SCHEDULE OF CONDITION

Transcription

1 SCHEDULE OF CONDITION Of a Large Industrial Unit in Norfolk FOR Mr B Prepared by: INDEPENDENT CHARTERED SURVEYORS Marketing by:

2 CONTENTS SCHEDULE OF CONDITION Elevations page 4 Internal Areas page 19 WORKSHOPS OFFICE/STORAGE AREAS GUILLOTINE SHED Other Matters page 40 FIRE REGULATIONS DISABILITY AND DISCRIMINATIONS ACT ASBESTOS REGISTER Limitations page 42 Signature Document page 43 2

3 Address: Industrial Unit, Norfolk Prospective Tenant: Repairing Covenant, Redecorating Covenant, Reinstatement and Statutory Regulation Covenant Yield Up Clause: Mr B 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. Photographs: We typically take approximately 300 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 by phone or otherwise with Local Authorities or other statutory bodies. The Schedule of Condition is to be read in conjunction with the Property Report. 3

4 ELEVATIONS All directions given as you face the property. Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants. 4

5 FRONT ELEVATION Roofs: Shallow pitched asbestos roof Ensure there is an up to date asbestos report and test to ensure there is a safe working environment. Note; we have not inspected these roofs; we are not asbestos surveyors. Walls: Stretcher bond in a silicon brick in a cement mortar Various cracks. For example, cracking around the EG Reeves and Son Ltd sign. Vertical cracking at ground floor level Repair, prepare and redecorate. Portal Structural frame within not visible externally 5

6 Fascias and Soffits: Timber fascias Paint flaking to timber fascia board Repair, prepare and redecorate. Asbestos soffits Windows: Plastic double glazed windows without trickle vents Staining and unsecured units to the asbestos soffit board Marked Repair, prepare and redecorate Clean 6

7 LEFT HAND SIDE ELEVATION Roofs: Shallow pitched asbestos roof Some areas were damaged; we are advised that there is an asbestos register. Ensure there is an up to date asbestos report and test to ensure there is a safe working environment. Note; we have not inspected these roofs; we are not asbestos surveyors. Gutters and Downpipes: Deep flow plastic gutters and downpipe in grey Missing gutter Damage and dampness from roof and lack of guttering Gutters missing and damp staining Gutters missing, damp staining on wall Repair and make watertight Clean gutters. Ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. 7

8 Walls: Stretcher bond in a silicon brick in a cement mortar Metal portal frame within not visible externally Impact damage, cracking Pattern staining to brickwork at high level where there is no guttering between roller shutter doors Repair, prepare and repoint It may need some form of mechanical fixings such as the generic Helifix Impact damage around roller shutter door one Various areas of impact damage Vertical cracking approx 2m in length and 1.5m in length to left hand side of the roller shutter door one. Hairline vertical crack of approx 1.5m below middle window Window to left of roller shutter door has movement above the window sill in the form of horizontal and vertical cracking to roof level. Plants growing to base of property and moss indicating rainwater/surface water is directed towards the property. Vertical cracking over staff entrance door Water dampness against the wall 8

9 Fascias and Soffits: Timber fascias white painted Asbestos soffits Fascia board missing in middle area and end area Replace and repair where presently in place Windows: Five timber windows Timber door giving access to staff facilities Plastic double glazed windows without trickle vents Window beside roller shutter door number two is boarded over with signs of wet rot to window sill; adjacent window has Georgian wired polish plate which is cracked and signs of wet rot to window sill. Remove boarding, make good Georgian wired polish plate and splice out wet rot and repair and redecorate all windows.. Two roller shutter doors to full height of building Roller shutter door two 9

10 RIGHT HAND SIDE ELEVATION Roofs: Shallow pitched asbestos roof Gutters and Downpipes: Deep flow plastic gutters and downpipe in black and grey End cap missing. Ensure there is an up to date asbestos report and test to ensure there is a safe working environment. Note; we have not inspected these roofs; we are not asbestos surveyors. Ensure all gutters are watertight and falling towards the downpipe. Repair and secure as necessary, ensure downpipes are clear. Water staining visible indicating there are leaks to the jointing on the guttering. 10

11 Walls: Majority in silicon brick and partly in engineering brick in stretcher bond on structural frame Bridged damp proof course Prepare, repair and repoint. It may need some form of mechanical fixings such as the generic Helifix Raking crack Vertical crack Fascias and Soffits: Timber fascia painted black Windows: Double glazed windows to office area without trickle vents Raking crack Larger raking and vertical cracks adjacent to the workshop area and to the window area and there looks to have been some rebuilding and some have been repointed over the years Dampness visible at ground floor level Two fan covers missing Raking crack Repair, prepare and redecorate. Replace Seven timber windows Broken glazing, some boarded over and some showing signs of wet rot. Remove boarding, make good Georgian wired polish plate and splice out wet rot and repair and redecorate all windows. 11

12 REAR ELEVATION Roofs: Shallow pitched asbestos roof Ensure there is an up to date asbestos report and test to ensure there is a safe working environment. Note; we have not inspected these roofs; we are not asbestos surveyors. 12

13 Walls: Asbestos cladding Damaged and deteriorating and starting to powder in some areas. Ensure there is an up to date asbestos report and test to ensure there is a safe working environment. Note; we have not inspected these roofs; we are not asbestos surveyors. Windows and Doors: Central roller shutter door Areas of damage to the asbestos, two reasonable sized holes in the asbestos Impact damage to top of roller shutter door area and general corrosion to the side Exposed areas of the structural frame Replace damaged items Damage to top of roller shutter door area Damage to side of roller shutter door area 13

14 GUILLOTINE SHED Front Elevation Roofs: Single pitched corrugated metal roof Not visible. Damaged to front Repair and make watertight. Note we have not seen the top of this roof. Walls: Structural frame metal frame Clad in two sheets of corrugated metal Damaged Unsecured structure Re-fix corrugated metal sheets. In all areas of rusting sheeting we would replace. Rusting and damaged, obscured by a skip. Holes in the unit and in parts coming away. 14

15 GUILLOTINE SHED Left Hand Side Roofs: Single pitched corrugated metal roof Walls: clad in corrugated metal Not visible. Deteriorating and rusting panels, especially to the base Repair and make watertight. Note we have not seen the top of this roof. Repair and make watertight Left hand side steel corroded right the way through Rusting panels 15

16 GUILLOTINE SHED Right Hand Side Roofs: Single pitched corrugated metal roof Walls: clad in corrugated metal Not visible. Indents to panels on right hand side corrugated vertical cladding is heavily damaged on four panels Repair and make watertight. Note we have not seen the top of this roof. Repair and make watertight Damage to canopy on right hand side 16

17 GUILLOTINE SHED Rear Elevation Roofs: Single pitched corrugated metal roof Walls: Clad in corrugated metal Not visible. Newer profile black metal sheet areas approx 2m in height, two sheets Repair and make watertight. Note we have not seen the top of this roof. Repair and make watertight 17

18 OUTSIDE YARD AREA Concrete access area Breaking up, particularly to the entrance. Repair Concrete breaking up 18

19 INTERNAL All directions given as you face the property. Under the terms of most Leases there is a redecoration covenant requiring redecoration on termination of the Lease we assume this will take place or appropriate agreed monetary compensation in lieu of this to the new tenants. WORKSHOPS/OFFICES 19

20 Rear workshop Ceilings: Asbestos An under cladding would be recommended to minimise fibres coming into the work space are and cleaning of the roof light areas. Ensure there is an up to date asbestos report and test to ensure there is a safe working environment. Note; we have not inspected these roofs; we are not asbestos surveyors. Walls: Right and left hand wall painted blockwork Staining and old fixing points. Various extract points no longer in use Repair, prepare and redecorate Areas of staining Old fixing points Left hand side holes that need filling 20

21 Rear metal framework wall with asbestos cladding Dirty and marked Metal in need of cleaning, rust stop agent and redecoration Front wall white painted blockwork Floors: Marks to rear wall Dirty and marked Repair, prepare and redecorate Concrete Marked Clean and/or repaint Joinery: Windows Five timber windows centrally hung to right hand wall Doors Bricked up door to right hand side Fire Exit Services: Lighting- with GRP rooflights, fluorescent lights and four cone lights Lighting not checked. Service record required Fire extinguishers don t have any indicator signs on them 21

22 Front workshop Ceilings: Shallow pitched asbestos roof An under cladding would be recommended to minimise fibres coming into the work space are and cleaning of the roof light areas. Ensure there is an up to date asbestos report and test to ensure there is a safe working environment. Note; we have not inspected these roofs; we are not asbestos surveyors. 22

23 Walls: Front wall mezzanine which is cantilevered approx third of the floor with a timber floor Painted blockwork Rear wall painted blockwork Marked on right hand side and dirty Thorough clean before redecoration. Repair, prepare and redecorate Marked and in need of redecoration Left hand wall Front wall Very dirty Heavily marked particularly around the staircase area. Repair, prepare and redecorate Repair, prepare and redecorate. Floors: Concrete Marked Clean and/or repaint Joinery: Windows Bricked up window Doors Fire Exit Metal steps to front section of the property Repair, prepare and redecorate. Services: See Services section Repainting of the stairway 23

24 Front Workshop Mezzanine on right hand Ceilings: Asbestos Paint is flaking to asbestos See comments with regard to asbestos. We recommend lining of the ceilings once the asbestos is encapsulated. Walls: Right hand wall - White painted blockwork hidden partly by files Rear wall metal frame system Needs redecoration Repair, prepare and redecorate. Left hand side metal shelving system that hides the wall Floors: Timber Stains and damage can be seen, general marks; the metal frame has not been painted fully. Timber painted wall areas seen were dusty and dirty and in need or clean and redecoration. Needs cleaning and redecoration. Clean and redecorate. 24

25 Joinery: Windows Doors Central door flush timber door Redecorate. Services: See Services section 25

26 Canteen Ceilings: Cladding Clean Walls: Floor to ceiling tiling on left hand wall, front and rear wall. To right hand side there are two electric cabinets and two flush painted doors. Floors: Concrete Cladding Crack between left hand wall and front wall. Make good and clean Repair, prepare and redecorate with a floor paint Joinery: Windows Paint deteriorating covering Clean Door flush painted Clean 26

27 Kitchen Equipment: Kitchen units Wash hand basin with ZIP water heater. Check water heater has been serviced recently. The catering equipment has not been inspected, as we are not expert in this area, you should seek expert advice. We have assumed that the catering equipment meets Local Authority approval and is appropriate for use. Services: See Services section Electric units to the rear Three water resistant lights Camera in right hand corner 27

28 Front Workshop Mezzanine Right hand side Open Storage Area Ceilings: Asbestos See previous comments Walls: Right hand side - blockwork Rear painted timber boarded Floors: Timber Open grid floor to front Metal handrail system Services: See Services section Old holes for vents and power points that need making safe and secure. Make safe and secure. Repair, prepare and redecorate. Clean and redecorate Clean and redecorate. 28

29 Storage office Ceilings: Plasterboard painted white Walls: Plaster walls to all sides painted magnolia Floors: Thermal vinyl floor Ingrained dirt. Clean or replace Joinery: Windows plastic windows Flush door with Georgian wire glazed vision panel Fire Exit Services: See Services section 29

30 Main Office Communal Entrance no responsibility Ceilings: Plastered ceiling Fluorescent light Walls: Marked Needs patch repair and redecoration. Plasterboard Partition Floors: Mat well Thermal plastic tile Worn floor tiling Carpet tiles on stairs Joinery: Windows Doors Dirty Unfinished studwork partition to the rear left hand side giving access to ladies and gents toilets Carpet worn and in need of cleaning/replacement Repair, prepare and redecorate. Clean and/or replace Clean and/or redecorate Clean and/or redecorate 30

31 Landing No responsibility Ceilings: Painted plaster Partly replastered, needs completing Repair, prepare and redecorate. Walls: Painted walls Partly replastered, needs completing Repair, prepare and redecorate. Floors: Carpets Central Mat Well with slight step in it. Clean and/or replace Joinery: Doors Clean 31

32 Sales office Ceilings: Painted plasterboard Walls: Painted walls lime green We couldn t see all the walls due to filing cabinets, etc. Floors: Carpet tiles Joinery: Plastic windows Clean Services: Toshiba cooling and heating air conditioning unit in centre Cat Two lighting 32

33 Reception/admin office Ceilings: Painted plaster Walls: Plasterboard painted lime green Floors: Floor tiles Marked Clean and/or replace Joinery: Windows plastic window, central opening, no trickle vents Doors Clean Clean Fire Exit Services: See Services section Wall mounted Toshiba cooling and heating air conditioning unit Wall mounted electric supply 33

34 Directors/Admin Office Ceilings: Plasterboard ceiling - painted Walls: Plasterboard painted lime green Floors: Floor tiles Joinery: Windows two plastic windows no trickle vents Doors Clean Clean Services: See Services section Four x Category Two lights Toshiba cooling and heating air conditioning unit 34

35 Corridor - Staff clothing area Ceilings: Plasterboard Walls: Left hand wall brick and blockwork Front, rear and right hand wall - painted blockwork Floors: Concrete Unfinished towards right hand side Unfinished Average Finish ceiling work, skim coat and redecorate Finish wall work, skim coat and redecorate Make good and redecorate Joinery: Entrance door Marked, Flooring that needs repair and a safety floor paint Clean and/or redecorate 35

36 Toilet Facilities Gentlemen s Toilets Ceilings: Painted. Repair, prepare and redecorate Walls: Tiled up to 1.5m Painted above tiles Deep clean and repoint Clean or redecorate Floors: Quarry Tiles Ingrained dirt Deep clean Sanitary Ware Three Urinals, Two WC Wash hand basins Deep clean Joinery: Windows Doors Clean Clean or redecorate Services: See Services section Two water resistant lights 36

37 Entrance lobby to toilets Ceilings: Plasterboard Unfinished with hole in it Finish ceiling, skim coat and paint Walls: Right hand wall plasterboard Rear wall blockwork Floors: Concrete Joinery: Unpainted Unpainted, hole on left hand side Finish walls, skim coat and paint Finish walls, skim coat and paint New vinyl flooring Door - flush Marked Clean, needs push and pull plate. 37

38 Guillotine shed Ceilings: Asbestos Would benefit form under cladding. Steels need to be primed and painted. Walls: Left hand side front I columns, circular middle and rear columns painted blue Corrugated at high level Metal sheets at lower level Rear profile metal sheets Rusting Unpainted Rusting Clean, prime and redecorate Right hand side - open Rusting to metal spall eye beam 38

39 Floors: Concrete Joinery: Windows Doors Clean or redecorate Clean Clean Fire Exit Services: See Services section 39

40 OTHER MATTERS SERVICES Electrics All electrics need to be tested by an NICEIC approved electrician or equivalent to Institute of Electrical Engineers (IEE) standard. Note our comments with regards to the lights and the extract system. Fuel Gas/Oil The respective safety standards to be applied and most full repairing and insuring leases require a test certificate. All services to Gas Safe Standard or equivalent. FIRE REGULATIONS Normally it is a requirement of any Lease or Tenancy agreement that current fire regulations are adhered to and that a service contract is in place. This is how the property should be left. ACTION REQUIRED: You should have a suitable Fire Safety Notice from the outgoing tenant/landlord. You should have a suitable Fire Safety Notice from the outgoing tenant/landlord. DISABILITY DISCRIMINATION ACT You should be aware that it is now a requirement to give reasonable access to the disabled and make reasonable amendments to the property as is necessary to accommodate them. It is a condition of all the leases that we have seen to meet this requirement. ACTION REQUIRED: You should ask to see if a report has been carried out in line with the Disabilities Act highlighting areas that can be improved or have been improved. 40

41 ASBESTOS REGISTER In a property of this age there may well be some asbestos. This was commonly used post war until it was banned only in the last ten or so years, although it is rumoured that it was still used after this point in time. It is now a requirement for any public building to have an asbestos register, indicating whether there is or is not asbestos and if so where it is. ACTION REQUIRED: An Asbestos Register should be provided by the outgoing tenant/landlord. You should note that work involving products containing asbestos is covered by Health and Safety legislation and you are recommended to seek the advice of the Local Authority Environmental Health Officer before proceeding with any such work. We are not asbestos surveyors. 41

42 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. Inspection Limited On the right hand side there was a van blocking part of it and also a storage container. The left hand side was obscured by stored items against the side of the building and to the rear there were stored items and gas bottles within a cage limiting viewing. This report does not constitute a Structural Survey (now known as a Building Survey). 42

43 Signature Document in Relation to an Industrial Unit in Norfolk Schedule of Condition This signature document represents page 43 and 44 of a 44 page Schedule of Condition relating to: An Industrial Unit in Norfolk as prepared by Chartered Surveyors You should ensure your Legal Advisor gets this document signed by the relevant parties and agreed prior to legal commitment to purchase. Delete/amend as you require. Lessees Representative We verify that this is a true and accurate record of the condition of: An Industrial Unit in Norfolk As inspected By Chartered Surveyors Signed:..... Dated: For and on Behalf of Chartered Surveyors 43

44 Lessee Mr B has seen and forwarded this document on by recorded delivery on.... to the owners/landlords or their legal representatives in relation to the proposed Lease. Signed:... Mr B Dated: Landlords Representative (delete as applicable) Print Name:.... for and on behalf of..... has inspected and read the Schedule of Condition for an on behalf of. and accepts that it is a true and accurate record. Signed: Dated:. For and on Behalf of:..... I have the authority to sign this document on behalf of the aforementioned company. 44