Schedule of Condition

Transcription

1 Schedule of Property Address: Outlet Number: Document Reference: Red Lion 11 Lock View Lane Bletchley MK1 1BA N/A Document Date: 21st March 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company has carried out amendments to the document and ensures that all previous versions of the report are suitably superseded.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 Wednesday 21st March 2018 and, at the time of inspection the weather was dry and sunny 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 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 11 Lock View Lane. Our inspection was limited to those parts, which could be seen from ground level within the boundaries of the property and from the public highway or rights of way. The property was fully furnished at the time of our inspection and no removal of furniture or floor coverings was undertaken. In particular floor coverings were not removed or lifted at the edges and no inspection of any 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 The property is a traditional detached canal side public house comprising of multiple pitched roofs covered with clay tiles supported on solid brickwork walls with a part rendered and painted finish. Windows comprise of single glazed metal framed and timber framed casement windows and painted timber doors. Internally, ceilings are of lath and plaster and plasterboard construction with predominantly solid masonry walls finished with plaster and paint. The ground floor is of solid concrete construction and the upper floor is of suspended timber. Externally, there is a small paved and grassed beer garden to the right hand side and a tarmac finished car park to the rear. There is a detached garage building to the rear of the site along with two small brick built stores. B4. Accommodation Ground Floor - Main Bar Area, Ladies WC, Gents WC, Beer Cellar, Garden Lobby, Kitchen, Private WC First Floor - Bathroom, Kitchen, Lounge, 3 Bedrooms

8 C. Schedule of. Page 8 Item Sub Element Description Initial Inspection 1 Internal 1.1 Main Bar Area Photographs [ 2-18 ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Solid masonry walls and partitions with, timber panelling and paint decoration Floors Solid concrete floor, timber boarding, vinyl flooring, coir matwell, quarry tiles, ceramic tiling and carpet finishes Joinery Single glazed timber windows, single glazed metal framed windows, timber fire rated door, skirting boards, dado rail, timber bar and rear shelving and reported items fully decorated Miscellaneous Pendant light, feature wall lights, emergency light fitting, switches and sockets, fire alarm call point, smoke detector, PIR sensor, speakers, wall mounted TV, feature fire opening, built in bench seating with fabric covering and extractor fan. Satisfactory Satisfactory - scuffs and marks to decorations. Satisfactory - worn matwell, scratches to tiled floor adjacent bar, worn finish to timber floor and open joints, isolated wear to carpet. Satisfactory - cracked pane of glass to front window, scuffs and marks to decorations. Aged rear shelving units. Satisfactory condition although no formal test of these items have been undertaken by us. - bench seating fabric worn and torn in places. No 1 No 2 No 3 No 4 No 5

9 C. Schedule of. Page 9 Item Sub Element Description Initial Inspection 1.2 Ladies WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including glazed skylights Walls Solid masonry walls and partitions with, plaster finishes, paint decoration and ceramic tiling. Satisfactory - however cracked glass in both skylights. Plaster cracking at junction with walls. Satisfactory Floors Solid concrete floor and vinyl flooring. Satisfactory - soiled Joinery Timber non fire rated door and reported items fully decorated Miscellaneous Bulkhead light, spot light, emergency light fitting, fire alarm sounder, radiator, ceramic sink and toilet. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. - no lid to one toilet. 1.3 Gents WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including skylight Walls Solid masonry walls and partitions with, plaster finishes and ceramic tiling. Satisfactory - rusting bars to skylight window. Satisfactory - soiled decorations, isolated plaster cracks, soiled tiling Floors Solid concrete floor and ceramic tiling. Satisfactory - aged tiling, isolated cracked tiling adjacent urinals, grubby joints. No 1 No 2 No 3 No 4 No 5

10 C. Schedule of. Page 10 Item Sub Element Description Initial Inspection Joinery Single glazed timber windows, timber non fire rated door and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, fire alarm sounder, radiator, ceramic sink, toilet and slab urinal. Satisfactory - chipped paintwork to doors, lobby door does not close shut properly, binds on frame. Satisfactory condition although no formal test of these items have been undertaken by us. - soiled sink, cracked mastic and eroded pointing to urinals, old urinal cistern (possible asbestos material). 1.4 Toilet Lobby Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including skylight Walls Solid masonry walls and partitions with, plaster finishes, timber panelling and paint decoration Floors Solid concrete floor and carpet finishes Joinery Timber non fire rated door, timber fire rated door, glazed timber door, skirting boards, dado rail and reported items fully decorated Miscellaneous Bulkhead light, emergency light fitting, smoke detector and radiator. Satisfactory Satisfactory Satisfactory - wear to carpet. Satisfactory - scuffed decorations in places. 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 1.5 Garden Lobby Photographs [ ] Ceilings Man-made boarded ceiling and fully decorated including Walls Solid masonry walls and partitions with and paint decoration Floors Solid concrete floor, concrete paving slabs Joinery Single glazed timber windows, glazed timber door and reported items fully decorated. Satisfactory Satisfactory Satisfactory -soiled, eroded pointing to joints. Satisfactory - poor decorations to external door and isolated rot/damage to beading, broken glass side screen to internal door Miscellaneous Bulkhead light. Satisfactory condition although no formal test of these items have been undertaken by us. 1.6 Beer Cellar Photographs [ ] Ceilings Man-made boarded ceiling and fully decorated including Walls Solid masonry walls and partitions with, plaster finishes and paint decoration. Satisfactory - plaster repairs, yellowed decorations, board joint cracks. Satisfactory - yellowed decorations, soiled, isolated plaster damage to corner adjacent cupboard. No 1 No 2 No 3 No 4 No 5

12 C. Schedule of. Page 12 Item Sub Element Description Initial Inspection Floors Solid concrete floor and no floor coverings Joinery Timber fire rated door and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, smoke detector, cellar cooling equipment and Belfast sink. Satisfactory - pitting adjacent to beer barrels, isolated cross cracks. Satisfactory - require redecorating. Loose door handle to bar. Satisfactory condition although no formal test of these items have been undertaken by us. - damage to edge of sink and rusting legs. 1.7 Kitchen Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and partitions with ceramic tiling. Satisfactory Satisfactory Floors Solid concrete floor and ceramic tiling. Satisfactory - isolated cracked tiles Joinery Single glazed timber windows and reported items fully decorated Miscellaneous Fluorescent light, emergency light fitting, switches and sockets, electrical distribution board, smoke detector, extractor fan and steel sink. 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

13 C. Schedule of. Page 13 Item Sub Element Description Initial Inspection 1.8 Private WC Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and partitions with, lining paper and paint decoration. Satisfactory Satisfactory - paper peeling off walls due to dampness caused by suspected underground hot water pipe leak. Isolated hollow and cracked wall plaster Floors Solid concrete floor and vinyl flooring. Satisfactory - loose due to suspected underground hot water pipe leak Joinery Single glazed timber windows, timber non fire rated door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, radiator, ceramic sink and toilet. Satisfactory - redecoration required. Satisfactory condition although no formal test of these items have been undertaken by us. 1.9 Private Lobby Photographs [ ] Ceilings Plasterboard ceiling and fully decorated including skylight Walls Solid masonry walls and partitions with, plaster finishes and paint decoration. Satisfactory - requires redecoration. Broken glass to skylight. Satisfactory - requires redecoration, plaster damage at low level. No 1 No 2 No 3 No 4 No 5

14 C. Schedule of. Page 14 Item Sub Element Description Initial Inspection Floors Solid concrete floor, vinyl flooring and carpet finishes Joinery Timber fire rated door, glazed timber door, skirting boards and reported items fully decorated Miscellaneous Rose light fitting, emergency light fitting, power sockets, light switch, fire alarm control panel, fire alarm call point, smoke detector and radiator. Satisfactory - worn carpet and vinyl. Satisfactory - require redecoration. Satisfactory condition although no formal test of these items have been undertaken by us FF Bathroom Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Mixed timber stud partitions and masonry walls with, lining paper, paint decoration and ceramic tiling Floors Suspended timber floor and vinyl flooring Joinery Single glazed timber windows, timber fire rated door, skirting boards and reported items fully decorated Miscellaneous Bulkhead light, radiator, ceramic sink, toilet and acrylic bath. Satisfactory - isolated patch repair. Satisfactory Satisfactory Satisfactory - require redecoration. 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 1.11 FF Front Right Bedroom Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Mixed timber stud partitions and masonry walls with, vinyl wall coverings 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 Rose light fitting, power sockets, light switch and radiator. Satisfactory - isolated peeling paper. Satisfactory Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Front Kitchen Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Mixed timber stud partitions and masonry walls with, vinyl wall coverings and paint decoration Floors Suspended timber floor and carpet finishes. Satisfactory - isolated peeling paper. 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 Single glazed timber windows, timber fire rated door, skirting boards and reported items fully decorated Miscellaneous Rose light fitting, power sockets, light switch, kitchen wall and base units, stainless steel sink and radiator. Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us. - missing wall unit door FF Front Lounge Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Masonry walls with, vinyl wall coverings and paint decoration Floors Suspended timber floor and laminate finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards and reported items fully decorated Miscellaneous Rose light fitting, power sockets, light switch, radiator and feature fire place. Satisfactory Satisfactory Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Front Left Bedroom Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper. Satisfactory - isolated hairline cracking. No 1 No 2 No 3 No 4 No 5

17 C. Schedule of. Page 17 Item Sub Element Description Initial Inspection Walls Masonry walls with, vinyl wall coverings 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 Rose light fitting, power sockets, light switch, radiator. Satisfactory Satisfactory Satisfactory Satisfactory condition although no formal test of these items have been undertaken by us FF Rear Left Room and Lobby Photographs [ ] Ceilings Lath and plaster ceiling, fully decorated including lining paper Walls Masonry and timber stud walls with, vinyl wall coverings and paint decoration Floors Suspended timber floor and carpet and laminate finishes Joinery Single glazed timber windows, timber fire rated door, skirting boards and reported items fully decorated Miscellaneous Rose light fitting, power sockets, light switch, radiator. Satisfactory - isolated hairline cracking. 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

18 C. Schedule of. Page 18 Item Sub Element Description Initial Inspection 1.16 Staircase & Landing Photographs [ ] Ceilings Plasterboard ceiling and fully decorated Walls Solid masonry walls and partitions with, plaster finishes and paint decoration Floors Suspended timber floor and no floor coverings Joinery Single glazed timber windows, timber fire rated door, glazed timber door, skirting boards and timber stairs with vertical baluster based guarding Miscellaneous Pendant light, emergency light fitting, switches and sockets, fire alarm call point, smoke detector and radiator. 2 External Satisfactory - requires redecoration. Satisfactory - requires redecoration. Satisfactory Satisfactory - in need of redecoration. Satisfactory condition although no formal test of these items have been undertaken by us Private Beer Cellar Yard Photographs [ ] Grounds Concrete hard standing, brick boundary walls, painted timber gates. Satisfactory - cross cracks to hard standing, spalled bricks below copings to wall, isolated debris. No 1 No 2 No 3 No 4 No 5

19 C. Schedule of. Page 19 Item Sub Element Description Initial Inspection 2.18 Rear Elevation Photographs [ , , ] Chimney Brick built chimney with clay pots and lead flashings Roof Multiple pitched roofs with, clay tile covering, clay ridge tiles and lead valley gutter Roof Multiple flat roofs with mineral felt covering Rainwater Goods Non painted, plastic gutters and plastic downpipes Walls Solid masonry wall with part render finishes Joinery Single glazed timber windows, glazed timber door and reported items fully decorated Miscellaneous Satellite dish, mixed external lighting, illuminated pub signage and security alarm sounder Outbuildings Masonry brick stores with a flat roof covered with mineral felt, plastic Satisfactory - aged leadwork, isolated eroded pointing, flaking decorations. Satisfactory - however aged roof coverings with various missing, broken and spalled tiles, eroded pointing to ridges, isolated moss cover. Satisfactory - aged lead flashings. Satisfactory - faded by sun, dip to centre at high level. Satisfactory - isolated eroded pointing to brickwork walls at low level, particularly below parapet wall. Satisfactory - redecoration required to windows and doors particularly. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory - patch repaired coping stone joints at roof No 1 No 2 No 3 No 4 No 5

20 C. Schedule of. Page 20 Item Sub Element Description Initial Inspection rainwater goods, painted timber doors, painted timber fascias Grounds Tarmac car park with timber panelled fencing Outbuildings Detached garage building comprising a pitched and hipped roof covered with clay tiles supported on masonry brickwork walls with plastic rainwater goods, a metal up ad over garage door, a single glazed painted timber window and painted timber fascias. level, isolated spalled bricks below coping stones, isolated areas of eroded pointing below copings. Satisfactory - worn space markings, isolated defective timber boundary fencing, tree debris, unkempt verges. Satisfactory - however isolated missing/broken roof tiles, cracked brickwork at low level to left side of garage door, eroded pointing to ridge tiles, deteriorating decorations to joinery, window and metal up and over door Right Elevation Photographs [ , ] Miscellaneous Illuminated pub signage, mixed external lighting, cigarette box Grounds Beer garden comprising of a patio area of concrete paving slabs and a grassed garden area with timber post and panelled fencing incorporating conifer trees Rainwater Goods Plastic gutters and downpipes. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory - isolated weed growth between paving joints, isolated uneven paving slabs, fencing in need of treatment/ redecoration, trees requiring some maintenance. Satisfactory No 1 No 2 No 3 No 4 No 5

21 C. Schedule of. Page 21 Item Sub Element Description Initial Inspection Joinery Single glazed painted timber and metal casements, painted timber glazed door. Satisfactory condition - in need of redecoration Walls Solid masonry with painted render. Satisfactory 2.20 Front Elevation Photographs [ ] Miscellaneous Illuminated pub signage, cigarette box, mixed external lighting, security alarm box, hanging basket brackets Chimney Brick built chimneys with clay pots and lead flashings Rainwater Goods Plastic gutters and metal downpipes with a meta hopper Walls Solid masonry walls with a part rendered and painted finish Joinery Single glazed metal framed and timber framed casement windows. Satisfactory condition although no formal test of these items have been undertaken by us. Satisfactory - isolated lichen growth to top of stack, aged lead flashings, isolated white staining Satisfactory Satisfactory - isolated soiled render, isolated old fixing holes and old white staining to brickwork walls. Satisfactory - soiled decorations Left Elevation Photographs [ ] Miscellaneous Illuminated pub signage, mixed external lighting, satelitte dish, 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 Roof Pitched roof covered with clay tiles and clay ridge tiles Rainwater Goods Plastic gutters and downpipes Walls Solid masonry and cavity brickwork with a part rendered and painted finish Joinery Single glazed timber framed windows, painted timber door, pair of painted timber gates. Satisfactory - isolated missing/broken tiles and isolated eroded pointing to ridge tiles. Satisfactory - isolated faded finish to guttering. Satisfactory - however isolated previous patch render repairs, isolated white staining to brickwork, isolated eroded pointing to brickwork. Satisfactory - isolated deteriorating decorations, particularly to windows, faded paintwork to entrance door. No 1 No 2 No 3 No 4 No 5

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55 E. Declaration of document publication. Page 55 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 21st March 2018

56 E. Declaration of document publication. Page 56 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: