SCHEDULE OF CONDITION
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1 SCHEDULE OF CONDITION West Hampstead, London NW6 FOR Mr J Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by:
2 CONTENTS SCHEDULE OF CONDITION Elevations page 4 Limitations page 28 Signature Document page 29 2
3 Address: Prospective Tenant: Repairing Covenant, Redecorating Covenant, Reinstatement, Statutory Regulation Covenant and Yield Up Covenant: West Hampstead London, NW6 Mr J We have not seen a copy of the lease and we have therefore assumed the property has a full repairing and insuring covenant or will have under the proposed lease. We have assumed it is a standard lease with no unusual or onerous clauses. Your Legal Adviser should confirm this and advise us of any unusual or onerous clauses immediately. Most FRI Leases have a redecoration clause at the end of the Lease or when the Lease terminates. We have assumed this is the case and have included this within the Schedule. Photographs: We typically take approximately 100 photographs during the course of a Schedule of Condition. We reserve the right to produce these photographs to establish the condition of the property over and above the ones included in the report. Orientation: All directions are taken as if viewing the property from the front. The Schedule of Condition offers a detailed description of the condition of the property. We have not carried out formal investigations to establish if the property is Listed or in a Conservation Area; if it is it will require various permissions to be obtained before work is carried out over and above that normally required, and possibly the use of appropriate materials for the age, type and style of property. The Schedule of Condition is to be read in conjunction with the Property Report. 3
4 ELEVATIONS 4
5 MAIN ROOF DESCRIPTION CONDITION ACTION REQUIRED Roof: Mansard roof clad with slates Lead has lifted and is likely to catch the wind if not repositioned. Some slates missing (luckily there is a slate guard at the bottom). Reposition and flatten the lead Replace missing slates. Chimneys: One large red brick chimney with a number of chimney pots Slate roof Wrongly repointed in cement mortar, with areas of spalling Top of photo you can see a slipped slate Repoint in correct mortar Chimney 5
6 Parapet Walls: Brick built with stone coping and lead flashing to left hand side (all directions given as you face the property). Bricks are weathered and wrongly repointed in cement mortar. Repoint in correct mortar Right hand side of dormer window is a larger height parapet wall (to incorporate a step in the roof between yours and next doors). Built with soft red brick Lead lifted to left hand parapet wall where it has not been bedded properly Wrongly repointed in cement mortar; deterioration occurring to the brickwork Lead is lifting at the ridge Repoint in correct mortar Re-secure Large parapet wall Dormer Windows: Stone dormers to left hand side (all directions given as you face the property) Lead lifting to ridge Defective flat roof and defective render/ reconstituted stone to the front, particularly the bay. Light can be seen through the coping stones indicating cement is worn Flat roof with Flashband repairs Roof Light: Located within internal bathroom Dormer window Dampness can be seen to be getting in on the roof light Roof light Staining indicating dampness getting in 6
7 Gutters and Downpipes: Plastic with a cast iron tile/slate guard. Main Room Internal: (accessed via top floor flat from a loft hatch on landing) Within the roof we could see a cut timber frame roof. Rusting tile/slate guard. Stone beneath it is dirty and in need of a clean Without seeing the original design we cannot be 100% certain it is satisfactory, however it is in line with what we typically see, with exception of the roof collars which were thinner than we normally come across Repair and redecorate and clean Roof collar There have been amendments in recent years to accommodate a sky light, which goes into the internal shower below. Main roof timbers We can see minor dampness to the timbers from the darker colouring Dampness coming in around chimney Darker colouring denotes dampness 7
8 However, a test with a Protimeter electrical conductivity meter did not indicate undue high levels of dampness Testing for dampness Fire Walls: There are brick fire walls visible. Fire walls help prevent the spread of fire through roofs and are a relatively recent Building Regulation requirement. Ceiling Lights: We assume that the roof space is shared between all occupants and therefore should not be used for storage by the top flat occupier. We would also comment that there is a 1950s/1960s loose insulation material Brick fire wall We noted the ceiling lights had not been finished properly We therefore recommend that a padlock is added. Improve insulation, providing this is ventilated well. 8
9 FRONT ELEVATION Chimneys: DESCRIPTION CONDITION ACTION REQUIRED One large red brick chimney with a number of chimney pots Wrongly repointed in cement mortar, with areas of spalling Repoint in correct mortar Roof: See previous specific section Flat Roof: There is a hidden flat roof to front of property to the shop front Chimney Not able to access due to its height Repair flat roof correctly or if future water leaks Flat roof 9
10 Gutters and Downpipes: Walls: Gutters Flemish Bond brickwork with stone bays Marked Clean brickwork and stonework to bay windows External Joinery: Sliding sash timber windows of varying sizes to first, second and third floor Access door to property Front Fascia: Painted timber fascia with glazed panelling with independent access door to flats on right hand side. Brickwork and stonework Average, although difficult to identify from ground level Canopy Fluted timber pilasters to the side Access door Paintwork average 10
11 REAR ELEVATION Chimneys: DESCRIPTION CONDITION ACTION REQUIRED Unable to view Pitched slate roofs at upper ground, first and second floor levels: Unable to view Flat Roof at lower ground floor level: Glazed and slate We believe the chimneys are likely to be in poor condition if the wrong cement mortar has been used on a soft red brick, as can be seen at the front of the property. Likely to be a slate roof with lead flashing details Signs of a leak (note staining to paintwork to the glazed section of this roof) You need to check these chimneys when the main chimney is being checked as soon as possible. Advise viewing as soon as possible. Repair 11
12 Gutters and Downpipes and Soil and Vent Pipes: Difficult to view at high level and our comments are made from what can be seen at low level Plastic gutters and downpipes and cast iron soil and vent pipe Minor leaks to gutters and downpipes and plants are growing out of some of the gutters and downpipes. We noted DIY / taped up repairs in some areas Redecorate and general cleaning out of gutters, checking of all joints and checking there is a fall towards the main outlet points. Walls: Flemish Bond brickwork in a yellow and red stock brick; the red brickwork picking up the detailing Taped up gutter and downpipe Wrongly repointed in cement mortar. Spalling to soldier course of brickwork above bottom window and slight slippage to some soldier courses of brickwork to colour room plant to one of the downpipes Repoint in correct mortar and replace/repair brickwork Spalling to bricks over window 12
13 External Joinery Lower Ground Level: Painted timber casement windows with metal grills inside to lower ground floor level External Joinery Ground Level and Above: Painted timber sliding sash windows at ground floor level various sizes Glazed timber French doors with four panels Security doors internally Wet rot to timber above French doors. It would be reasonable to assume there is wet rot within windows that have been painted over in a similar manner Repair and redecorate Air Conditioning Unit: Not tested Wet rot above French doors 13
14 Courtyard DESCRIPTION CONDITION ACTION REQUIRED Walls: Painted brickwork Some spalling and staining, indicating dampness is coming through in corner Repair, prepare and redecorate Floors: Paving slabs Spalling brickwork Vegetation growing between slabs and generally to perimeter Clean and remove vegetation 14
15 INTERNAL LOWER GROUND FLOOR BACK OF HOUSE Office DESCRIPTION CONDITION ACTION REQUIRED Ceilings: Painted plaster with inserted lights Walls: Painted plaster Average Dampness to external wall Damp meter reading of 90. Add damp proof tanking or false wall with the drainage system Floors: High damp readings Tiles Ingrained dirt Clean Joinery: Painted door Marked Prepare and redecorate Services: Electric fuseboard from 1990 s We recommend an IEE (Institute of Electrical Engineers) test and report by an NICEIC approved or similar electrical contractor 15
16 Staffroom / Kitchen Area Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plaster with inserted lights Average Walls: Painted plasterboard Kitchen units at high and low level Floors: Black and white large tiles Joinery: Marked Some general use marks on units Ingrained dirt and one damaged tile Clean or prepare and redecorate Clean Clean and replace damaged tile Painted door Marked Prepare and redecorate Services: Pressurised Astrim boiler unit One radiator Marked You will need a Gas Safe Certificate and record of servicing Redecorate or replace 16
17 Staff Toilet Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard with inserted lights Walls: Average Prepare and redecorate Painted plasterboard Marked Prepare and redecorate Floors: Small tiles Ingrained dirt Clean Sanitary Ware: One WC and one wash hand basin Average Clean Joinery: Painted flush door Average Prepare and redecorate Services: One radiator Rusting to base Prepare and redecorate or replace 17
18 FRONT OF HOUSE Treatment Room One Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard with insert lights Walls: Average Prepare and redecorate Painted and tiled Marked Prepare and redecorate Floors: Tiled Ingrained dirt Clean Joinery: Flush painted door Marked Prepare and redecorate 18
19 Treatment Room Two Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard with insert lights Walls: Painted with a tiled skirting Average Some marks around sink on external wall. Prepare and redecorate Prepare and redecorate and clean skirting Floors: Mark on wall that needs redecorating Tiled Ingrained dirt Clean Joinery: Flush painted door Marked Prepare and redecorate Services: One radiator on outside wall 19
20 Access Corridor and Widening of the Access Corridor Area (Area for Pedicures) Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard with inset lights Walls: Painted plaster Tiled skirting Average Some minor marks Skirting coming away Prepare and redecorate Prepare and redecorate Repair and clean Floors: Tiled Ingrained dirt Clean Joinery: Flush painted door Marked Prepare and redecorate 20
21 Services: Two radiators; one on right hand wall and one on left hand wall (all directions given as you face the property) 21
22 Front of House Toilet Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard with two ceiling lights One ceiling light coming away. Re-secure light. We have not checked that all the lights are working within the property or that an energy efficient system has been used. Walls: Painted and mosaic tiles from floor to ceiling with approximately 100mm painted at the top Tile skirting Sanitary Ware: Marked Marked Clean Clean One WC and one wash hand basin Average Clean 22
23 Floors: Tiled Marked Deep clean Services: Tiled floor Small radiator Marked Clean 23
24 Stairs from Lower Ground Floor to Upper Ground Floor DESCRIPTION CONDITION ACTION REQUIRED Ceilings: Painted plaster with inserted lights Average Prepare and redecorate Walls: Painted plasterboard Marked Prepare and redecorate Stairs: Handrail Stairs carpeted Marked Some areas of worn carpet Stairs unlined Re-sand and redecorate Clean or replace Line to improve fire safety Stairs unlined 24
25 UPPER GROUND FLOOR AREA Salon Area Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard with four lights and four chandeliers Air conditioning unit with inset air extractors Walls: Average Dusty Prepare and redecorate Clean Painted plasterboard Marked Prepare and redecorate Floors: Large tiles Ingrained dirt Deep clean and some re-grouting Joinery: Glazed shop front, sliding sash windows and entrance door Some minor marks around windows and around doors and to inside of shop front Prepare and redecorate 25
26 Fire Alarm System: Fire alarm noted and not tested or inspected and goes beyond the scope of this report 26
27 Colour Room (to rear of property) Ceilings: DESCRIPTION CONDITION ACTION REQUIRED Painted plasterboard with Velux ceiling light Average; no signs of staining Prepare and redecorate Walls: Painted plaster Tiled skirting Floors: Marked Marked Velux roof light Prepare and redecorate Prepare and redecorate Large tiles Ingrained dirt Deep clean and some regrouting Joinery: Sliding sash windows Minor marks Prepare and redecorate Services: One radiator Marked Clean and redecorate 27
28 LIMITATIONS As per our original Terms of Engagement, we would remind you specifically that: We have not inspected parts of the structure that were covered, unexposed or inaccessible during our inspection. We therefore cannot confirm that such parts are free from defect, structural or otherwise. We have not determined whether any hazardous materials such as high alumina cement, calcium chloride, asbestos etc have been used in the construction. Our report is for the use of the party to whom it is addressed above and no responsibility is accepted under the Third Parties Act or for any third parties who use this report in whole or in part. We have not carried out a comprehensive test of any electrical, mechanical or drainage services. We therefore cannot confirm that they are operational and in good condition. If you wish us to arrange tests please advise. We have not carried out or arranged for specialists to undertake any reports, for example an environmental report or an audit report upon the property. We are therefore unable to advise whether any contaminated or other adverse environmental issues affect the site. This report does not constitute a Structural Survey (now known as a Building Survey). 28
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