Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: Shipwrights Ferryboat Lane Sunderland SR5 3HW N/A Document Date: 21st August 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 21st August 2018 Initial Issue Romans Professional Services Ltd Quentin Campbell

4 B. Background Information. Page 4 Important note: Romans Surveyors and Valuers undertake a nondestructive 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 underfloor 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 21st August 2018 and, at the time of inspection the weather was dry and overcast 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. We were unable to fully inspect the main roof due to limitations of view. We were unable to inspect the first floor Rear Bedroom, and Office, due to unavailability of access. 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 Ferryboat lane. 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 subfloor voids was undertaken. We therefore cannot confirm the condition of underlying floor timbers.

6 B. Background Information. Page 6 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. 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 A semidetached two storey property, of traditional construction, with solid masonry walls, having largely rendered facings, with some brick facings, set beneath pitched roofs with slate coverings. Areas of flat roof with mineral felt covering to the rear. Internally ceilings are of plasterboard, or lath and plaster, with emulsion paint finishes, while partitions are a mixture of solid and studwork with plaster, lath and plaster, plasterboard, lining paper, emulsion paint, and ceramic wall tile finishes. The ground floor is of solid concrete specification. The first floor is of suspended timber specification. A variety of finishes are incorporated including carpet, vinyl, and ceramic tile. The ground floor is designated for commercial use. The first floor is designated for residential use. However the first floor also contains 5 x derelict ensuite letting bedrooms. To the right is car park with tarmacadam surface. To the rear is a small yard with concrete surfacing.within this yard is an outbuilding housing the chilled beer store. The property is located on a rectangular plot facing a river in the North Hylton area of Sunderland. B4. Accommodation Ground Floor Chilled Beer Store, Rear Store, Commercial Kitchen, Dining Area, Bar, Gents WC, Ladies WC, Disused Kitchen (Store) First Floor Main Stair & Landing, Living Room, Office, Bedrooms x 2, Bathroom, Store, Disused Ensuite Letting Bedrooms x 5, Guest Stair to Letting Bedrooms

8 C. Schedule of. Page 8 Item Sub Element Description 1 External Initial Inspection 1.1 Front Elevation Photographs [ 23 ] Chimney Brick built chimney with, render, clay pots, lead flashing and cement flashing Roof Pitched roof with, natural slate covering, clay ridge tiles and cement flashings Rainwater Goods Painted, plastic gutters, plastic hopper heads, metal hopper heads, plastic downpipes, metal downpipes and with, no surface water drainage. Poor Satisfactory but ridge pointing poor. Some sagging noted to ridge. Satisfactory Walls Solid masonry wall with decorated render finishes. Satisfactory Minor render repairs and full decoration required Joinery Double glazed plastic framed windows, timber flush door, timber faux shutters, and reported items partially decorated Miscellaneous Extract vents, satellite dish, CCTV camera, mixed external lighting, non illuminated pub signage, security alarm sounder and cigarette bin. Satisfactory but timber joinery poor. 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 Right Elevation Photographs [ 45 ] Chimney N/a Roof Unseen pitched roof Rainwater Goods Painted, plastic gutters, plastic downpipes and with, no surface water drainage. Satisfactory Walls Solid masonry wall with decorated render finishes. Satisfactory minor render repairs and spot decoration required Joinery Galvanised metal fire stair, roller shutter door to garage, double glazed plastic framed windows, timber flush door and reported items partially decorated Miscellaneous Extract vents, gas meter housing, boiler flue, CCTV camera, mixed external lighting, flood lights and plastic soil and waste pipes Grounds Car park with tarmacadam surface and stone retaining wall to rear. Small area of timber fence adjacent to fire stair. Satisfactory by us. Poor resurfacing required, and poor pointing noted to rear wall. Timber fence poor. No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection 1.3 Rear Elevation Photographs [ 69 ] Chimney Brick built chimney with flue outlet. Poor Roof Unseen pitched roof. Areas of flat roof with mineral felt covering Rainwater Goods Painted, plastic gutters, lined timber gutters, plastic hopper heads, metal hopper heads, plastic downpipes, metal downpipes and with, surface water gullies Walls Solid masonry wall with stone facing and brick surrounds to openings Joinery Timber porch roof, single glazed timber windows, double glazed plastic framed windows, roller shutter door, timber flush door and reported items partially decorated Miscellaneous Extract vents, metal flue, gas supply pipe, CCTV camera, mixed external lighting, mixed plastic and metal soil and waste pipes and quartz radiant space heater. Air conditioning units to Chilled Beer Store wall Grounds Small yard with concrete surface, and stone retaining wall to rear. Within this area is a Chilled Beer Store having solid masonry wall with render finish set Satisfactory to flat roof. Satisfactory generally but isolated repairs required. Satisfactory Isolated pointing required. Satisfactory but timber joinery requires some overhaul and decoration. by us. Satisfactory but concrete surface is cracked and the rear wall requires No 1 No 2 No 3 No 4 No 5

11 C. Schedule of. Page 11 Item Sub Element Description 2 Internal below a flat roof with mineral felt covering, and a flush timber door. Initial Inspection some pointing. Chilled Beer Store requires some external overhaul. 2.4 Chilled Beer Store Photographs [ 1011 ] Ceilings Asbestos boarded ceiling, fully decorated including and water based paint, oil based paint Walls Solid masonry walls and partitions with, manmade boarding and paint decoration. Satisfactory decoration required. Satisfactory decoration required Floors Solid concrete floor and no floor coverings. Poor Joinery Timber non fire rated door and reported items fully decorated Miscellaneous Bulkhead light, fluorescent light, emergency light fitting, switches and sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, PIR sensor, gas boiler, pipework and cellar cooling equipment. Satisfactory decoration required. Internal door off hinges. by us. 2.5 Garage/Store Photographs [ 12 ] Ceilings Exposed joinery to underside of roof Satisfactory No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Walls Solid masonry walls and partitions with no decoration. Initial Inspection Satisfactory Floors Solid concrete floor and no floor coverings. Poor Joinery Metal roller shutter doors, timber non fire rated door and reported items partially decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, electrical distribution board, smoke detector, cabling, CCTV Camera, PIR sensor and pipework. Satisfactory but timber door to kitchen requires overhaul. by us. Loose pipework adjacent to kitchen door. 2.6 Commercial Kitchen Areas Photographs [ 1315 ] Ceilings Plasterboard ceiling, fully decorated including oil based paint Walls Solid masonry walls and partitions with, plastic cladding and metal cladding. Poor Satisfactory Cleaning required Floors Solid concrete floor and vinyl flooring. Satisfactory but vinyl covering in poor condition Joinery Double glazed plastic framed windows, mixed fire rated and non fire rated timber doors, architraves, Poor plastic window satisfactory. No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description fitted units, timber boxing, and reported items partially decorated Miscellaneous Bulkhead light, fluorescent light, emergency light fitting, switches and sockets, switch gear, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, CCTV Camera, gas boiler, pipework, commercial kitchen air extract equipment and steel sink. Initial Inspection by us. 2.7 Passage Photographs [ 16 ] Ceilings Lath and plaster ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes and paint decoration. Poor Satisfactory decoration required Floors Solid concrete floor and carpet finishes. Satisfactory Joinery Timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, CCTV Camera and PIR sensor. Poor by us. No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection 2.8 Dining Areas Photographs [ 1719 ] Ceilings Timber beams, plasterboard ceiling, timber boarded ceiling, fully decorated including and water based paint, oil based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lath and plaster finishes, decorative joinery, and paint decoration. Satisfactory decoration required. Satisfactory decoration required. Damp penetration noted Floors Solid concrete floor and carpet finishes. Satisfactory Joinery Small servery, various shelving, double glazed plastic framed windows, timber non fire rated door, skirting boards, architraves, fire surround and reported items fully decorated Miscellaneous Mixed ceiling and wall lights, ceiling mounted fans, emergency light fitting, power sockets, smoke detector, fire alarm sounder, conduits, CCTV Camera, PIR sensor, speakers, wallmounted TV, electric space heater, solid fuel stove, feature fire opening with castiron range, radiator and pipework. Satisfactory decoration required. by us. 2.9 Bar Photographs [ 2021 ] Ceilings Timber beams, plasterboard ceiling, fully decorated including water based paint. Satisfactory decoration required. No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Walls Mixed timber stud partitions and masonry walls with, plaster finishes, plasterboard lining, timber panelling and paint decoration Floors Solid concrete floor, vinyl flooring to servery, ceramic tiling and carpet finishes Joinery Timber servery and back shelving, decorative joinery, single glazed timber internal window, double glazed plastic framed windows, timber non fire rated door, glazed timber door, skirting boards, architraves, various shelving, fire surround and reported items fully decorated Miscellaneous Fixed upholstered seating, mixed ceiling and wall lights, emergency light fitting, switches and sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, cabling, conduits, CCTV Camera, PIR sensor, speakers, wall mounted TV, thermostat, wood burning stove, radiator, pipework, extractor fan and steel sink. Initial Inspection Satisfactory decoration required. Damp penetration noted. Satisfactory Satisfactory decoration required. by us WC Passage Photographs [ 22 ] Ceilings Timber beams, plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes and paint decoration. Satisfactory Satisfactory decoration required Floors Solid concrete floor and carpet finishes. Satisfactory No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves, decorative joinery, and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting and CCTV Camera. Initial Inspection Satisfactory decoration required. by us Gents WC Photographs [ 2324 ] Ceilings Plasterboard ceiling, with, partial decoration including water based paint Walls Mixed timber stud partitions and masonry walls with and ceramic tiling. Satisfactory decoration required. Satisfactory Floors Solid concrete floor and ceramic tiling. Satisfactory Joinery Vanity unit, single glazed timber windows, timber non fire rated door, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, fan switch, smoke detector, fire alarm sounder, conduits, PIR sensor, radiator, pipework, extractor fan, ceramic sink, toilet, urinal and electric hand drier. Satisfactory cracked glass noted to one window. Decoration required. by us. No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection 2.12 Ladies WC Photographs [ 25 ] Ceilings Plasterboard ceiling and overlaid with plastic cladding Walls Mixed timber stud partitions and masonry walls with, plaster finishes, plastic cladding, paint decoration and ceramic tiling Floors Solid concrete floor, ceramic tiling and carpet finishes Joinery Vanity unit, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, light switch, smoke detector, fire alarm sounder, conduits, PIR sensor, radiator, pipework, extractor fan, ceramic sink, toilet, baby changing unit, and electric hand drier. Satisfactory Satisfactory Satisfactory Satisfactory decoration required. by us First Floor Main Stair & Landing Photographs [ 2627 ] Ceilings Plasterboard and, lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and paint decoration. Satisfactory Satisfactory partial decoration required. No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description Initial Inspection Floors Suspended timber floor and carpet finishes. Satisfactory area of carpet missing Joinery Double glazed plastic framed windows, timber non fire rated door, skirting boards, architraves, dado rail, timber stairs with vertical baluster based guarding and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, switches and sockets, electrical distribution board, fire alarm control panel, fire alarm call point, smoke detector, fire alarm sounder, conduits, burglar alarm, radiator and pipework First Floor Rear Bedroom Access Unavailable Satisfactory spot decoration required. by us First Floor Living Room Photographs [ 28 ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water 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 Double glazed plastic framed windows, timber non fire rated door, skirting boards, architraves, dado rail, fire surround and reported items fully decorated. Satisfactory No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Miscellaneous Pendant light, switches and sockets, wood burning stove, radiator and pipework First Floor Office Access Unavailable Initial Inspection by us First Floor Front Bedroom Photographs [ 29 ] Ceilings Fibreboard ceiling, fully decorated including waterbased paint Walls Solid masonry walls and partitions with, plaster finishes, lining paper and paint decoration. Satisfactory Satisfactory decoration required. Damp penetration noted Floors Suspended timber floor and carpet finishes. Satisfactory Joinery Double glazed plastic framed windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Pendant light, switches and sockets, radiator and pipework. Satisfactory by us. No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Initial Inspection 2.18 First Floor Bathroom Photographs [ 3031 ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, plasterboard dry lining, plastic cladding, lining paper and paint decoration. Satisfactory Satisfactory Floors Suspended timber floor and vinyl flooring. Satisfactory Joinery Single glazed timber windows, timber non fire rated door, skirting boards, architraves and reported items fully decorated Miscellaneous Bulkhead light, light switch, radiator, pipework, extractor fan, electric space heater, ceramic sink, toilet, acrylic bath, shower tray, glass surround and electric shower. Satisfactory Good 2.19 First Floor Store Photographs [ 32 ] Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes, lining paper and paint decoration. Satisfactory Satisfactory Floors Suspended timber floor and no floor coverings. Satisfactory No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Joinery Single glazed timber windows, timber fire rated door, skirting boards, architraves and reported items partially decorated Miscellaneous Pendant light, switches and sockets, radiator and pipework. Initial Inspection Satisfactory decoration required. by us First Floor 5 x disused Letting Rooms & Ensuites Photographs [ 3347 ] Ceilings Timber beams, plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with, areas of exposed masonry, plaster finishes, mixed decorations and ceramic tiling Floors Suspended timber floor, vinyl flooring and carpet finishes Joinery Double glazed plastic framed windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves and reported items partially decorated Miscellaneous Mixed ceiling and wall lights, switches and sockets, smoke detector, fire alarm sounder, feature fire opening, radiator, pipework, extractor fan, ceramic sink, toilet, shower tray, glass surround and electric shower. Poor decoration required. Poor extensive severe damp penetration noted. Satisfactory but coverings poor. Satisfactory decoration and some overhaul required. Poor No 1 No 2 No 3 No 4 No 5

22 C. Schedule of. Page 22 Item Sub Element Description Initial Inspection 2.21 First Floor Guest Stair & Passage Photographs [ 4850 ] Ceilings Lath and plaster ceiling, fully decorated including water based paint Walls Areas of exposed masonry, mixed timber stud partitions and masonry walls with, plaster finishes and mixed decorations. Poor Poor Floors Suspended timber floor and carpet finishes. Satisfactory but finishes poor Joinery Double glazed plastic framed windows, timber fire rated door, skirting boards, architraves, timber stairs with vertical baluster based guarding and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, switches and sockets, fire alarm call point, smoke detector, fire alarm sounder, conduits, PIR sensor, radiator and pipework. Satisfactory decoration required. by us Ground Floor Kitchen/Store Photographs [ 5152 ] Ceilings Plasterboard ceiling, fully decorated including water based paint Walls Mixed timber stud partitions and masonry walls with, plaster finishes and vinyl wall coverings. Poor Satisfactory decoration required Floors Solid concrete floor and carpet finishes. Satisfactory No 1 No 2 No 3 No 4 No 5

23 C. Schedule of. Page 23 Item Sub Element Description Joinery Fitted units, single glazed timber windows, mixed fire rated and non fire rated timber doors, skirting boards, architraves, dado rail and reported items fully decorated Miscellaneous Fluorescent light, switches and sockets, smoke detector, fire alarm sounder, conduits, radiator, pipework and steel sink. Initial Inspection Poor except for recent fire door and frame. by us. No 1 No 2 No 3 No 4 No 5

24 D. Supplementary Photographs. Page 24 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

25 D. Supplementary Photographs. Page 25 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

26 D. Supplementary Photographs. Page 26 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19

27 D. Supplementary Photographs. Page 27 Photo 20 Photo 21 Photo 22 Photo 23 Photo 24 Photo 25

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

29 D. Supplementary Photographs. Page 29 Photo 32 Photo 33 Photo 34 Photo 35 Photo 36 Photo 37

30 D. Supplementary Photographs. Page 30 Photo 38 Photo 39 Photo 40 Photo 41 Photo 42 Photo 43

31 D. Supplementary Photographs. Page 31 Photo 44 Photo 45 Photo 46 Photo 47 Photo 48 Photo 49

32 D. Supplementary Photographs. Page 32 Photo 50 Photo 51 Photo 52

33 E. Declaration of document publication. Page 33 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 Quentin Campbell 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 21st August 2018

34 E. Declaration of document publication. Page 34 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: Quentin Campbell Signature: