Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: Falcon The Green Pulham Market Diss IP21 4SU N/A Document Date: 6th 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 Friday 6th April 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. No access was possible into the barn. 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. 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 A detached two storey public house comprising multiple pitched roofs covered with clay tiles supported on solid masonry walls finished with render and paint. Windows and doors and of single glazed units and painted timber. Internally, ceilings are generally of lath and plaster construction finished with plaster, paper and paint with some timber paneling and tiling. Ground floors are of solid construction and upper floors are of suspended timber. Externally, there is a courtyard style rear garden enclosed by a barn and single storey outbuildings. Behind the outbuildings is a parcel of land laid to lawn. B4. Accommodation Ground Floor - Main bar area, Gents WC, Ladies WC, Beer Cellar, Private Lounge, Commercial Kitchen First Floor - 4 bedrooms, Kitchen, Bathroom, Shower room

8 C. Schedule of. Page 8 Item Sub Element Description Initial Inspection 1 Internal 1.1 Main Bar Area Photographs [ 2-15 ] Miscellaneous Pendant light, feature wall lights, emergency light fitting, power sockets, fire alarm call point, smoke detector, speakers, wall mounted TV, feature fire opening, radiator and steel sink Ceilings Lath and plaster ceiling and fully decorated including Walls Solid masonry walls and partitions with, plaster finishes and paint decoration. Timber frame walls Floors Solid concrete floor, timber boarding, vinyl flooring and ceramic tiling Joinery Single glazed timber windows, timber non fire rated door, timber fire rated door, glazed timber Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory Satisfactory - isolated scuffs and marks to wall surfaces. Satisfactory - worn timber floor finishes, aged vinyl flooring. Satisfactory - deteriorating decorations. No 1 No 2 No 3 No 4 No 5

9 C. Schedule of. Page 9 Item Sub Element Description Initial Inspection door and reported items partially decorated. 1.2 Entrance Lobby Photographs [ ] Miscellaneous Spot light, emergency light fitting and smoke detector Ceilings Plasterboard ceiling and fully decorated including Walls Solid masonry walls and partitions with, plaster finishes and paint decoration and timber paneling Floors Solid concrete floor and carpet finishes Joinery Timber panel door, skirting boards and reported items fully decorated. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory - patchy decorations. Satisfactory - in need of redecoration. Satisfactory - soiled and aged carpet and matwell. Satisfactory - in poor decorative order. 1.3 Gents WC Photographs [ ] Miscellaneous Bulkhead light, emergency light fitting, fire alarm sounder, Satisfactory condition although no formal test of these items have been undertaken by us. No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection radiator, ceramic sink, toilet and urinal Ceilings Plasterboard ceiling and fully decorated including artex Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Solid concrete floor, vinyl flooring and ceramic tiling Joinery Single glazed timber windows and timber fire rated door. Satisfactory Satisfactory - scuffs and marks to walls, isolated broken wall tiling. Satisfactory - however very aged and stained vinyl covering. Satisfactory - however poor decorations and rot evident to window. 1.4 Ladies WC Photographs [ ] Miscellaneous Bulkhead light, emergency light fitting, fire alarm sounder, radiator, ceramic sink and toilet Ceilings Plasterboard ceiling and fully decorated including artex. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory No 1 No 2 No 3 No 4 No 5

11 C. Schedule of. Page 11 Item Sub Element Description Initial Inspection Walls Solid masonry walls and partitions with, paint decoration and ceramic tiling Floors Solid concrete floor and carpet finishes Joinery Single glazed timber windows, timber non fire rated door, timber panel door and reported items fully decorated. Satisfactory - isolated scuffs and marks, isolated patchy decorations where items have been removed. Satisfactory - however carpet covering is ill fitted, just placed over solid floor and is worn. Satisfactory - isolated scuffs and marks to decorations. 1.5 Toilet Lobby Photographs [ ] Miscellaneous Bulkhead light, emergency light fitting, smoke detector and radiator Ceilings Plasterboard ceiling and fully decorated including artex Walls Solid masonry walls and partitions with, plaster finishes and paint decoration Floors Solid concrete floor and timber boarding. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory Satisfactory - scuffs and marks to walls. Satisfactory - timber flooring in need of redecoration. No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows, timber panel door, glazed timber door, skirting boards and reported items fully decorated. Satisfactory - isolated chipped and deteriorating decorations. 1.6 Beer Cellar Photographs [ ] Ceilings Unknown man-made boarded ceiling and fully decorated Walls Solid masonry walls and partitions with, plaster finishes and paint decoration Floors Solid concrete floor with a painted finish Joinery Timber fire rated door and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, electrical distribution board, smoke detector and Belfast sink. Satisfactory -however soiled with section of defective boarding and staining/mould. Satisfactory - soiled decorations, isolated plaster damage, isolated plaster cracking. Satisfactory - however deteriorating paint finish. Satisfactory - in need of redecoration. Satisfactory condition although no formal test of these items have been undertaken by us. - chipped and damaged Belfast sink. No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Initial Inspection 1.7 Private Lounge Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including and lining paper Walls Solid masonry walls and partitions with, plaster finishes and paint decoration Floors Solid concrete floor and carpet finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards and reported items fully decorated Miscellaneous Feature wall lights, emergency light fitting, power sockets, smoke detector and feature fire opening. 1.8 Private Lobby/Corridor and Commercial Kitchen Ceilings Plasterboard ceiling, lath and plaster ceiling, fully decorated including and lining paper. Satisfactory - in need of redecoration. Satisfactory - however previous patch repairs and walls require redecoration generally. Satisfactory - however worn and soiled carpet. Satisfactory - all items generally in need of redecoration. Satisfactory condition although no formal test of these items have been undertaken by us. Photographs [ ] Satisfactory - hairline cracking evident beneath paper, isolated patch redecoration required where fittings replaced, isolated soiling/ dampness evident adjacent to chimney breast. No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection Walls Solid masonry walls and partitions with, plaster finishes, paint decoration, metal cladding and ceramic tiling Floors Solid concrete floor and vinyl flooring Joinery Single glazed timber windows, timber fire rated door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, fluorescent light, emergency light fitting, power sockets, light switch, smoke detector, commercial kitchen air extract equipment, fire alarm panel and steel sink. Satisfactory - isolated scuffs and marks to walls. Satisfactory - aged vinyl with isolated open joints. Satisfactory - windows and doors would benefit from redecoration. Satisfactory condition although no formal test of these items have been undertaken by us. 1.9 Private Lobby to First Floor Photographs [ ] Ceilings Plasterboard ceiling and fully decorated. Satisfactory No 1 No 2 No 3 No 4 No 5

15 C. Schedule of. Page 15 Item Sub Element Description Initial Inspection Walls Solid masonry walls and partitions with, plaster finishes and paint decoration Floors Solid concrete floor and no floor coverings Joinery Timber fire rated door, glazed timber door, skirting boards and reported items fully decorated. Satisfactory - scuffs and marks. Satisfactory Satisfactory - isolated deteriorating finishes Miscellaneous Bulkhead light. Satisfactory condition although no formal test of these items have been undertaken by us FF Front Centre Bedroom Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated Walls Solid masonry walls and partitions with, plaster finishes, timber panelling and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber panel door, skirting boards and Satisfactory - in need of redecoration, various hairline cracks. Satisfactory - however poor decorations with damp staining evident to walls. Satisfactory - worn carpet, isolated creaking boards. Satisfactory - however redecoration required. No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Initial Inspection reported items fully decorated Miscellaneous Spot light, power sockets, light switch, smoke detector, feature fire opening and radiator. Satisfactory condition although no formal test of these items have been undertaken by us FF Front Left Bedroom Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated including paper Walls Solid masonry walls and partitions with, plaster finishes and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber panel door, skirting boards, dado rail and reported items fully decorated Miscellaneous Pendant light, power sockets, light switch, smoke detector, feature fire opening and radiator. Satisfactory Satisfactory - however in need of redecoration. Satisfactory - worn carpet, isolated creaking boards. Satisfactory - however redecoration required. Satisfactory condition although no formal test of these items have been undertaken by us. No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection 1.12 FF Front Right Bedroom Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated including paper Walls Solid masonry walls and partitions with paper finishes and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber panel door, skirting boards and reported items fully decorated Miscellaneous Rose light fitting, power sockets, smoke detector, light switch, feature fire opening and radiator. Satisfactory - in need of redecoration, various hairline cracks. Satisfactory - however in need of redecoration, same staining to chimney stack. Satisfactory - worn carpet, isolated creaking boards. Satisfactory - however redecoration required. Satisfactory condition although no formal test of these items have been undertaken by us FF Rear Kitchen Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated including paper. Satisfactory - in need of redecoration, various hairline cracks. No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description Initial Inspection Walls Solid masonry walls and partitions and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light fitting, power sockets, smoke detector, light switch, stainless steel sink, base and wall units, built in cupboard, radiator. Satisfactory - however in need of redecoration, isolated plaster cracking to rear wall and corner junctions. Satisfactory - worn and soiled carpet, isolated creaking boards. Satisfactory - however redecoration required. Satisfactory condition although no formal test of these items have been undertaken by us. - aged kitchen units and missing door handle FF Shower Room Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated including artex Walls Solid masonry walls and partitions and paint decoration Floors Suspended timber floor and carpet finishes. Satisfactory - in need of redecoration, mould. Satisfactory - however in need of redecoration, damaged wall plaster at low level adjacent shower. Poor - worn and soiled carpet, section of rotten and defective floor adjacent shower. No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows, timber panel door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light fitting, light switch, toilet, plastic shower tray and glass screen, electric shower, radiator. Satisfactory - however redecoration required. Satisfactory condition although no formal test of these items have been undertaken by us. - suspect shower tray/drainage is leaking due to defective floor, sanitary ware soiled and dirty FF Bathroom Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated including artex Walls Solid masonry walls and partitions and paint decoration. Ceramic wall tiling Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber panel door, skirting boards and reported items fully decorated. Satisfactory Satisfactory Poor - worn carpet. Satisfactory - however redecoration required. No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Initial Inspection Miscellaneous Bulkhead light fitting, light switch, ceramic wash hand basin, acrylic bath, radiator. Satisfactory condition although no formal test of these items have been undertaken by us. - ill fitting bath panel FF Rear Left Bedroom Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated including paper Walls Solid masonry walls and partitions and paint decoration Floors Suspended timber floor and carpet finishes Joinery Single glazed timber windows, timber panel door, skirting boards and reported items fully decorated Miscellaneous Rose light fitting, power sockets, smoke detector, light switch, boiler, hot water cylinder and radiator. Satisfactory - however poor condition in hot water cylinder cupboard where section collapsed and damp stained. Satisfactory - isolated scuffs and marks to walls in places. Isolated damage and poor decorations to walls in cupboard. Satisfactory - worn carpet, isolated creaking boards. Satisfactory - however redecoration required. Satisfactory condition although no formal test of these items have been 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 1.17 FF Corridor/Staircase Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated Walls Solid masonry walls and timber partitions with paper and paint decoration Floors Suspended timber floor and carpet finishes Joinery Timber panel doors, skirting boards, timber staircase and reported items fully decorated Miscellaneous Rose light fitting, power sockets, smoke detector, light switch, emergency light fitting, electrical consumer units, burglar alarm panel. 2 External Satisfactory - however in need of redecoration. Satisfactory - in need of redecoration. Satisfactory - worn carpet, isolated creaking boards. Satisfactory - however redecoration required. Satisfactory condition although no formal test of these items have been undertaken by us Rear Elevation Photographs [ ] Grounds Timber pergola smoking shelter with corrugated sheet metal roof with Poor - make shift structure with dented roof sheets, all joinery is need of redecoration, the screening requires replacement as if has No 1 No 2 No 3 No 4 No 5

22 C. Schedule of. Page 22 Item Sub Element Description Initial Inspection timber battening and screening, concrete leaving slabs and a timber ledged and braced door. Plastic gutter and downpipe Grounds Courtyard garden area comprising of concrete paving slabs, brickwork and sleeper planters, brickwork boundary wall with isolated timber fetching and paid of gates to left side Grounds Land to rear of courtyard barn buildings comprising of lawn Miscellaneous Mixed external lighting, air conditioning cassette, kitchen extract duct Outbuildings Attached barn with a pitched clay tile covered roof, timber shiplap clad walls, single glazed timber windows and timber door, painted metal rainwater goods, timber vergeboards, deteriorated and the door requires replacement ideally as if has been patch repaired. Satisfactory - however isolated vegetation growth to paving joints, fencing requiring redecoration, missing panel to gates, brickwork wall leaning inwards. Satisfactory - with isolated stored timber debris and isolated bare areas of grass. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory -however rotten/defective vergeboard to left side, isolated eroded pointing to ridge tiles, deteriorating decorations to cladding and windows/doors. No 1 No 2 No 3 No 4 No 5

23 C. Schedule of. Page 23 Item Sub Element Description Initial Inspection mixed external lighting, external power sockets Outbuildings Courtyard Storage Buildings comprising of pitched, clay tile covered roofs, part solid masonry walls, with large openings partially screened, plastic rainwater goods, mixed lighting, brick paviour floor, smoke detection Chimney Brick built chimney with, render and clay pots Roof Multiple pitched roofs with, clay tile covering and clay ridge tiles Rainwater Goods Non painted, plastic gutters and plastic downpipes Walls Solid masonry wall with and render finishes Joinery Single glazed timber windows, glazed timber door, timber vergeboards and Satisfactory - however the roof is undulating, the screening has deteriorated, the guttering is misaligned, the underside of the boarding roof is stained with evidence of leaks, the brick paviours and very old and cracked in places, no services have been tested by us, areas of spalled brickwork and eroded pointing to brickwork walls, soiled and green stained brickwork to rear elevation, areas of previous infilling of openings. Satisfactory - however isolated soiling, cracking and deteriorating decorations to stacks. Satisfactory what seen with replacement tiles evident in places. Satisfactory Satisfactory - soiled render finishes, hairline render cracking around openings. Satisfactory - however generally in need of redecoration. No 1 No 2 No 3 No 4 No 5

24 C. Schedule of. Page 24 Item Sub Element Description Initial Inspection reported items fully decorated Left Elevation Photographs [ ] Chimney Brick built chimney with and render Walls Solid masonry wall with and render finishes Joinery Single glazed timber windows, timber vergeboards and reported items fully decorated Miscellaneous Mixed external lighting and illuminated pub signage. Satisfactory - however soiled, deteriorating decorations and isolated cracked render. Satisfactory - soiled decorations, isolated cracked render in places. Satisfactory -poor decorations particularly to windows and rot evident to first floor window. Satisfactory condition although no formal test of these items have been undertaken by us. The swinging sign is in poor condition and a replacement is required Front Elevation Photographs [ ] Chimney Brick built chimney with, render and clay pots Roof Multiple pitched roofs with, clay tile covering and clay ridge tiles. Satisfactory - render decorations are soiled with cracking evident. Satisfactory - isolated replacement tiles. No 1 No 2 No 3 No 4 No 5

25 C. Schedule of. Page 25 Item Sub Element Description Initial Inspection Rainwater Goods Non painted, plastic gutters and plastic downpipes Walls Solid masonry wall with and render finishes Joinery Single glazed timber windows, glazed timber door and reported items fully decorated Miscellaneous Mixed external lighting and illuminated pub signage. Satisfactory Satisfactory - soiled decorations, hairline cracking evident with probable hollow areas of render. Satisfactory - however poor decorations generally with isolated areas of rot evident. Satisfactory condition although no formal test of these items have been undertaken by us Right Elevation Photographs [ ] Walls Solid masonry wall with and render finishes Joinery Single glazed timber windows, timber vergeboards and reported items fully decorated. Satisfactory -however soiled decorations and hairline cracked render in places with probable hollow render areas. Satisfactory - however poor decorations particularly to windows. No 1 No 2 No 3 No 4 No 5

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67 E. Declaration of document publication. Page 67 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 6th April 2018

68 E. Declaration of document publication. Page 68 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: