Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: Sow & Pigs Cambridge Road Thundridge Ware SG12 0ST N/A Document Date: 17th August 2017 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 Thursday 17th August 2017 and, at the time of inspection the weather was dry with standing moisture 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 Cambridge Road. 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. No services were switched on and there was no access to cellar due to it being flooded or the external store due to it being locked. 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 of traditional construction comprising of multiple pitched roofs covered with natural slate and supported on solid masonry walls with rendered and painted finishes and painted timber cladding. The property has been extended to the left hand side and rear and these comprise of single storey structures with a mixture of pitched and flat roofs covered with artificial slate and mineral felt. Supporting walls are generally of cavity wall construction with part painted timber panelling and painted render in places. Windows are generally of single glazed painted timber casements with lead detailing with double glazed plastic framed casement windows to some first floor rooms. Doors are of painted timber with double glazed bi folding french doors to the single storey extension. Internally, ceilings are of a mixture of original lath and plaster and modern plasterboard construction finished with plaster and paint and paper and paint finishes. Walls are of solid masonry, studwork and lath and plaster construction finished with plaster, paint, paper and tiling. The ground floor is a mixture of solid construction and suspended timber construction with upper floors being of suspended timber only. Coverings are a mixture of carpet, vinyl, timber boarding, ceramic tiles and paving stones. To the rear of the property is a large car park area of tarmacadam alongside a concrete paved terrace/seating area with a timber covered pergola. There is also a detached store and a shed at the bottom of the site. B4. Accommodation Ground Floor - Right Hand Bar Area, Left Hand Dining Area, Right Hand Gents WC, Right Hand Ladies WC, Commercial Kitchen, Staff WC, Kitchen Store, Left Hand Bar Area, Left Hand Ladies WC, Left Hand Gents WC, Left Hand Disabled WC Basement -

8 B. Background Information. Page 8 Beer Cellar First Floor - 4 Rooms, Bathroom

9 C. Schedule of. Page 9 Item Sub Element Description Initial Inspection 1 Internal 1.1 Disabled WC Photographs [ 2-6 ] Ceilings Plasterboard ceiling and fully decorated Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Solid concrete floor and vinyl flooring Joinery Double glazed timber windows, panelled timber door Miscellaneous Bulkhead light, emergency light fitting, fire alarm sounder, radiator, extractor fan, ceramic sink and toilet. Satisfactory Satisfactory Satisfactory - poor mastic around toilet pan. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 1.2 Left Hand Gents WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling. Timber paneling. Satisfactory Satisfactory No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection Floors Solid concrete floor and ceramic tiling Joinery Double glazed timber windows, timber panel door, dado rail and reported items fully decorated Miscellaneous Spot light, emergency light fitting, smoke detector, radiator, ceramic sink, urinal and extractor fan. Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 1.3 Left Hand Ladies WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Mixed timber stud partitions and masonry walls with, plaster finishes, paint decoration and ceramic tiling. Timber paneling Floors Solid concrete floor and ceramic tiling Joinery Double glazed timber windows, timber panel door, dado rail and reported items fully decorated Miscellaneous Spot light, emergency light fitting, smoke detector, radiator, ceramic sink, toilets and extractor fan. Satisfactory 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

11 C. Schedule of. Page 11 Item Sub Element Description Initial Inspection 1.4 Extension Dining Room Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Mixed timber stud partitions and masonry walls with, plaster finishes, timber panelling and paint decoration Floors Suspended timber floor and timber boarding Joinery Double glazed timber windows, glazed timber door, skirting boards, dado rail and reported items fully decorated Miscellaneous Pendant light, feature wall lights, emergency light fitting, power sockets, smoke detector, fire alarm sounder, CCTV Camera and radiator. Satisfactory Satisfactory Satisfactory - deteriorating decorations to flooring. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 1.5 Left Hand Bar Area Photographs [ ] Ceilings Plasterboard ceiling and boarded ceiling and fully decorated including timber beams. Satisfactory - isolated board joint cracking, isolated soiling. 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 with, plaster finishes, timber panelling and paint decoration Floors Suspended timber floor and solid floor with timber boarding, carpet and stone flooring Joinery Single glazed timber windows, glazed timber door, bi fold doors, timber panel doors, skirting boards, dado rail and reported items fully decorated Miscellaneous Pendant light, feature wall lights, spotlights, emergency light fitting, power sockets, smoke detector, fire alarm sounder, CCTV Camera, feature fire opening and radiator. Satisfactory Satisfactory - deteriorating decorations to flooring. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. 1.6 Entrance Lobby Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and partitions with, plaster finishes, timber panelling, paint decoration and stain decoration. Satisfactory Satisfactory No 1 No 2 No 3 No 4 No 5

13 C. Schedule of. Page 13 Item Sub Element Description Initial Inspection Floors Solid concrete floor and carpet finishes Joinery Glazed timber door, skirting boards, dado rail and reported items fully decorated Miscellaneous Bulkhead light, spot light and emergency light fitting. Satisfactory Satisfactory - main entrance doors currently taken off for security door. Satisfactory condition although no formal test of these items have been undertaken by us. 1.7 Right Hand Bar Area Photographs [ ] Ceilings Lath and plaster ceiling and fully decorated including timber beams Walls Solid masonry walls and partitions with, plaster finishes, timber panelling and paint decoration Floors Suspended timber floor, timber boarding, ceramic tiling, vinyl flooring and carpet finishes Joinery Single glazed timber windows, mixed fire rated and non fire rated timber doors, timber panel door, glazed timber door, timber bar and back shelving, skirting boards and reported items fully decorated. Satisfactory - however defective decorations and staining adjacent to front entrance door, hairline cracking. Satisfactory - staining and damp to wall adjacent to far right hand front door. Satisfactory - deteriorating decorations to timber flooring, heavily worn carpet to kitchen door. Satisfactory - deteriorating decorations to bar. No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection Miscellaneous Bulkhead light, spot light, feature wall lights, emergency light fitting, power sockets, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, CCTV Camera, radiator and steel sink. Satisfactory condition although no formal test of these items have been undertaken by us. - steel sink counter is bowing and taps operator missing to left sink. 1.8 Right Hand Gents WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Solid concrete floor and ceramic tiling Joinery Double glazed timber windows, timber panel door, dado rail and reported items fully decorated Miscellaneous Spot light, bulkhead light, emergency light fitting, radiator, ceramic sink, toilet, urinals and extractor fan. Satisfactory 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 1.9 Right Hand Ladies WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls with, plaster finishes, paint decoration and ceramic tiling Floors Solid concrete floor and ceramic tiling Joinery Single glazed timber windows, timber panel door, dado rail and reported items fully decorated Miscellaneous Spot light, bulkhead light, emergency light fitting, radiator, ceramic sink, toilet and extractor fan. Satisfactory - hairline cracking. Satisfactory Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us Toilet lobby Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and partitions with, plaster finishes, timber panelling and paint decoration Floors Solid concrete floor and ceramic tiling. Satisfactory Satisfactory Satisfactory No 1 No 2 No 3 No 4 No 5

16 C. Schedule of. Page 16 Item Sub Element Description Initial Inspection Joinery Timber panel door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting and smoke detector. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us Commercial Kitchen Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and partitions with, plaster finishes, metal cladding and paint decoration Floors Solid concrete floor and vinyl flooring Joinery Single glazed timber windows, timber fire rated door and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, power sockets, light switch, electrical distribution board, fire alarm call point, smoke detector, fire alarm sounder, commercial kitchen air Satisfactory - soiled with grease. Satisfactory - poor decorations in places following removal of fittings. Damaged wall at low level adjacent sink. Satisfactory - open joints, isolated burn marks, section of floor boarded, loose coving in places. Satisfactory - fire door does not close shut properly and requires adjustment. 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 extract equipment and steel sink Staff WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and partitions with, plaster finishes, paint decoration and ceramic tiling Floors Solid concrete floor and vinyl flooring Joinery Timber non fire rated door and skirting boards Miscellaneous Bulkhead light, radiator, extractor fan, ceramic sink and toilet. Satisfactory Satisfactory Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us Kitchen wash up Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including concrete soffit Walls Mixed timber stud partitions and masonry walls with, plaster finishes, metal cladding and paint decoration. Satisfactory Satisfactory - deteriorating decorations. 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 vinyl flooring Joinery Single glazed timber windows, skirting boards and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, power sockets and light switch. Satisfactory - however newer vinyl laid over aged vinyl. Satisfactory - glass cracked due to installation of extract fan. Satisfactory condition although no formal test of these items have been undertaken by us Private Corridor Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Mixed timber stud partitions and masonry walls with, plaster finishes, vinyl wall coverings and paint decoration Floors Suspended timber floor and vinyl flooring Joinery Mixed fire rated and non fire rated timber doors, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, fluorescent light, emergency light fitting, light switch, smoke detector, fire Satisfactory - bulging and damaged ceiling adjacent to bar door. 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

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection alarm sounder and CCTV Camera FF Front Right Room Photographs [ ] Ceilings Plasterboard ceiling, fully decorated including purlins and lining paper Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration Floors Suspended timber floor and vinyl flooring Joinery Double glazed plastic framed windows, timber panel door, skirting boards and reported items partially decorated Miscellaneous Pendant light, power sockets, light switch, hot water cylinder and radiator. Satisfactory Satisfactory Satisfactory - generally uneven and creaky. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Front Centre Right Room Photographs [ ] Ceilings Unknown manmade boarded ceiling, fully decorated including artex. Satisfactory No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Initial Inspection Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration Floors Suspended timber floor and vinyl flooring Joinery Single glazed timber framed windows, timber panel door, plain timber door, skirting boards and reported items partially decorated Miscellaneous Pendant light, power sockets, light switch, and radiator. Satisfactory Satisfactory - generally uneven and creaky. Satisfactory -isolated deteriorating decorations to window. Satisfactory condition although no formal test of these items have been undertaken by us Rear Bathroom Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Mixed timber stud partitions and masonry walls with and ceramic tiling Floors Suspended timber floor and vinyl flooring Joinery Double glazed plastic framed windows, timber non fire rated Satisfactory - isolated damage and loose paper over shower. Satisfactory Satisfactory Satisfactory -broken handle to window. No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Initial Inspection door and reported items partially decorated Miscellaneous Bulkhead light, radiator, ceramic sink, toilet, shower tray, glass surround and electric shower. Satisfactory condition although no formal test of these items have been undertaken by us Rear bedroom Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration Floors Suspended timber floor and vinyl flooring Joinery Double glazed plastic framed windows, plain timber door, skirting boards and reported items partially decorated Miscellaneous Bulkhead light, power sockets, light switch, Satisfactory -isolated staining adjacent chimney breast. Satisfactory - damp affecting chimney breast. Satisfactory - generally uneven and creaky. 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

22 C. Schedule of. Page 22 Item Sub Element Description Initial Inspection 1.19 FF Front Centre Left Bedroom Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including rafters and beams Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration Floors Suspended timber floor and vinyl flooring Joinery Single glazed timber framed windows, plain timber door, skirting boards, built in timber cupboards and reported items fully decorated Miscellaneous Bulkhead light, power sockets, light switch, radiator. Satisfactory -isolated staining in built in cupboard. Satisfactory Satisfactory - generally uneven and creaky. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Front Left Bedroom Photographs [ ] Ceilings Plastered ceiling, fully decorated Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration. Satisfactory -isolated staining and cracking. Satisfactory - isolated stains to gable end wall. No 1 No 2 No 3 No 4 No 5

23 C. Schedule of. Page 23 Item Sub Element Description Initial Inspection Floors Suspended timber floor and vinyl flooring Joinery Single glazed timber framed windows, plain timber door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, power sockets, light switch, radiator. Satisfactory - generally uneven and creaky. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Hallway and Staircase Photographs [ ] Ceilings Lath and plastered ceiling, fully decorated with lining paper Walls Mixed timber stud partitions and masonry walls with, lining paper and paint decoration Floors Suspended timber floor and vinyl flooring with carpet Joinery Plain timber door, skirting boards and reported items fully decorated Miscellaneous Rose light, fitting power sockets, light switch, radiator, break glass point, smoke detector, fire alarm sounder, thermostat. Satisfactory Satisfactory - hole in wall for dryer ventilation. Satisfactory - generally uneven and creaky. 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

24 C. Schedule of. Page 24 Item Sub Element Description Initial Inspection 2 External 2.22 Rear elevation Photographs [ 7-36 ] Walls Solid masonry wall with, cavity masonry wall with, render finishes and timber cladding Joinery Single glazed timber windows, double glazed timber windows, glazed timber door timer fascia and soffit and reported items fully decorated Miscellaneous CCTV camera, mixed external lighting and security alarm sounder Chimney Brick built chimney with clay pots Roof Multiple pitched roofs with, natural slate covering, artificial slate covering, lead covered ridge detail and lead flashings Rainwater Goods Non painted, plastic gutters, plastic downpipes and with, direct connections to surface water drainage. Satisfactory - cracked paintwork and possible rot to timber cladding at first floor level, raking cracking below single storey window adjacent rear entrance. Satisfactory -however poor decorations to kitchen windows generally behind fencing. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory - cracked pot to right stack, isolated spalled brickwork to top of right stack. Satisfactory - however isolated damaged and loose slates to main roof, isolated tingles. Satisfactory No 1 No 2 No 3 No 4 No 5

25 C. Schedule of. Page 25 Item Sub Element Description Initial Inspection Grounds Rear tarmac car park with concrete paved patio seating area including timber covered structure with timber post any rail and palisade fencing. Detached store with slate roof, rendered brick walls and timber doors. Satisfactory - worn space markings, weeds to patio, poor decorations to fencing including to private yard, isolated damaged fencing to right side. Missing fencing at bottom of garden. Isolated slipped slates to store roof and roof generally convered with moss, 2 missing ridge tiles Rear Elevation Photographs [ 139 ] Roof Flat roof with mineral felt. Satisfactory 2.24 Right elevation Photographs [ ] Chimney Brick built chimney with clay pots Walls Solid masonry wall with, cavity masonry wall with timber cladding Joinery Single glazed timber windows, double glazed plastic framed windows and reported items partially decorated. Satisfactory Satisfactory - in need of decoration. Satisfactory Miscellaneous Illuminated pub signage. Satisfactory condition although no formal test of these items have been undertaken by us. No 1 No 2 No 3 No 4 No 5

26 C. Schedule of. Page 26 Item Sub Element Description Initial Inspection 2.25 Front elevation Photographs [ ] Chimney Brick built chimney with clay pots Roof Multiple pitched roofs with, natural slate covering and lead covered ridge detail Rainwater Goods Painted, plastic gutters, plastic downpipes and with, direct connections to surface water drainage Walls Solid masonry wall with, render finishes and timber cladding Joinery Single glazed timber windows, glazed timber door and reported items fully decorated Miscellaneous Mixed external lighting and illuminated pub signage. Satisfactory - one cracked pot as previously noted. Satisfactory Satisfactory Satisfactory - previous repointing repair, mismatched cladding decorations, staining to brickwork at low level. Satisfactory - deteriorating decorations. Satisfactory condition although no formal test of these items have been undertaken by us Left elevation Photographs [ ] Chimney Brick built chimney with clay pots Roof Multiple pitched roofs with artificial slate covering. Satisfactory - one cracked pot as before. Satisfactory - where seen. No 1 No 2 No 3 No 4 No 5

27 C. Schedule of. Page 27 Item Sub Element Description Initial Inspection Rainwater Goods Plastic hopper heads, plastic downpipes and with, direct connections to surface water drainage Walls Cavity masonry wall with timber cladding Joinery Double glazed timber windows and reported items fully decorated Miscellaneous CCTV camera and illuminated pub signage. Satisfactory Satisfactory Satisfactory - 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

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58 E. Declaration of document publication. Page 58 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 17th August 2017

59 E. Declaration of document publication. Page 59 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: