Schedule of Condition

Transcription

1 Schedule of Property Address: Swan Noss Mayo Plymouth PL8 1EE Outlet Number: Document Reference: N/A Document Date: 25th April 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 25th April 2018 Initial Issue Romans Professional Services Ltd Natalie Sams

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

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 Wednesday 25th April 2018 and, at the time of inspection the weather was mixed conditions with some rain and, the premises were closed to the public 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 Noss Mayo. 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 partially furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular floor coverings were not removed or lifted at the edges and no inspection of any sub-floor voids was undertaken. We therefore cannot confirm the condition of underlying floor timbers. This survey does not constitute an asbestos survey and therefore enquiries should be made with to ascertain the existence and extent of previous asbestos surveys and associated findings thereof, e.g. Asbestos management survey or, Asbestos refurbishment and demolition survey or, the asbestos survey predecessors including Type 2 or type 3 asbestos survey.

6 B. Background Information. Page 6 Neither the whole nor any part of the Report or any reference thereto may be included in any published document, circular or statement, or published in any way without written approval from Romans Professional Services of the form and context in which it may appear.

7 B. Background Information. Page 7 B3. Summary of Construction A public house of traditional construction with origins dating from circa 18/19th century with later additions. The roof coverings are of pitched and flat construction including natural slate and bitumen felt coverings with stonework chimney stacks. External walls are of stonework construction, predominantly rendered with single glazed timber framed windows and timber doors. Internally the floors are of mixed type including suspended timber and solid floor constructions. Internal partitions comprise solid masonry and timber stud walling, ceilings are of lath and plaster or plasterwork construction. B4. Accommodation Ground Floor - Public bar areas including understair cupboard and entrance lobby to front elevation, ladies toilet to rear left aspect, kitchen to right, gents toilet to rear right, chilled beer store to centre rear. First Floor - Ensuite bedroom to front left aspect, bedroom to centre front, bedroom to front right, kitchen to rear right, bathroom to centre rear, landing and stair to ground floor level.

8 C. Schedule of. Page 8 Item Sub Element Description 1 External Initial Inspection 1.1 Rear elevation Photographs [ 2-12 ] Chimney Stone built chimney with, render, pots and flue outlet Rainwater Goods Painted, plastic gutters, plastic downpipes and with, no surface water drainage Roof Pitched roof with, natural slate covering, clay ridge tiles, flat roof with bitumen felt covering, mineralised felt box gutter to flat roof and lead flashings Walls Solid masonry wall with, stone facing and render finishes Joinery Single glazed timber windows, timber panel door, glazed timber door and reported items fully decorated. - -some damaged/slipped slates to main roof. - - rot noted to window to gents toilet Miscellaneous Mixed external lighting and plastic soil pipe. condition although no formal test of these items have been undertaken by us Grounds Grounds comprise a sloping section of land with terraces and concrete steps bounded by sections of Poor - area completely overgrown. Main No 1 No 2 No 3 No 4 No 5

9 C. Schedule of. Page 9 Item Sub Element Description timber fencing and shrubbery. Land is supported by fencing and stone retaining walls. Initial Inspection terrace uneven with vegetation growth evident. Missing gully covers. Steps are damaged in p,aces. 1.2 Front elevation Photographs [ ] Chimney Stone built chimney with, render, pots and flue outlet. - LHS chimney leaning Rainwater Goods Painted, plastic gutters Roof Pitched roof with, natural slate covering, clay ridge tiles and lead flashings. - -some lifting slates adjacent to chimneys Walls Solid masonry wall and render finishes. Good - minor damage to corner Joinery Single glazed timber windows, glazed timber door and reported items fully decorated. - minor damage to finishes noted. Damaged threshold board. No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Miscellaneous Mixed external lighting, flood lights, illuminated pub signage, non illuminated pub signage and cigarette bin Grounds Grounds to the upper section comprise a section of tarmac surfacing providing a small area for parking with adjacent section of timber decking for seating bounded by sections of stone walling and timber and ironwork railings. Public steps lead to a lower section where there is a small area of concrete surfacing providing an external seating area bounded by stonework retaking walls Outbuildings Outbuilding consists of a run of timber framed sheds with free draining flat roof and bitumen felt covering. Access is via a number of timber doors. Initial Inspection condition although no formal test of these items have been undertaken by us. - - minor damage to stone wall. Poor - deterioration to roof and timber elements throughout. 1.3 Left elevation Photographs [ ] Chimney Stone built chimney with, render Rainwater Goods Painted, plastic gutters and metal down pipe/hopper head direct to main drainage Roof Gable of pitched roof with, natural slate covering, clay ridge tiles and lead flashings. - - 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 wall and paint finishes. - some discolouration and vegetation growth noted Joinery Glazed timber door fully decorated Miscellaneous Illuminated pub signage. condition although no formal test of these items have been undertaken by us Right elevation Photographs [ 29 ] Chimney Stone built chimney with, render and clay pots Roof Gable of pitched roof with, natural slate covering, clay ridge tiles and lead flashings Walls Solid masonry wall and paint finishes. Good Miscellaneous Non illuminated pub signage. condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description 2 Internal Initial Inspection 2.5 First floor ensuite bedroom to front left aspect Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including water based paint, oil based paint Floors Suspended timber floor, timber boarding, vinyl flooring and carpet finishes Walls Mixed timber stud partitions and masonry walls with, plaster/paint finishes and ceramic tiling Joinery Single glazed timber windows, timber non fire rated doors, skirting boards/boxing and reported items partially decorated Miscellaneous Pendant light, switches and sockets, radiator, pipework, conduit, ceramic sink, toilet, shower tray, glass surround and electric shower. - - refinishing required to timber flooring. - minor damage noted to plasterwork and finishes. - damage to boxing to rear of toilet. Missing section of skirting. Some joinery items poorly fitted. condition although no formal test of these items have been undertaken by No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Initial Inspection us. - skirt detached from shower tray. 2.6 First floor bedroom to front centre aspect Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including water based paint, oil based paint Floors Suspended timber floor and carpet finishes. Good Walls Mixed timber stud partitions and masonry walls with, plaster finishes and paint decoration Joinery Single glazed timber window, timber non fire rated door, skirting boards and reported items partially decorated Miscellaneous Bulkhead light, switches and sockets, cabling, conduits, radiator and pipework. - minor cracking noted to plasterwork and some wear and tear to finishes. - minor damage noted. Poorly fitting handle to door. condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection 2.7 First floor bedroom to front right aspect Photographs [ ] Ceilings Plaster ceiling, fully decorated including water based paint, oil based paint. - minor cracking/damage to finishes Floors Suspended timber floor and carpet finishes. Good Walls Mixed timber stud partitions and masonry walls with, plaster finishes and paint decoration Joinery Single glazed timber window, timber non fire rated door, skirting boards and reported items partially decorated Miscellaneous Pendant light, switches and sockets, cabling, conduits, radiator. - minor cracking noted to plasterwork and some wear and tear to finishes. - minor damage noted. Poorly fitting handle to door. 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 2.8 First floor kitchen to rear right aspect Photographs [ ] Ceilings Plaster ceiling, fully decorated including water based paint, oil based paint. - minor damage Floors Suspended timber floor and vinyl flooring Walls Mixed timber stud partitions and masonry walls with, plaster/paint finishes and ceramic tiling Joinery Single glazed timber window, timber fire rated door, skirting boards/boxing and reported items fully decorated. Inbuilt kitchen units and worktops Miscellaneous Spot light, switches and sockets, smoke detector, gas boiler, pipework, extractor fan and steel sink. - minor damage/cracking noted to plasterwork and finishes. - incomplete boxing noted. Minor damage/soiling to finishes. Section of worktop in poor condition and requires replacement. condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Initial Inspection 2.9 First floor bathroom to rear aspect Photographs [ ] Ceilings Plaster ceiling, fully decorated including water based paint, oil based paint. - minor damage Floors Suspended timber floor and vinyl flooring Walls Mixed timber stud partitions and masonry walls with, plaster/paint finishes and ceramic tiling Joinery Single glazed timber window, timber non fire rated door, skirting boards/boxing, timber panelling to bath and reported items fully decorated Miscellaneous Spot light, light switch, electric space heater, ceramic sink, toilet, acrylic bath, shower tray, glass surround and electric shower. - minor damage/cracking noted to plasterwork and finishes. - Minor damage/soiling to finishes. condition although no formal test of these items have been undertaken by us. - shower enclosure difficult to operate. No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection 2.10 First floor landing and stair to ground floor level Photographs [ ] Ceilings Plaster ceiling, fully decorated including water based paint, oil based paint Floors Suspended timber floor and timber flooring. Paint finish to stairs Walls Mixed timber stud partitions and masonry walls with, plaster/paint finishes Joinery Single glazed timber window, mixed fire rated and non fire rated timber doors, skirting boards, timber stairs with vertical baluster based guarding and reported items partially decorated Miscellaneous Pendant light, emergency light fitting, switches and sockets, electrical distribution board, smoke detector, conduits, radiator and pipework. - - wear to paint finish. - minor damage/cracking/ soiling noted to plasterwork and finishes. - small amount of graffiti to door. Minor wear and tear. condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

18 C. Schedule of. Page 18 Item Sub Element Description 2.11 Loft area accessed via ceiling hatch located on first floor landing General Hand cut site formed rafter and purlin roof structure, bitumen underfelt, masonry party wall, uninsulated, plastic water tank, copper pipework, pipework part insulated and water tank uninsulated Ground floor public bar areas to front aspect including understair cupboard and entrance lobby to front elevation Ceilings Lath and plaster ceiling, fully decorated including, lining paper and water based paint, oil based paint Floors Solid concrete floor entrance matting and stone flooring Walls Mixed timber stud partitions and masonry walls with, plaster finishes, timber panelling, lining paper and paint decoration Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, glazed timber door, skirting boards, dado rail, fire surround, timber bar servery and display units and reported items fully decorated Miscellaneous Mixed ceiling and wall lights, emergency light fitting, switches and sockets, smoke detector, cabling, Initial Inspection - floor partially boarded. Photographs [ ] - minor damage noted. - wear to section of carpet to steps. - some damage noted to lobby. General wear and tear evident. - wear and tear noted. condition although no formal test of No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description conduits, gas water heater, feature fire opening and steel sink. Initial Inspection these items have been undertaken by us Ground floor ladies toilet to rear left aspect Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including water based paint, oil based paint. - minor staining Floors Solid concrete floor, ceramic tiling and paint finishes. - wear to painted finish Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling Joinery Single glazed domed roof windows, timber non fire rated doors, vanity unit and reported items partially decorated Miscellaneous Bulkhead light, mixed ceiling and wall lights, conduits, pipework, ceramic sink and toilets. - some damage noted to cubicle. - cover panel missing above door. 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 2.14 Ground floor kitchen to rear right aspect. Photographs [ ] Ceilings Lath and plaster and plaster ceilings, fully decorated including and water based paint, oil based paint. - some discolouration Floors Solid concrete floor and vinyl flooring. - soiling to vinyl Walls Mixed timber stud partitions and masonry walls with metal and plastic cladding Joinery Single glazed timber window with vents, fully decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, electrical distribution board, smoke detector, cabling, conduits, extractor fan, commercial kitchen air extract equipment and steel sink. - soiling to metal cladding. - Minor damage to finishes. condition although no formal test of these items have been undertaken by us Ground floor external gents toilet to rear right aspect Photographs [ ] Ceilings Plaster ceiling, fully decorated including water based paint, oil based paint. Good Floors Solid concrete floor and vinyl flooring. - No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Walls Mixed timber stud partitions and masonry walls with, plaster/paint finishes and timber boarding Joinery Single glazed timber window, timber non fire rated door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, conduits, pipework, ceramic sink and toilets. Initial Inspection - minor damage to finishes. - Some damage/soiling to finishes. condition although no formal test of these items have been undertaken by us Ground floor external chilled beer store to rear aspect Photographs [ ] Ceilings Plasterboard ceiling, fibreboard ceiling, fully decorated including water based paint, oil based paint Floors Solid concrete floor and no floor coverings Walls Solid masonry walls and partitions with, plaster finishes and paint decoration Joinery Timber panel door, boxing and reported items fully decorated. - some deterioration and black spot mould noted. - No 1 No 2 No 3 No 4 No 5

22 C. Schedule of. Page 22 Item Sub Element Description Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, cabling, conduits, pipework, cellar cooling equipment and Belfast sink. Initial Inspection condition although no formal test of these items have been undertaken by us. - No 1 No 2 No 3 No 4 No 5

23 D. Supplementary Photographs. Page 23 Photo 2 Photo 3 Photo 4 Photo 5 Photo 6 Photo 7

24 D. Supplementary Photographs. Page 24 Photo 8 Photo 9 Photo 10 Photo 11 Photo 12 Photo 13

25 D. Supplementary Photographs. Page 25 Photo 14 Photo 15 Photo 16 Photo 17 Photo 18 Photo 19

26 D. Supplementary Photographs. Page 26 Photo 20 Photo 21 Photo 22 Photo 23 Photo 24 Photo 25

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

28 D. Supplementary Photographs. Page 28 Photo 32 Photo 33 Photo 34 Photo 35 Photo 36 Photo 37

29 D. Supplementary Photographs. Page 29 Photo 38 Photo 39 Photo 40 Photo 41 Photo 42 Photo 43

30 D. Supplementary Photographs. Page 30 Photo 44 Photo 45 Photo 46 Photo 47 Photo 48 Photo 49

31 D. Supplementary Photographs. Page 31 Photo 50 Photo 51 Photo 52 Photo 53 Photo 54 Photo 55

32 D. Supplementary Photographs. Page 32 Photo 56 Photo 57 Photo 58 Photo 59 Photo 60 Photo 61

33 D. Supplementary Photographs. Page 33 Photo 62 Photo 63 Photo 64 Photo 65 Photo 66 Photo 67

34 D. Supplementary Photographs. Page 34 Photo 68 Photo 69 Photo 70 Photo 71 Photo 72 Photo 73

35 D. Supplementary Photographs. Page 35 Photo 74 Photo 75 Photo 76 Photo 77 Photo 78 Photo 79

36 D. Supplementary Photographs. Page 36 Photo 80 Photo 81 Photo 82 Photo 83 Photo 84 Photo 85

37 D. Supplementary Photographs. Page 37 Photo 86 Photo 87 Photo 88 Photo 89 Photo 90 Photo 91

38 D. Supplementary Photographs. Page 38 Photo 92 Photo 93 Photo 94 Photo 95 Photo 96 Photo 97

39 D. Supplementary Photographs. Page 39 Photo 98 Photo 99 Photo 100 Photo 101 Photo 102 Photo 103

40 D. Supplementary Photographs. Page 40 Photo 104 Photo 105 Photo 106 Photo 107 Photo 108 Photo 109

41 E. Declaration of document publication. Page 41 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 Natalie Sams 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 25th April 2018

42 E. Declaration of document publication. Page 42 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: Natalie Sams Signature: