ceilings Lath and plaster ceiling fully decorated Walls Solid masonry walls and timber partitions with paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Panelled timber doors, skirts, timber staircase with balustrade and handrail and reported items fully decorated Miscellaneous Rose light fitting, smoke detector, emergency lighting, sockets, switches. Satisfactory Satisfactory Satisfactory -isolated creaking boards. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Initial Inspection 2 External 2.19 Right Elevation Photographs [ ] Miscellaneous Mixed external lighting. Satisfactory condition although no formal test of these items have been undertaken by us Grounds Patio area comprising concrete paving slabs with dwarf single skin brick retaining walls and isolated areas of shingle. Grassed garden area with timber post and panelled fencing and hedgrow boundaries Grounds Car park comprising of shingle with hedgerow/tree boundaries and a brick boundary wall to the front of the site Grounds Private garden/kitchen area comprising of grass with timber storage sheds on part concrete bases with timber post and panelled fencing and oil tank Chimney Brick built chimneys with and clay pots. Satisfactory - however isolated uneven and cracked paving slabs, areas of eroded paving pointing, isolated weed growth, section of defective/leaning fence around private area. Satisfactory - however isolated potholes, spalled brickwork generally to brick wall as well as cracking presumably caused by neighbouring tree, and. Satisfactory - however section of defective fencing adjacent to oil tank, foliage growth over section of fencing, isolated damage to cladding to timber sheds, no bunding to oil tank. Satisfactory -however isolated eroded pointing and soiling. No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Initial Inspection Roof Multiple pitched roofs with, clay tile covering, clay ridge tiles and lead valley gutter Rainwater Goods Non painted, plastic gutters and plastic downpipes Walls Solid masonry wall with, cavity masonry wall with, brick facing and render finishes Joinery Single glazed timber windows, glazed timber door and reported items fully decorated. Satisfactory - isolated slipped tiles adjacent to valley gutter, localised broken ridge tiles. Satisfactory Satisfactory Satisfactory 2.20 Rear Elevation Photographs [ ] Miscellaneous Mixed external lighting, beer cellar cooling cassettes Chimney Brick built chimney with lead flashings Roof Multiple pitched roofs with, clay tile covering, clay ridge tiles and lead flashings Rainwater Goods Non painted, plastic gutters and plastic downpipes Walls Solid masonry wall with, cavity masonry wall with brick facing and painted finishes. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory - however isolated eroded pointing. Satisfactory - however localised broken ridge tiles. Satisfactory - where seen. Satisfactory - where seen. Evidence of spalled brickwork beneath paint. No 1 No 2 No 3 No 4 No 5

22 C. Schedule of. Page 22 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows. Satisfactory - where seen Front Elevation Photographs [ ] Miscellaneous Satellite dish, mixed external lighting, illuminated pub signage and cigarette bin Outbuildings Single storey letting rooms and storage room comprising pitched roofs covered with clay tiles, clay ridge tiles supported on solid brickwork walls with part painted timber cladding, single glazed and isolated double glazed timber windows, glazed timber doors, plastic, cast iron and asbestos rainwater goods, emergency lighting, mixed external lighting. Internally ceilings are of plasterboard with drylined walls and solid concrete floors. Lighting, power is provided as well as en suite facilities including ceramic WC's, wash hand basins and plastic shower trays and screens. There is a concrete, shingle and paved courtyard area serving the letting rooms with brickwork boundary walls. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory/Poor - the letting rooms generally require complete refurbishment internally and particularly externally to include, removal of vegetation growth to roofs and walls, vegetation growth to valleys, eroded pointing, spalled brickwork, masonry bees damage to mortar joints, isolated cracking to brickwork, part aged asbestos rainwater goods, undulating roofs, isolated dampness noted to letting rooms internally, isolated poor decorations, isolated damage to laminate flooring, mould spots and damp smells. There is a missing section of plasterboard ceiling to the store room as well as general deteriorating decorations. There is cracked concrete hardstanding to the courtyard as well as area of spalled brickwork and vegetation growth to the boundary wall. No 1 No 2 No 3 No 4 No 5

23 C. Schedule of. Page 23 Item Sub Element Description Initial Inspection Chimney Brick built chimney with clay pots and lead flashings Roof Multiple pitched roofs with, clay tile covering, clay ridge tiles and lead flashings Rainwater Goods Non painted, plastic gutters and plastic downpipes Walls Solid masonry wall with, brick facing, render finishes and tile cladding Joinery Single glazed timber windows and timber panel door. Satisfactory - isolated eroded pointing. Satisfactory Satisfactory - however minor misalignment to guttering to right hand side, downpipes discharging onto ground. Satisfactory Satisfactory 2.22 Left Elevation Photographs [ ] Miscellaneous Mixed external lighting and illuminated pub signage Chimney Brick built chimney with and clay pots Walls Solid masonry wall with, brick facing and render finishes Joinery Single glazed timber windows and glazed timber door. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory - isolated soiling to brickwork. Satisfactory - isolated soiling to brickwork at low level. Satisfactory No 1 No 2 No 3 No 4 No 5

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60 E. Declaration of document publication. Page 60 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 Gemma Templeman 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 16th April 2018

61 E. Declaration of document publication. Page 61 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: Gemma Templeman Signature: